HomeMy WebLinkAboutReso 24-05 Dublin Fallon 580 GPA, PD REZ, DA, TMPAReso. No. 24-05, Item 6.1, Adopted 06/11/2024 Page 1 of 3
RESOLUTION NO. 24-05
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ADDENDUM TO THE EASTERN
DUBLIN SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT, GENERAL PLAN AND
EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS, AN AMENDMENT TO THE EXISTING
PLANNED DEVELOPMENT STAGE 1 DEVELOPMENT PLAN, A STAGE 2 DEVELOPMENT
PLAN FOR THE RESIDENTIAL USE, APPROVAL OF VESTING TENTATIVE MAP NOS.
8663, 8666, AND 8667 AND ADOPTION OF A DEVELOPMENT AGREEMENT RELATED TO
THE DUBLIN FALLON 580 PROJECT
(PLPA-2023-00033)
(APNS 905-0001-006-03, 985-0027-002, 985-0027-005, AND 985-0027-004)
WHEREAS, the Property Owner, GH PacVest LLC, is requesting approval of General Plan
and Eastern Dublin Specific Plan amendments, an amendment to the existing Planned
Development (PD) Zoning Stage 1 Development Plan, approval of a Stage 2 Development Plan
for the residential use, Vesting Tentative Map Nos. 8663, 8666, and 8667, and a Development
Agreement for the Dublin Fallon 580 Project.
WHEREAS, the proposed project would eliminate the Public/Semi-Public land use
designation and convert 42.6 acres designated Open Space to Parks/Public-Recreation, establish
development standards for the future development of 238 residential units and approximately
3,299,670 square feet of commercial/campus office use. The 192-acre site would be subdivided
into 11 parcels. These planning and implementing actions are collectively Dublin
Fallon 580 ; and
WHEREAS, the 192-acre site is located east of Fallon Road, north of I-580, and along the
future Dublin Boulevard Extension; and
WHEREAS, the existing General Plan and Eastern Dublin Specific Plan land use
designations are Medium High Density, General Commercial/Campus Office, Parks/Public
Recreation, Open Space, and Public Semi Public; and
WHEREAS, the Project site is located within Planned Development zoning district
Ordinance No. 32-05; and
WHEREAS, amendments to Planned Development Ordinance No. 32-05 for Fallon Village
are necessary for consistency with the proposed Stage 2 Development Plan; and
WHEREAS, the proposed Vesting Tentative Maps will allow for the orderly division of the
Dublin Fallon 580 Project Property into 11 parcels consistent with the City of Dublin General Plan
and Eastern Dublin Specific Plan; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, the prior CEQA analysis for the Project area includes: 1) the Eastern Dublin
General Plan Amendment and Specific Plan Environmental Impact Report (EIR) (1993); 2) the
Reso. No. 24-05, Item 6.1, Adopted 06/11/2024 Page 2 of 3
East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002);
and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three environmental
review documents are
WHEREAS, in compliance with CEQA, the City prepared a CEQA Addendum for the
WHEREAS,
potential environmental impacts of the Project, and concludes that the Project would not result
in any new significant impacts or substantially increase the severity of any significant impacts
identified in the EDSP EIRs and no other CEQA standards for supplemental review are met;
and
WHEREAS, a Staff Report, dated June 11, 2024, and incorporated herein by reference,
described and analyzed the Project, including the General Plan and Eastern Dublin Specific Plan
Amendments, Planned Development Zoning Stage 1 Development Plan Amendment and Stage
2 Development Plan, Development Agreement and Addendum; and
WHEREAS, on June 11, 2024, the Planning Commission held a properly noticed public
hearing on the Project, at which time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission considered the Addendum, the EDSP EIRs, all
above-referenced reports, recommendations, and testimony to evaluate the Project, and the
Planning Commission did further hear and consider all said reports, recommendations, and
testimony hereinabove as set forth before taking any action.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this Resolution.
BE IT FURTHER RESOLVED that pursuant to CEQA and the CEQA Guidelines, on the
basis of substantial evidence set forth in the record, including but not limited to, the EDSP EIRs,
the Addendum, and all related information presented to the Planning Commission, that the
environmental effects of the proposed Project were sufficiently analyzed and that an Addendum
is the appropriate environmental document for the proposed Project.
BE IT FURTHER RESOLVED that the Project will not result in any new significant impacts
or substantially increase the severity of any significant impacts identified in the previous CEQA
documents and no further environmental review under CEQA is required.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt a Resolution attached as Exhibit A adopting the Addendum to the EDSP EIRs and
General Plan and Eastern Dublin Specific Plan Amendments, based on the findings, as set forth
in Exhibit A.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt an Ordinance attached as Exhibit B adopting an amendment to the Zoning Map,
an amendment to an existing Planned Development Zoning Stage 1 Development Plan and Stage
2 Development Plan, based on findings, as set forth in Exhibit B.
Reso. No. 24-05, Item 6.1, Adopted 06/11/2024 Page 3 of 3
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council remove the Contemporary residential architectural style from the Stage 2 Development
Plan Architectural Design Guidelines, based on findings, as set forth in Exhibit B.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt a Resolution, attached as Exhibit C and incorporated herein by reference,
approving Vesting Tentative Map Nos. 8663, 8666, and 8667 based on the findings and conditions
of approval, as set forth in Exhibit C.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt an Ordinance attached as Exhibit D approving a Development Agreement between
the City of Dublin and GH PacVest LLC, based on findings, as set forth in Exhibit D.
PASSED, APPROVED, AND ADOPTED this 11th day of June, 2024 by the following vote:
AYES: Aini, Grier, Rashid, Tyler, Wright
NOES:
ABSENT: Thalblum
ABSTAIN:
ATTEST:
______________________________
Planning Commission Chair
___________________________________
Assistant Community Development Director
Attachment 2
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 1 of 11
RESOLUTION NO. xx-24
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING AN ADDENDUM TO THE EASTERN DUBLIN SPECIFIC PLAN
ENVIRONMENTAL IMPACT REPORTS AND GENERAL PLAN AND THE EASTERN DUBLIN
SPECIFIC PLAN AMENDMENTS TO ELIMINATE THE 2.5-ACRE PUBLIC/SEMI-PUBLIC
LAND USE DESIGNATION AND TO CONVERT APPROXIMATELY 42.6- ACRES OF OPEN
SPACE TO THE PARKS/PUBLIC RECREATION LAND USE DESIGNATION
(PLPA-2023-00033)
(APNS 985-0027-002-00, 905-0001-006-03, 985-0027-004-00, 985-0027-005-00)
WHEREAS, the Property Owner, GH PacVest LLC, is requesting approval of General Plan
and Eastern Dublin Specific Plan amendments, an amendment to the existing Planned
Development (PD) Zoning Stage 1 Development Plan, approval of a Stage 2 Development Plan
for the residential use, Vesting Tentative Map Nos. 8663, 8666, and 8667, and a Development
Agreement for the Dublin Fallon 580 Project.
WHEREAS, the proposed project would eliminate the Public/Semi-Public land use
designation and convert 42.6 acres designated Open Space to Parks/Public-Recreation, establish
development standards for the future development of 238 residential units and approximately
3,299,670 square feet of commercial/campus office use. The 192-acre site would be subdivided
into 11 parcels. These planning and implementing actions are collectively known as the “Dublin
Fallon 580 Project” or the “Project”; and
WHEREAS, the 192-acre site is located east of Fallon Road, north of I-580, and along the
future Dublin Boulevard Extension; and
WHEREAS, the existing General Plan and Eastern Dublin Specific Plan land use
designations are Medium High Density, General Commercial/Campus Office, Parks/Public
Recreation, Open Space, and Public Semi Public; and
WHEREAS, on September 5, 2023, the City Council approved the initiation of a General
Plan Amendment Study to evaluate 1) eliminating the “floating” 2.5-acre Public/Semi-Public land
use designation and 2) converting approximately 42.6 acres Open Space land use designation to
Parks/Public Recreation on the Project site; and
WHEREAS, the 2.5-acre Public/Semi-Public land use designation is an opportunity site
that would accommodate 74-lower income units subject to the “No Net Loss” provision in the
2023-2031 Housing Element;
WHEREAS, the Transit Center site, identified in the 2023-2031 Housing Element serves
as an alternative opportunity site to accommodate the 74 lower income units; and
WHEREAS, the conversion of approximately 42.6 acres to Parks/Public Recreation will
accommodate a future Natural Community Park and address the City’s parkland deficit; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures, require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 2 of 11
WHEREAS, prior CEQA analysis for the Project area includes: 1) the Eastern Dublin
General Plan Amendment and Specific Plan Environmental Impact Report (EIR) (1993), 2) the
East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002),
and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three environmental
review documents are referred to as the “EDSP EIRs;” and
WHEREAS, in compliance with CEQA, the City prepared a CEQA Addendum for the
Project (the “Addendum”), incorporated by reference. The Addendum reflects the City’s
independent judgment and analysis of the potential environmental impacts of the development
potential of the Project, and concludes that the Project would not result in any new significant
impacts or substantially increase the severity of any significant impacts identified in the EDSP
EIRs and no other CEQA standards for supplemental review are met; and
WHEREAS, consistent with Section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan Amendment. None of the contacted tribes requested a
consultation within the 90-day statutory consultation period and no further action is required
under section 65352.3; and
WHEREAS, on June 11, 2024, the Dublin Planning Commission held a properly noticed
public hearing to consider the proposed project, including the Addendum to the EDSP EIRs
referenced above, before taking action on the Project, and the Planning Commission did further
hear and consider all said reports, recommendations, and testimony hereinabove as set forth and
recommended approval by the City Council; and
WHEREAS, a Staff Report, dated _______, 2024, and incorporated herein by reference,
described and analyzed the Project for City Council including the following: 1) the General Plan
Amendment/ Easten Dublin Specific Plan Amendment, 2) the Planned Development Zoning
District with Stage 1 and Stage 2 Development Plan, 3) the Vesting Tentative Tract Maps, 4) a
Development Agreement, and 5) a CEQA Addendum; and
WHEREAS, the City Council held a properly noticed public hearing on the Project,
including 1) the proposed Addendum to the Eastern Dublin Specific Plan Environmental Impact
Report, 2) the General Plan Amendment/Eastern Dublin Specific Plan Amendment, 3) the
Planned Development Zoning with a Stage 1 Development Plan Amendment and Stage 2
Development Plan, 4) Vesting Tentative Tract Maps, and 5) a Development Agreement, on
________, 2024, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on _____, 2024 the City Council considered the Addendum and all above-
referenced reports, recommendations, and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this Resolution.
BE IT FURTHER RESOLVED that the City Council finds that the General Plan and Eastern
Dublin Specific Plan Amendments, as set forth below, are in the public interest, will promote
general health, safety and welfare, and that the General Plan as amended will remain internally
consistent. The proposed Project is consistent with the guiding and implementing policies of the
General Plan in each of the Elements and will allow for a mixed-use development consisting of
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 3 of 11
both residential and commercial/offices uses. The General Plan and Eastern Dublin Specific Plan
Amendments noted below will ensure that the implementation of the proposed Project is in
compliance with the General Plan and that each Element within the General Plan is internally
consistent.
NOW BE IT FURTHER RESOLVED that the City Council finds the elimination of the
Public/Semi Public land use is in accordance with Government Code Section 65863 (No Net
Loss):
A. The reduction is consistent with the adopted General Plan, including the Housing Element.
Consistent with Goal A and Policy 5 of the Housing Element, the City has forecasted for existing
and projected housing needs and developed a buffer, by identifying alternative sites within the
City, above household projections to meet existing and project needs. The Project would not
reduce the amount of low-income units because an alternative site has been identified. Transit
Center Site E-2 (APN 986-0034-012-00) is identified as an alternative site for the 74 low-income
units and is in close proximity to the Dublin/Pleasanton BART station and within walking or cycling
distance to places of employment, commerce, recreation, and services. The project would be in
conformance with the following Housing Element Goal and Policy:
Goal A: Expand housing choice and multi-modal transportation opportunities for existing and
future Dublin.
Policy A.5: Promote affordable housing opportunities adjacent to public transportation and
within walking or cycling distance to places of employment, commerce, recreation, and
services.
B. The remaining sites identified in the Housing Element are adequate to meet the requirements
of Section 65583.2 and to accommodate the jurisdiction’s share of the regional housing need
pursuant to Section 65584. The finding shall include a quantification of the remaining unmet
need for the jurisdiction’s share of the regional housing need at each income level and the
remaining capacity of sites identified in the housing element to accommodate that need by
income level.
While the 2023-2031 Housing Element allocated 74 low-income units on the Project site, the City
has identified an alternative site to relocate these units to accommodate the Total Regional
Housing Needs Allocation (RHNA). The City is in coordination with the Alameda County Surplus
Property Authority to support development on surplus property at the Dublin Transit Center. This
site, Transit Center Site E-2, has a surplus of units that can serve as an opportunity site to
accommodate these 74 units. The site has a General Plan land use designation of Campus
Office/High Density Residential and Planned Development Zoning that allows for Multi-Family
Residential Use with an average density of 66 units per acre. As identified in the Housing Element
Site Table D-9: City of Dublin 6th Cycle Housing Element Candidate Sites, Transit Center Site E-
2 (APN 986-0034-012-00) has a capacity of 493 units, of which 247 units are currently allocated
to lower income households and 246 units to above moderate households. As provided in the
table below, this alternative site can accommodate the 74 units and is adequate to meet the
requirements of Section 65583.2 and 6558 and is consistent with the City’s projected needs for
low-income households for the 2023-2031 Planning period.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 4 of 11
Alternative Site: Dublin Transit Center Site E-2
Site APN General Plan Acres Net
Potential
Units
Low-Income
Units
Mod-Income
Units
Above Mod-
Income units
986-0034-
012-00
Campus Office/High
Density Residential
7.5 493 321 0 172
BE IT FURTHER RESOLVED that the City Council herby adopts the following
amendments to the General Plan:
Figure 1-1 (Dublin General Plan Land Use Map) shall be amended to eliminate the 2.5-acre
Public/Semi Public land use designation and convert approximately 42.6 acres of Open Space
(OS) land use designation to Parks/Public Recreation (P/PR) for the project site as shown on the
proposed land use map and modifications to the footnote as shown below:
The location of the Public/Semi-Public sites on the East Ranch (formerly Croak) property of Fallon
Village will be determined at the time of the Stage 2 Development Plan approval. The size of the
sites will be 2.0 net acres on the East Ranch property.
Table 2.2 (Land Use Development Potential: Eastern Extended Planning Area) shall be amended
to reflect the change in land uses and shall read as follows:
Table 2 .2 | LAND USE DEVELOPMENT POTENTIAL: EASTERN EXTENDED PLANNING AREA
CLASSIFICATION ACRES INTENSITY UNITS FACTOR YIELD
RESIDENTIAL Acres Dwelling Units/Acre Dwelling
Units
Persons/ Dwelling Unit
Population
High Density 52 .94 25 .1+ 1,328+ 2 .99 3,971+
Campus Office/ High Density 13 .92 25 .1+ 715 2 .99 2,138
Medium-High Density 153 .61 14 .1-25 .0 2,165-3,840 2 .99 6,473-
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 5 of 11
11,482
Medium-High Density and Retail/ Office 0 14 .1-25 .0 0 2 .99 0
Medium Density 418 .1 6 .1-14 .0 2,550-5,853 2 .99 7,625-
17,500
Single Family 725 0 .9-6 .0 652-4,350 2 .99 1,949-
13,007
Estate Residential 30 .5 0 .01-0 .8 0-24 2 .99 0-72
Rural Residential/ Agriculture 329 .8 0 .01 3 2 .7 9
TOTAL: 1,723.87 7,413-
16,113+
22,165-
48,179+
COMMERCIAL Acres Floor Area Ratio (Gross)
Square Feet (millions) Square Feet/ Employee Jobs
General
Commercial
194 .85 .20- .60 1 .6-5 .0 510 3,328-9,985
General Commercial/ Campus Office
168 .57 .20- .80 1 .46-5 .87 385 3,814-
15,258
Mixed Use 0 .30-1 .00 0 490 0
Mixed Use 2/ Campus Office 22 .9 .45 max .45 260 1,731
Neighborhood Commercial 0 .25- .60 0 490 0
Industrial Park 56 .4 .35 max .86 590 1,458
Industrial Park/ Campus Office 0 .25- .35 0 425 0
Campus Office 123 .66 .25- .80 1 .35-4 .31 260 5,179-
16,574
Campus Office/ High Density 13 .921 .25- .80 .15- .49 260 583-1,866
Medical Campus 42 .88 .25- .80 .46-4 .49 260 1,796-5,747
Medical Campus/ Commercial 15 .85 .25- .80 .17- .41 510 338-812
TOTAL: 625.11 6.5-21.88 18,227-
53,431
PUBLIC/SEMI- PUBLIC/OPEN SPACE
Acres Floor Area Ratio (Gross)
Square Feet (millions) Square Feet/ Employee Jobs
Public/Semi-Public 96.96 .50 max 2 .11 590 3,579
Semi-Public 2 .09 .50 max .045 590 77
Acres Number
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 6 of 11
Parks/Public Recreation 250
Regional Parks 1.2 1
Open Space 656.96
Schools Acres Floor Area Ratio (Gross)
Square Feet (millions) Square Feet/ Employee Jobs
Elementary School 38 .50 max 1 .06 590 1,797
Middle School 27 .8 .50 max .61 590 1,034
High School 23 .46 .51 590 866
TOTAL: 1,098.97 5.87 7,445
Acres Dwelling
Units
Population Square Feet (millions) Jobs
GRAND TOTAL: 3,447.95 6,698-
15,398+
18,089-
41,578+
12.37-27.74 25,673-
60,876
1 Not included in Total as it is already accounted for under the Residential classification.
Figure 3-1 (Dublin General Plan Parks and Open Space Map) shall be amended to add the new
future park designation as shown on the proposed land use map.
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the Eastern Dublin Specific Plan:
Figure 4.1 (Land Use Map) shall be amended to remove the land use designation Public/Semi-
Public from the GH PacVest (formerly Chen) property as follows: Note: The Natural Community
Park shall be located on Parcel 4 and Parcel 6.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 7 of 11
Table 4.1 (Eastern Dublin Specific Plan Land Use Summary) shall be amended to reflect the
change in land area for Public/Semi Public, Parks, and Open Space and shall read as follows with
no modifications to the footnotes:
TABLE 4.1
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY
(Amendment Reso# 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09, 76-10,
55-12, 92-12, 210-12, 198-13, 159-14, 101-15, 165-15, 151-16, 85-21, 14-22, 133-
22, 136-22 and xx-24)
Land Use Description LAND AREA DENSITY YIELD
COMMERCIAL/INDUSTRIAL
General Commercial 252.55 acres .25-.35 FAR 2.746 MSF
General Commercial/Campus
Office****
160.37 acres .28-.60 FAR 4.191 MSF
Industrial Park* 61.3 acres .25-.28 FAR .747 MSF
Neighborhood Commercial 0 acres .30-.35 FAR .0 MSF
Mixed Use 0 acres .30-1.0 FAR .005 MSF
Mixed Use 2/Campus
Office****
25.33 acres .45 FAR .497 MSF
Campus Office 80.36 acres .35-.75 FAR 1.575 MSF
Campus Office/High Density 13.92 acres
(4)
.35-.75 FAR .265 MSF
Medical Campus 42.88 acres .25-.80 FAR .950 MSF
Medical Campus/Commercial 15.85 acres .25-.60 FAR .250 MSF
Subtotal 652.56 acres 11.226 MSF
RESIDENTIAL
High Density 55.54 acres 35 du/ac 1,943 du
Campus Office/High Density 13.92 acres 66 du/ac 715 du
Medium High Density 169.31 acres 20 du/ac 3,386 du
Medium Density** 505.41 acres
(1)
10 du/ac 5,054 du
Single Family*** 947.25 acres 4 du/ac 3,789 du (3)
Estate Residential 30.4 acres 0.13 du/ac 4 du
Rural Residential/Agric. 539.55 acres .01 du/ac 5 du
Mixed Use 0 acres 15du/ac 115 du
Subtotal 2,261.38
acres
15,011 du
PUBLIC/SEMI-PUBLIC
Public/Semi-Public 96.96 acres .24 FAR 1.01 MSF
Semi-Public 2.09 acres .25 FAR .03 MSF
Subtotal 99.05 acres 1.04 MSF
SCHOOLS
Elementary School 55.8 acres (2) 5 schools
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 8 of 11
Junior High School 21.3 acres 1 school
High School 23.46 acres 1 school
Subtotal 100.56 acres
PARKS AND OPEN SPACE
City Park 56.3 acres 1 park
Community Park 93.3 acres 3 parks
Neighborhood Park 50.9 acres 7 parks
Neighborhood Square 19.2 acres 7 parks
Natural Community Park 53.0 acres 2 parks
Subtotal 272.7 acres 20 parks
Open Space 641.46 acres
TOTAL LAND AREA 4,027.71
acres
Table 4.2 (Population and Employment Summary) shall be amended to read as follows to reflect
the change for Public/Semi Public with no modifications to the footnotes:
TABLE 4.2
EASTERN DUBLIN SPECIFIC PLAN
POPULATION AND EMPLOYMENT SUMMARY
(Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09, 76-10, 55-12, 92-
12, 210-12, 198-13, 159-14, 165-15, 151-16, 85-21,
14-22, 133-22 and 136-22 and xx-24)
Land Use
Designation
Developmen
t
Sq
Ft/Employees
Persons/du Populatio
n
Commercial
Industrial Park .747 MSF 590 1,266
General
Commercial/Campus
Office*
1.956 MSF 385 5,081
General Commercial 2.746 MSF 510 5,384
Neighborhood
Commercial
.0 MSF 490 0
Mixed Use** 0 MSF 490 0
Mixed Use 2/Campus
Office****
.497 MSF 260 1,910
Campus Office 1.840 MSF 260 7,077
Campus Office/High
Density
.265 MSF 260 1,019
Medical Campus .950 260 3,654
Medical Campus/
Commercial
.250 510 490
Public/Semi Public 1.01 MSF 590 1,711
Semi-Public 0.03 MSF 590 51
TOTAL: 10.291 MSF 27,577
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 9 of 11
Table 4.7 (Fallon Gateway Subarea Development Potential) shall be amended to reflect the
development potential for the General Commercial/Campus Office land use designation and shall
read as follows with modifications to the footnote as shown below:
Table 4.7
FALLON GATEWAY
SUBAREA DEVELOPMENT POTENTIAL1
Designation Acres Density Development
Potential
General Commercial 47.85 .25 FAR 521,087
General Commercial/Campus
Office
146.05 .28 - .60 FAR 1,781,343- 3,299,670
Medical Campus 42.88 .51 FAR 950,000
Industrial Park 61.3 .28 FAR 747,664
Total 298.08 --- 4,000,094 –
7,299,764
Natural Community Park 42.6 -- --
Open Space 2.28 -- --
Park/Open Space Total 44.88
1In 2006, the Fallon Village amendment expanded the Fallon Gateway Subarea to the west and
north to encompass the entire GH PacVest property (as the Dublin Blvd. alignment had shifted
north) except for the areas designated as Community Park and Medium High Density Residential.
Additionally, the areas of the GH PacVest, Righetti and Branaugh properties within the Livermore
Airport Protection Area (formerly the Industrial subarea) were added to the Fallon Gateway
Subarea. See Figure 4.2. Medical Campus 42.88 .51 FAR .950 msf
Table 4.9 (Fallon Village Center Subarea Development Potential) shall be amended to reflect the
change for the Medium-High Density designation and shall read as follows with no modifications
to the footnote as shown below:
Residential
High Density 1,943 du 2.99 5,810
Campus Office/High
Density
715 du 2.99 2,138
Medium High Density 3,386 du 2.99 10,124
Medium Density 5,054 du 2.99 15,111
Single Family***(1) 3,789 du 2.99 11,329
Estate Residential 4 du 2.99 12
Mixed Use** 0 2.99 0
Rural
Residential/Agric.
5 du 2.99 16,5
TOTAL: 14,896 44,539
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 10 of 11
Table 4.9
FALLON VILLAGE CENTER
SUBAREA DEVELOPMENT POTENTIAL
(Amended per Resolution No. 92-12, 165-15, 85-21 and xx-24)
Designation Acres Density Development Potential
Medium Density Residential 38.431 20 du/ac 384 du
Medium High Density Residential 13.33 20 du/ac 267 du
Residential Subtotal 52.13 -- 651 du
Neighborhood Square 2.0 -- 1 park
Community Park 13.5 -- 1 park
Open Space 3.6 -- --
Park/Open Space Total 1 community park
1 neighborhood
square
Public/Semi Public 5.7 --
Semi-Public 0 --
Total --- 651 du
Appendix 4 Land Use Summary by Land Owners “#21 GH PacVest (formerly Chen)”, “#23 GH
PacVest (formerly Chen)”, “#29 GH PacVest (formerly EBJ”), and “#30 GH PacVest (formerly
Pleasanton Ranch)” shall be amended to read as follows:
APPENDIX 4
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY BY LAND OWNERS
Owner/Land Use Category Acres Density Square Feet Units
#21 GH PACVEST
(FORMERLY CHEN)
Medium High Density
Residential 6.5 20 130
General Commercial / Campus
Office
90.74
0.6 2,371,580
Community Park 7.2
Natural Community Park 33.4
Open Space 2.28 -
Total 140.12 2,371,580 130
#22 GH PACVEST
(FORMERLY ANDERSON)
Medium-High Density
Residential 7.2 20 144
General Commercial / Campus
Office 34.01 0.6 888,885
Natural Community Park 9.19
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 11 of 11
Total 50.4 888,885 144
Owner/Land Use Category Acres Density Square Feet Units
#29 GH PACVEST
(FORMERLY EBJ Partners)
General Commercial / Campus
Office 1.1 0.6 28,750
Total 1.1 28,750
#30 GH PACVEST
(FORMERLY PLEASANTON
RANCH)
General Commercial / Campus
Office .4 0.6 10,454
Total .4 10,454
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the Eastern Dublin Specific Plan:
PASSED, APPROVED, AND ADOPTED this __ day of ___, 2024 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
Attachment 3
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 1 of 11
ORDINANCE NO. XX – 24
AMENDING THE ZONING MAP AND APPROVING AMENDMENTS TO THE PLANNED
DEVELOPMENT ZONING STAGE 1 PLANNED DEVELOPMENT PLAN ORDINANCE NO. 32-
05 AND A STAGE 2 DEVELOPMENT PLAN FOR 13.7-ACRES OF MEDIUM-HIGH DENSITY
RESIDENITAL FOR THE DUBLIN FALLON 580 PROJECT
PLPA-2023-00033
(APNs 985-0027-002-00, 905-0001-006-03, 985-0027-004-00, 985-0027-005-00)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Property Owner, GH PacVest LLC, is requesting approval of a Planned Development
Zoning Stage 1 Development Plan Amendment (Ordinance 32-05) and a Stage 2
Development Plan. The proposed project includes up to 238 residential units within 13.7
acres designated Medium High Density Residential, approximately 3,299,670 square feet of
commercial/office uses on 126 acres designated General Commercial/Campus Office.
Requested approvals include a General Plan and Eastern Dublin Specific Plan Amendment,
Planned Development Stage 1 Development Plan Amendment (Ordinance No. 32-05) and
a Stage 2 Development Plan for the residential parcels, Vesting Tentative Tract Map Nos.
8663, 8666, and 8667, and a Development Agreement. These planning and implementing
actions are collectively known as the “Dublin Fallon 580 Project” or the “Project;” and
B. The project site is approximately 126 acres generally bounded by Jordan Ranch and Francis
Ranch to the north, the vacant Righetti property to the east, Fallon Road to the west and
Interstate 580 (I‐580) to the south.
C. This Ordinance adopts an amendment to the Stage 1 Development Plan (Ordinance 32-05)
as it applies to the project area (APNs 985-0027-002-00, 905-0001-006-03, 985-0027-004-
00, 985-0027-005-00) and a Stage 2 Development Plan for 13.7-acres of Medium High
Density Residential within the Dublin Fallon 580 Project and located south of Jordan Ranch
and east and west of Croak Road (APNs 985-0027-002-00 and 905-0001-006-03).
E. This Ordinance shall supersede Ordinance No. 13-08, adopted by the City Council on March
18, 2008, for an amended Stage 1 Development Plan and Stage 2 Development Plan for the
7-acre residential portion of the GH PacVest property (formerly Anderson) located east of
Croak Road which, among other approvals established the regulations for the use,
development, improvement, and maintenance pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance (APN 905-0001-006-03).
F. The California Environmental Quality Act (CEQA) together with CEQA Guidelines and City
of Dublin CEQA Guidelines and Procedures require that certain project be reviewed for
environmental impacts and that environmental documents be prepared.
G. Prior CEQA analysis for the Project area includes: 1) the Eastern Dublin General Plan
Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1
Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village
Supplemental EIR (2005). Collectively, these three environmental review documents are
referred to as the “EDSP EIRs.” Pursuant to the requirements of the CEQA, the City prepared
an Addendum for the Project, which reflected the City’s independent judgment and analysis
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 2 of 11
of the potential environmental impacts of the Project, and concludes that the Project would
not result in any new significant impacts or substantially increase the severity of any
significant impacts identified in the EDSP EIRs and no other CEQA standards for
supplemental review are met.
G. Following a properly noticed public hearing on April 23, 2024, the Planning Commission
adopted Resolution No. 24-XX, recommending approval of the Addendum and the Dublin
Fallon 580 Project, and approve General Plan and Eastern Dublin Specific Plan
Amendments, Planned Development Zoning Stage 1 Development Plan Amendments and
a Stage 2 Development Plan, Vesting Tentative Tract Maps, and a Development Agreement
for the Dublin Fallon 580 Project, which Resolution is incorporated herein by reference and
available for review at City Hall during normal business hours.
H. A Staff Report dated _____________, 2024, and incorporated herein by reference,
described and analyzed the Project, including the Planned Development Zoning Stage 1
Development Plan Amendment and Stage 2 Development Plan, for the City Council.
I. The City Council considered the Addendum to the EDSP EIRs, and all above referenced
reports, recommendations, and testimony at a properly noticed public hearing prior to taking
action on the Project.
J. On ______, 2024, the City Council adopted Resolution No. xx-24 adopting the CEQA
Addendum and approving a General Plan and Eastern Dublin Specific Plan Amendment,
which Resolution is incorporated herein by reference and available for review at City Hall
during normal business hours.
SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
1. The proposed Planned Development Zoning District meets the purpose and intent of
Chapter 8.32 in that 1) it provides maximum flexibility and diversification in the development
of property; 2) maintains consistency with, and implement the provisions of, the Dublin
General Plan and the Eastern Dublin Specific Plan; 3) protects the integrity and character
of both residential and non-residential areas of the City; 4) encourages efficient use of land
for preservation of sensitive environmental areas such as open space areas and
topographic features; 5) provides for effective development of public facilities and services
for the site; 6) encourages use of design features to achieve development that is
compatible with the area; and 7) allows for creative and imaginative design that will
promote amenities beyond those expected in conventional developments.
2. Development under the Planned District Development would be harmonious and
compatible with existing and potential development in surrounding areas in that 1) the
proposed project is located within the Fallon Village Stage 1 Development Plan area which
has a mixed of residential, commercial and industrial areas; 2) the project’s residential area
will be consistent the planned residential projects, including Francis Ranch to the north and
medium density residential land use to the east and 3) the future industrial area to the east
are envisioned to be developed with similar and compatible uses.
Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows:
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 3 of 11
1. The proposed amendment would be harmonious and compatible with existing and potential
development in surrounding areas in that 1) the proposed project is located within the
Fallon Village Stage 1 Development Plan area which has a mixed of residential,
commercial and industrial areas; 2) the project’s residential area will be consistent the
planned residential projects, including Francis Ranch to the north and medium density
residential land use to the east; and 3) the future industrial area to the east are envisioned
to be developed with similar and compatible uses.
2. The subject site is physically suitable for the type, intensity of the zoning district being
proposed in that the proposed density and development standards in the proposed zoning
is consistent with the existing Stage 1 Development Plan and existing and proposed land
use designations in the General Plan and Eastern Dublin Specific Plan.
3. 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 and welfare in that
1) the proposed amendment addresses the planned design of the Dublin Boulevard
extension and provides for a FAR for general commercial/campus offices uses consistent
with the General Plan and Eastern Dublin Specific Plan and 2) the commercial/office area
to the east is envisioned to be developed with similar and compatible uses.
4. The proposed amendment is consistent with the Dublin General Plan and the Eastern
Dublin Specific Plan in that the proposed land uses are densities are consistent with land
use designations in the General Plan and Eastern Dublin Specific Plan as amended.
B. Pursuant to Ordinance No. 32-05 (Section 3.2.A.3), the City Council makes the following
findings regarding the amendments to the Stage 1 Development Plan as follows:
1. The proposed use and development is consistent with the General Plan, Eastern Dublin
Specific Plan and Zoning Ordinance.
2. The proposed development is consistent with Stage 1 and 2 design guidelines.
3. Appropriate transitions are developed between projects where an industrial use is
adjacent to a different use. These transitions can be created through careful design of
landscaping, consideration of the relationship of the uses to buildings on surrounding
sites, building and circulation layout, and setbacks.
4. The size, scale and intensity of development do not conflict with the character of the
district and adjacent land uses.
5. Adequate space, light, and air along with visual and acoustical privacy are provided.
6. No excessive noise, illumination, unsightliness, odor, smoke, and other objectionable
influences are generated.
7. On and off-site vehicular and pedestrian linkages and circulation are functional and
minimize barriers.
8. Streetscapes and parking lots are varied, create visual interest and are pedestrian
friendly.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 4 of 11
9. The development provides access to public transit and services.
10. Adequate on-site parking, including the ability to participate in shared parking, is
provided.
11. Where possible, certain elements should be coordinated and shared, including access
drives; internal circulation; perimeter open space and landscape buffers; service, loading,
and refuse locations; and drainage, detention, and water quality facilities.
SECTION 3. ZONING MAP AMENDMENT
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 property described below to a Planned Development Zoning
District:
Approximately 192-acres located south of Jordan Ranch, north of I-580, east of Fallon
Road, and just beyond Croak Road (APNs 985-0027-002-00, 905-0001-006-03, 985-0027-
004-00, 985-0027-005-00 (the “Property”)
A map of the rezoning area with a related Stage 2 Development Plan for the Medium- High Density
Residential is shown below:
SECTION 4. AMENDMENTS TO THE OF STAGE 1 DEVELOPMENT PLAN ORDINANCE NO.
32-05
Fallon Village Stage 1 Development Plan
On December 20, 2005, the City Council approved a Stage 1 Development Plan for the 1,134-
acre Fallon Village Project (Ordinance 32-05), pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. The Planned Development Stage 1 Development Plan for the Fallon Village Project
is amended as shown below. All other provisions of Ordinance 32-05 remain unchanged.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 5 of 11
1. Statement of Proposed Uses. The statement of proposed uses shall amend PD-Parks with
the addition of Natural Community Park as a permitted use and PD-Public/Semi-Public to
remove reference to the location of the Public/Semi-Public on the GH PacVest property within
the Fallon Village Center as follows:
PD-Park
Intent. Community and neighborhood open space and recreational area, both active and
passive.
Permitted Uses
Community Park
Neighborhood Park
Neighborhood Square
Natural Community Park
Recreational and educational facility
Trail staging area
Similar and related uses as determined by the Community Development Director
PD-Public/Semi-Public
Intent. Identifies areas where institutional or community facilities uses are anticipated. The
exact location of parcels with a Public/Semi-Public designation shall be determined at Stage
2. The Public/Semi-Public parcels on the Francis Ranch (formerly Croak/East Ranch)
properties (net 2.0-acres) shall be located within the Fallon Village Center.
2. Development Regulations. Amend Development Regulations for PD-General/Campus
Office, and PD-industrial Park projects in Fallon Village to reflect the mix of uses for the GH
PacVest property as follows., no other changes:
A. PD-General Commercial/Campus Office, and PD-Industrial Park
1. Development Standards
b. Each property owner shall develop their General Commercial/Campus Office parcel
with a mix of land uses consistent with the assumptions made in their respective traffic
studies as follows:
Property Traffic Study Traffic Assumption Summary
GH
PacVest
Dublin Fallon 580
Local
Transportation
Analysis dated
March 2024
(Kittelson)
ITE Land Use Unit
Amount
Weekday
ADT
Advanced
Manufacturing 2888.4 KSF 13,720
Hotel 314 rooms 2,509
Retail 100 KSF 3,701
Office 100 KSF 1,084
Righetti
Fallon Village
Traffic Study
dated August
2005
The Traffic Study assumed development
would consist of 70% commercial and 30%
office.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 6 of 11
This mix of commercial and office uses may be modified as long as the traffic impacts
for each parcel remain consistent with the assumptions made in the Traffic Study.
3. Stage 1 Site Plan. Amend the Stage 1 Site Plan Exhibit A to accurately reflect the changes
in the land use designations for Fallon Village, no other changes.
4. Stage 1 Design Guidelines. Please refer to Exhibit B except as follows: Retaining Walls (p.
56-58). Details on retaining walls for the GH PacVest Properties shall be as shown on the
approved tentative maps for the respective residential developments.
5. Site area, proposed densities. The Table in Section 5 (site area, proposed densities) of
Ordinance 32-05 is amended to reflect accurately reflect the changes to the land use
designations for Fallon Village (no changes to the footnotes):
Land Use Acreage Density
Single Family Residential 403.6 acres 0-6.0 units/acre
Medium Density Residential 60.1 acres 6.1-14.0 units/acre
Medium High Density
Residential
23.8 acres 14.1-25.0 units/acre
Rural
Residential/Agriculture
142.9 acres 1 unit/100 acres
Mixed Use 6.4 acres 0.3-1.00 FAR
General Commercial/
Campus Office
144.3 acres 0.20-0.80 FAR
Industrial Park 61.3 acres 0.35 / 0.40 FAR1
Community Park 18.3 acres --
Neighborhood Park 23.6 acres --
Neighborhood Square 8.0 acres --
Natural Community Park 42.6 acres --
Open Space 168.6 acres --
Elementary School 21.1 acres --
Semi-Public 4.1 acres 0.50 FAR
Public/Semi-Public 2.0 acres 0.50 FAR
1The maximum FAR for warehousing uses is 0.40 for the Branaugh Property only. For all other uses and parcels,
the maximum FAR is 0.35.
6. Phasing Plan. Amend the Phasing Plan Exhibit C to accurately reflect the land use
designations for Fallon Village, no other changes.
7. Master Neighborhood Landscaping Plan. Amend the Master Neighborhood Landscaping
Plan Exhibit D to accurately reflect the changes to land use designations for Fallon Village,
no other changes.
9. Master Infrastructure Plan. Amend the Master Neighborhood Landscaping Plan Exhibit F to
accurately reflect the changes to land use designation for Fallon Village, no other changes.
10. Street Sections. Please refer to Exhibit G except as follows: Street sections for GH PacVest
Properties shall be as shown on the approved tentative maps for the respective developments.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 7 of 11
SECTION 5. APPROVAL OF STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 2 Development Plan for the 13.7-acre portion of the GH PacVest area
(APNs 985-0027-002-00 and 905-0001-006-03), which is hereby approved. Any amendments to
the Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin
Municipal Code or its successors. This Stage 2 Development Plan supersedes and replaces
Ordinance 13-08 in its entirety.
Stage 2 Development Plan
The following is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. This Development Plan meets all the requirements of a Stage 2 Development Plan
and is adopted as part of the PD-Planned Development rezoning for the Dublin Fallon 580
Medium-High Density Residential (PLPA-2023-00033).
The PD-Planned Development District and this Stage 2 Development Plan provides flexibility to
encourage innovative development while ensuring that the goals, policies, and action programs
of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied.
1. Statement of compatibility with the Stage 1 Development Plan. The Dublin Fallon 580
Residential Stage 2 Development Plan is consistent with the Stage 1 Development Plan for
the Fallon Village Project area (Ordinance No. 32-05), as amended in Section 4 above.
2. Statement of Uses. Permitted, conditional, accessory and temporary uses are allowed as set
forth in the Stage 1 Planned Development for Fallon Village in Ordinance No. 32-05 as
amended, which is incorporated herein by reference.
3. Stage 2 Site Plan. The following Stage 2 Site Plan is conceptual. Final site design shall be
determined by the Site Development Review Permit.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 8 of 11
4. Site Area, Proposed Densities.
Land Use Size
(Gross
Acres)
Units Density
(du/ac)
Parcel 7 -Tract 8666
Medium-High Density
Residential
6.5 128 19.7
Parcel 8- Tract 8667
Medium-High Density
Residential
7.2 110 15.3
Total 13.7 238 17.4
5. Development Regulations.
Residential Development Standards
CRITERIA Medium High Density
Product Type
Attached Product, Townhome,
Condominium
Maximum Building Height(4)(12) 40'
Maximum Stories 3
Minimum Setbacks (1)(2)(4)(6)
Front setback- Porch/ Living to ROW 5'
Rear Setback- garage to back of curb P/L 3'
Rear setback-balcony/deck to back of curb P/L
(2nd/3rd story) 0.5’
Side setback- Bldg end to ROW or P/L 4’
Minimum Building Separation (2)(3)(4)
Bldg. to Bldg.- Paseo (Front) 18.5’
Bldg. to Bldg.- End 10’
Bldg. to Bldg.- Garage (Rear) 30’
Minimum Drive Aisle- with Aerial Fire Access 26’
Minimum Drive Aisle- No Aerial Fire Access 22’
Parking Spaces Required Per Home (11)
2 covered plus 1 guest parking
space for95% of the units.
Minimum Usable Private Open Space (SF) (7)
60 S.F of private outdoor balcony,
deck, patio space with 6’ minimum
dimension
Notes:
(1) Setbacks measured from property line or as otherwise noted.
(2) See following “Typical Plotting Concept” exhibits for graphic depiction of above standards
(3) Items such as, but not limited to air conditioning condensers, porches, chimneys, bay windows,
retaining walls less than 4' in height, media centers, etc. may encroach 2' into the required setback
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 9 of 11
of one side yard, provided a minimum of a 3' flat and level area is maintained for access around
the house.
(4) Setbacks are subject to Building Code requirements for access.
(5) Maximum height of a front yard courtyard wall shall be 30" maximum (solid wall) or 42" maximum
(transparent/fence)
(6) Patios / Private outdoor open space may encroach into the Front or Side Setback by up to 3’
(7) Retaining walls up to 4' high may be used to create a level usable area. Retaining walls in excess
of 4' to create usable area are subject to review and approval of the Community Development
Director. Retaining walls over 30" in height are subject to safety criteria as determined by the
Building Official.
(8) Curbside parking may be counted toward required number of guest spaces. 2 covered side-by-side
spots shall be provided. Tandem spaces may not be utilized to meet the parking requirement.
(9) Accessory Structure Setbacks will follow the City Dublin Zoning Ordinance, Chapter 8.40:
Accessory Structures and Uses Regulations
(10) A low wall (30" or less) may encroach into the site line area. No solid structure above 30" shall be
allowed; porch columns excluded.
(11) Adjustments to the parking requirements shall be subject to Dublin Municipal Code 8.76.05.
(12) Refer to Dublin Municipal Code Ch 8.36.110 for height exceptions.
Typical Plotting Concepts
6. Architectural Design Guidelines. Please refer to Exhibit A.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 10 of 11
7. Preliminary Landscape Plan. Please refer to Exhibit B.
8. Inclusionary Zoning Regulations. The project shall comply with the Inclusionary Zoning
Regulations (Chapter 8.68) for the provision of affordable housing unless otherwise defined
by the Development Agreement.
9. Public Art. The project shall comply with Public Art Program Contribution (Chapter 8.58) and
either make a contribution for or provide public art in accordance with the Dublin Municipal
Code.
10. Applicable Requirements of the Dublin Zoning Ordinance. Except as specifically provided
in this Stage 2 Development Plan and the Stage 1 Development Plan (Ordinance No. 32-05),
the use, development, improvement and maintenance of the Property shall be governed by
the provision of the Dublin Zoning Ordinance pursuant to 8.32.060C or its successor. The
closest comparable zoning district is as follows:
Residential:
R-M Multi-Family Residential District
General Commercial/Campus Office:
C-2 General Commercial District and M-P Industrial Park Zoning District, whichever is least
restrictive.
SECTION 5. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
SECTION 6. EFFECTIVE DATE
This Ordinance shall take effect thirty (30) days following its adoption.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this ___ day of
_______,2024 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
___________________________
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 11 of 11
City Clerk
DUBLIN FALLON 580
ARCHITECTURAL DESIGN GUIDELINES
DUBLIN, CA
FEBRUARY 2024
GH Pacvest, LLC
Attachment 4
22 Dublin Fallon 580 Design Guidelines
Dublin Fallon 580 Design Guidelines 33
Table of Contents
Introduction 4
Architectural Components 5
Architectural Styles 9
AA
BB
CC
44 Dublin Fallon 580 Design Guidelines
AA
Introduction
Purpose and Objective
The Architectural Guidelines provides the architecture framework for future development within Dublin Fallon 580 with
the goal of high-quality designed homes. These guidelines and the graphic representations contained herein are for
conceptual purposes only. Guidelines with the term “shall” are required and to be implemented; guidelines with the
term “should” are highly recommended. The Architectural Guidelines are organized into two sections: B. Architectural
Components, and C. Architectural Styles. These guidelines are to be used with the Development Standards for the
project, which dictate height, open space and setback requirements.
Exhibit 1.1: GH Pacvest Site Context Map N.T.S.
Dublin Fallon 580 Design Guidelines 55
BB
Architectural Components
The public realm architecture is comprised of building and design
components that include: Building Façades, Roofs and Roof Decks,
Garages, Architectural Details, and Materials and Colors. When
appropriately designed, these components can create visually interesting
streetscapes and human scale environments. This section of the
Architectural Design Guidelines covers architectural components and
addresses Universal Design and Accessory Dwelling Units.
Building Façades
Building Façades constitute all vertical sides of the building: front, sides,
and rear that, together with the roof, creates a building’s mass and scale.
A building’s mass and scale directly impact the overall streetscape of
a neighborhood. To encourage a pedestrian friendly environment and
visually interesting streetscape, the following guidelines are encouraged:
• Stagger wall planes in the horizontal and/or vertical plane, where
appropriate, to break up the elevation to avoid large building
massing.
• Provide projections and recesses in building elevations appropriate
to the architectural style to create shadow and depth.
• Use balconies to create plane breaks in the building elevations.
• Buildings shall be designed with “4-sided” architecture to create
high-quality homes that are human-scale and enhance the public
realm.
• Buildings shall be designed to differentiate a defined base, a middle
or body, and a top, cornice, or parapet cap as appropriate to the
building style.
Staggered wall planes
Use balconies to create plane breaks in the building elevations.
66 Dublin Fallon 580 Design Guidelines
Architectural Components BB
Roofs and Roof Decks
The building roof provides an important function to the home and to
shaping the skyline and a building’s overall form.
• Variation of roof forms are encouraged to allow for the creation of
an interesting roofscape and streetscape.
• Roof forms can include, but are not limited to, gable, shed, and
hip. Flat roofs may be allowed under the Contemporary and
Contemporary Spanish architectural styles, especially when roof
decks are part of the building design.
• Roof material and color shall complement the architectural style of
the home.
• Roof decks, if implemented, should be designed as an integral part
of the overall building design, consider solar panel requirements,
have adequate railings for safety and privacy, and offer adequate
private open space for residents.
Garages
Garages provide a sheltered space for vehicles and, when thoughtfully
placed and designed, will de-emphasize the vehicle and can add to the
articulation of the overall building form.
• Alley-load buildings with garage in the alley are encouraged to
promote a walkable pedestrian streetscape.
• Garage door recesses into surrounding wall planes, and/or with 2nd
floor above cantilevered are encouraged to help de-emphasize the
garage door.
• Garage door windowlites are allowed and should be appropriate to
the architectural style of the home.
• To soften alleyways with many garage doors, appropriate
landscaping (i.e. small hedges, climbing trellis, etc. ) in between
garage doors is encouraged.
Roof deck
Landscaping in between garage doors
Variation in roof forms
Dublin Fallon 580 Design Guidelines 77
BB Architectural Components
Architectural Details
The Architectural Details of a building help complete the design vision
and can mean the difference between a welcoming street scene with
appeal and one that may be non-inviting and bland. This section includes
guidelines for the following Architectural Details: entryways, windows and
doors, exterior lighting, gutters and down spouts, building addresses, and
mechanical equipment.
Entryways
• Entryways present the threshold between public and private spaces
and are a focal point to the building façade. The following elements
are encouraged to be used to articulate the entryway as a focal
point: Porch, Trellis, Portico, and Recessed Entryway.
• Where entryways face a paseo, there shall be a walkway, 4’ wide
minimum, connecting the entryway to the paseo.
• Where entryways face a street, there shall be a walkway, 4’ wide
minimum, connecting the entryway to the sidewalk.
Windows and Doors
• Window and door design and their trim elements shall be consistent
with the overall architectural style of the building.
• Window shutters, when used, shall be the same size and shape as
the window opening they appear to shutter.
• Window frames shall be appropriately colored to match or
complement the house or trim colors for each color scheme.
Exterior Lighting
• Exterior lighting shall adhere to standards and regulations in Dublin
Municipal Code 7.32.270: Building Security, Section (D) Lighting.
• All building-mounted and site lighting fixtures shall be fully shielded
and utilize colors and finishes to complement the building’s
architectural style.
Gutters and Downspouts
• Gutters and downspouts shall be integrated into the overall building
design in regards to location and color.
A walkway connecting the entryway to the paseo
Window designs and trim elements
Window shutters proportional to the window opening
88 Dublin Fallon 580 Design Guidelines
Architectural Components BB
Building Addresses
• Building address numbers should be of a clear typeface appropriate
to building style.
• Lighting and visibility of building addresses should adhere to the
regulations in Dublin Municipal Code 7.32.120: Address Illumination.
Mechanical Equipment
• Mechanical equipment located on the ground shall be screened
from view from the public to maintain a pedestrian friendly street
scene. Screening can be landscape and/or a fencing screen.
• Mechanical equipment located in cabinets and/or on the wall shall
be appropriately screened with doors that are integrated into the
overall building design and/or landscaping that will not obscure
access to the equipment per utility company standards.
• Any rooftop equipment shall be integrated into the overall building
design and screened from public views.
Materials and Colors
The Materials and Colors of a building have a direct impact on the
streetscape and overall neighborhood. The following guidelines are to be
referenced with the materials allowed for each architectural style.
• Materials and colors shall be of high-quality and durable, weather
well, and reflect the home’s architectural style.
• Material and color blocking shall not terminate at outside corners
and shall wrap to appropriate transition points of the building façade.
• Materials and colors at the base of buildings should continue to
where the building meets grade so the building is well seated into
the street, avoiding a “floating” look.
Universal Design
The proposed buildings will adhere to the Universal Design Guidelines as
outlined in Dublin Municipal Code Chapter 7.90: Universal Design.
Accessory Dwelling Units
Accessory Dwelling Units proposed in Dublin Fallon 580 will adhere
to the standards and regulations as outlined in Dublin Municipal Code
Chapter 8.80: Accessory Dwelling Unit Regulations.
Example of well screened Mechnical Equipment on ground level
Buildings facing across a street use different color schemes for street scene variation
Dublin Fallon 580 Design Guidelines 99
CC
Architectural Styles
The architectural styles of Dublin Fallon 580 draw from the project
site’s setting of rolling hills and its relationship to the surrounding area
and existing residential neighborhoods. The following five architectural
styles identified for Dublin Fallon 580 are a mixture of traditional and
contemporary styles offering variation.
• Traditional Farmhouse
• Modern Farmhouse
• Contemporary
• Contemporary Spanish
• Modern French Country
1010 Dublin Fallon 580 Design Guidelines
Architectural Styles CC
MINIMUM CHARACTERISTICS SUGGESTED ENHANCEMENTS
Roof Form
• Gable Roof Forms
• 3:12 to 8:12 Pitch
• 12” to 18” deep Eaves
• 6” to 12” deep Rakes
• Shed Accent Roofs
Roof Materials
• Dimensional Composition Shingle
Roofing and/or Standing Seam Metal
Roofing
Exterior Finish
• Board and Batten Siding
• Lap Siding with 6 to 8 inch Exposure
• Stucco Finish
• Brick or Stone Veneer
Windows and
Doors
• Single Hung and Casement Windows
• Accent Painted Entry Doors
• Panelized or Carriage House Sectional
Garage Doors
• Fixed Accent Windows
Trims and
Accents
• Wood trim, Fiber Cement Trim, and/or
High Density Foam with precast finish
or smooth stucco finish
• Wood Brackets or Kickers
• Wood Porch Posts
• Wood Railings
• Decorative false vents in gable ends
• Trim same color as adjacent body color
Traditional Farmhouse
Modern Farmhouse
Dublin Fallon 580 Design Guidelines
Architectural Styles
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MINIMUM CHARACTERISTICS SUGGESTED ENHANCEMENTS
Roof Form
• Gable Roof Forms
• 3:12 to 6:12 Pitch
• 6” to 12” deep Eaves
• 0” to 6” deep Rakes
• Shed Accent Roofs
Roof Materials
• Dimensional Composition Shingle
Roofing and/or Standing Seam Metal
Roofing
Exterior Finish
• Lap Siding
• Stucco Finish
• Board and Batten Accent Siding
• Brick and/or Stone Veneer
Windows and
Doors
• Single Hung and Casement Windows
• Accent Painted Entry Doors
• Panelized or carriage house sectional
Garage Doors
• Fixed Accent Windows
Trims and
Accents
• Wood trim, Fiber Cement Trim, and/or
High Density Foam with precast finish
or smooth stucco finish
• Wood brackets or Kickers
• Wood Porch Posts
• Metal Railings
• Metal Awnings over windows or doors
• Trim same color as adjacent body color
1212 Dublin Fallon 580 Design Guidelines
Architectural Styles CC
MINIMUM CHARACTERISTICS SUGGESTED ENHANCEMENTS
Roof Form
• One primary roof form
• Secondary roof forms, and/or dormers
smaller than primaryroof form
• Gable, Shed or Flat roofs
• 0”-18” Eaves
• 0”-18” Rakes
Roof Materials • Dimensional composition roof shingles
• Flat Concrete Roof Tiles • Standing Seam metal roof
Exterior Finish
• Horizontal Lap Siding with 4”-8”
exposure
• Horizontal or Vertical T&G Siding
• Metal siding
• Stucco, smooth or fine dash finish
• Brick or Stone Veneer
Windows and
Doors
• Single Hung Windows
• Casement Windows
• Slider Windows
• Square or Rectangular Windows
• Flat garage doors (no panels) or
rectangular recessed panels (no bevels
encouraged)
• Flush entry doors with no panels. Any
glazing to be square or rectangular
• Awning Accent Windows
Trims and
Accents
• Recessed windows or enhanced
window trims
• Rectangular, Square or Round columns
and pilasters – minimum of 4” width in
any direction
Contemporary
Dublin Fallon 580 Design Guidelines
Architectural Styles
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MINIMUM CHARACTERISTICS SUGGESTED ENHANCEMENTS
Roof Form • Gable Roof and/or Hipped Roof
• 4:12 - 6:12 Roof Pitches • Limited Flat Roof Areas
Roof Materials
• Clay or Concrete Roof Tiles, one of the
following shapes
• Barrel Roof Tile
• Flat Concrete
• S-shaped Concrete
• Standing Seam metal Accent Roof
Areas
Exterior Finish • Predominately Stucco
• Horizontal Lap Siding
• Tongue and Groove Siding
• Stone or Brick Veneer
• Tile Accents
Windows and
Doors
• Single Hung Windows
• Casement Windows
• Slider Windows
• Contemporary Paneled front doors (no
beveled panels)
• Flat garage doors (no panels) or
rectangular recessed panels (no bevels
encouraged)
• Fixed Accent Windows
• Solid, Flat Front Doors
Trims and
Accents
• Recessed windows or enhanced
window trims
• Metal Railings
• Wood Railings
• Decorative Metal Details
• False Tiles Vents
Contemporary Spanish
1414 Dublin Fallon 580 Design Guidelines
Architectural Styles CC
MINIMUM CHARACTERISTICS SUGGESTED ENHANCEMENTS
Roof Form • Gable Roof
• 4:12 - 7:12 Roof Pitches
• Hipped Roof accents, 4:12 - 7:12 roof
pitches
• Limited Flat Roof Areas
Roof Materials • Dimensional Roof Shingles and/or Flat
Concrete Tile
• Standing Seam Metal Accent Roof
Areas
Exterior Finish • Predominately Stucco
• Horizontal Lap Siding
• Tongue and Groove Siding
• Stone or Brick Veneer
Windows and
Doors
• Single Hung Windows
• Casement Windows
• Slider Windows
• Contemporary Paneled Front Doors (no
beveled panels)
• Flat garage doors (no panels) or
rectangular recessed panels (no bevels
encouraged)
• Fixed Accent Windows
• Solid, flat front doors
Trims and
Accents
• Recessed windows or enhanced
window trims
• Metal Railings
• Wood Railings
• Decorative Metal Details
• False tile vents
Modern French Country
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2
LANDSCAPE DESIGN GUIDELINES
CONCEPT
The Dublin Fallon 580 property comprises of 13.66 acres
designated for high-density multi-family residential
use (Parcels 7 and 8, depicted below with pedestrian
circulation and bicycle connections). The selection
and arrangement of materials, colors, and textures will
create a unified community aesthetic. The overarching
landscape theme will feature vibrant, blossoming
plant life, complemented by evergreen planting that
harmonizes with the architecture and encourages
pedestrian access and connectivity both within the
community and to neighboring areas.
Each entrance to the neighborhoods will have its
own enhanced character while still fitting in with the
surrounding community. The proposed landscaping
will contribute to a strong visual identity. Within the
residential community, the internal streets and sidewalks
will be adorned with various street trees, strategically
positioned to maximize solar exposure. Additionally, low-
growing flowering groundcover will enhance pedestrian
connections to the public sidewalks.
DESIGN PRINCIPLES
• Create an aesthetically pleasing site by carefully
selecting and arranging materials, colors, and textures
that harmonize with the natural open space.
• Offer outdoor amenities to residents, including shaded
paseos and outdoor seating areas.
• Promote a unified neighborhood identity through
distinctive entry branding and consistent site elements.
• Establish a cohesive and inviting atmosphere at
night by implementing street lighting throughout
the neighborhood, ensuring safety, aesthetics, and a
sense of continuity.
Pedestrian circulation
Parcel 8
7.16 Ac
Parcel 8
7.20 Ac
Parcel 7
6.50 Ac
Parcel 7
6.50 Ac
Bicycle/Pedestrian
Connection
Bicycle/Pedestrian
Connection
Pedestrian Routes on Primary Streets
with Sidewalks
Pedestrian Routes Through Paseos
3
DESIGN GUIDELINES
Dublin Fallon 580
Croak Road Hillside Condition
Scale: N.T.S.
STREETS AND ENTRIES
Neighborhood Streets
The neighborhood streets will be carefully designed
to create a well-organized layout that guides both
vehicles and pedestrians throughout the community.
Landscaping will be incorporated along the streets
to create an attractive street scene. Textured paving
materials like stamped asphalt, stamped concrete, or
pavers can be used in crosswalks to visually enhance the
pedestrian pathways.
The selection of street trees will be coordinated with
utilities and street lights to create a continuous canopy of
trees along the streets. Additional trees will be strategically
placed in irregular patterns, and screening trees will be
positioned near building ends to soften the architectural
features. A tiered approach will be employed, incorporating
low-growing groundcover, intermediate shrubs, and
background shrubs to provide a diverse landscape with
seasonal colors and textural contrast. Please refer to the
plant palette for suggested species and required sizes.
Neighborhood Entries
To emphasize the arrival and unique character of
the community, incorporate distinctive plantings or
monuments at entry points. Ensure that the design of
these features aligns with the architectural style of the
surroundings.
Croak Road
The sloped edge along Croak Road should continue the
character of the valley and have a natural and California
landscape. It should include grasses, native plants, trees
and low-lying groundcovers. The east side of Croak Road
is a gentle hillside, shown below.
Open Space Interface Roads
Streets along the open space should have a rural and
lightly landscaped edge that allows for views of the
valley. The opposite site should provide street trees and a
variety of planting.
Entry monument with thematic landscaping Street trees in parkway strips or front yard planting areas
4
LANDSCAPE DESIGN GUIDELINES
Landscaping between garage doors Neighborhood paseos
COMMON LANDSCAPE AREAS
Paseos
Paseos are designated pedestrian walkways within the
community, offering a pleasant and convenient means
of getting around without interference from vehicles. It
is essential to adorn the paseos with carefully selected
plantings that enhance the visual appeal and provide an
enjoyable walking experience. Additionally, incorporating
seating areas, fountains, or sculptures along the paseos
can further enhance the overall ambiance. The paseos
should seamlessly integrate into the overall design of the
residential development.
Alleyways
By strategically considering their placement and design,
garages can be integrated into the landscape in a way
that minimizes their visual prominence and enhances
the overall landscape experience. Introducing suitable
plantings such as small hedges or climbing trellises
between garage doors can soften the appearance of
alleyways.
To safeguard the landscaping from interference by
vehicles or pedestrians, raised planting surfaces,
depressed walkways, or curbs should be employed.
Concrete mow-strips should separate turf and shrub
areas, creating a connected network of pathways, and
incorporating focal elements along sight lines.
5
DESIGN GUIDELINES
Dublin Fallon 580
Pocket parks
POCKET PARKS
Pocket parks are small green spaces nestled into the
fabric of an urban neighborhood that provide public
space for social engagement, relaxation, and exercise.
Pocket parks typically feature seating opportunities,
aesthetic landscaping, and other amenities that improve
the physical and psychological well-being of local
residents. Pocket parks often fill irregularly shaped or
underutilized lots and can serve as focal points of activity
and interest for the surrounding population.
Pocket parks also offer convenient points of access for
emergency vehicles by connecting the inner community
zone to the external arterial roads. This is achieved
through the strategic placement of durable and weather-
resistant hardscape materials that can support heavy
vehicles, for example, a full-sized fire engine. Hardscape
treatments such as decorative pavers provide a unique
plaza experience for visitors while ensuring safety and
efficiency for emergency responders.
6
LANDSCAPE DESIGN GUIDELINES
Parcel 7
There is an opportunity for a pocket park within Parcel
7. This common green space would directly serve
the adjacent residential buildings and provide a key
connection to to the existing developement and park. In
addition to an open area for social gathering, the pocket
park would feature a pedestrian and bicycle connection
to the Neighborhood Square park to the north, a green
landscaped perimeter, and outdoor site elements such as
benches and lighting.
Parcel 8
There is an opportunity for a pocket park in the northern
area within Parcel 8. This common green space would
directly serve the adjacent 5-plex residential building and
provide a key connection to Central Parkway. In addition
to an open area for social gathering, the pocket park
would feature a pedestrian and bicycle connection to
East Ranch, a green landscaped perimeter, and outdoor
site elements such as benches and lighting.
There is an additional pocket park opportunity along
the western edge of Parcel 8 with frontage to Croak
Road. This area may potentially offer additional common
space and seating opportunities to improve quality of
life and community cohesion. This location could provide
direct pedestrian and bicycle access to the sidewalk
and supplement neighborhood connections to the
surrounding circulation network.
Parcel 8 pocket park opportunity areas
Parcel 7 pocket park opportunity area
Pocket Park with
Ped. / Bike Access
Pocket Park with
Ped. / Bike Access
Pocket Park
7
DESIGN GUIDELINES
Dublin Fallon 580
OUTDOOR SITE ELEMENTS
Street Lighting
All street lighting in the residential neighborhood will
conform to approved City standards. Street lighting
is used for both decoration as well as marking special
pathways and landmarks.
Model: The Lumec L60 LED Hexagonal Lantern series
on 18.5’ tall post is recommended, to match the current
City’s standard.
Mailbox
Clustered mailbox will be used. The mailbox location/
model shall be reviewed and approved by USPS.
Signage
Signage shall conform to City ordinances.
Perimeter Fence
For security reasons, it may be necessary to install a fence
around the property. To enhance the visual appeal, it is
recommended to incorporate landscaping elements such
as climbing vines and tall hedges adjacent to the fence.
Gates should be included in walls or fences as needed to
ensure emergency or maintenance access.
Benches and Trash Receptacles
Benches and trash receptacles should be placed
strategically to ensure visitor convenience. The model
of bench and trash receptacle should be consistent
throughout the neighborhood.
Bike Parking
Bicycle racks play a crucial role in promoting sustainable
and active transportation. Provide bicycle parking, where
feasible, to support intermodal travel for residents.
Street Lighting
Scale: N.T.S.
Perimeter fence
Benches and trash receptacles
Bicycle parking
8
LANDSCAPE DESIGN GUIDELINES
FENCES AND WALLS
The landscape system encompasses community theme
walls, fencing, and front yard planting. Each element of
the landscape is carefully designed to reflect the unique
character and exceptional quality of the community.
Typically, fences will be positioned away from the view
triangles at intersections to ensure visibility and safety.
Where necessary, breaks in the fence, removable sections,
or gates will be incorporated to allow for maintenance
access to adjacent utilities, such as water quality basins.
Good Neighbor Fence - The good neighbor fence should
be located between lots. The design is a vertical board
wood fence, 6’ tall with caps and fascia boards. Wood 4x4
posts are located at a minimum of 8’ on center.
Lattice Top Fence - This fence should be used parallel to
the front of the home. Where side yards abut a residential
street, the lattice fence will also be used. Where the fence
is adjacent to the street, a 3 foot landscape buffer, at a
minimum, is provided between the walkway and fence.
Open Space Interface Fence - This fence should be
utilized along the wildfire buffer lots where they abut
open space. The fence should not exceed 4 feet in height.
Concrete Split Rail Fence - This fence is utilized in the
landscape along the southern sidewalks of street B
serving as a thematic element to keep pedestrians out of
water quality basins.
CMU Block Wall - Use split face CMU block wall where
needed to retain throughout the community. Tree
plantings for screening on the retaining wall slope are
discussed in the following section.
6’ LATTICE TOP FENCE
Location:
Fence is setback a minimum of 5’ from front facade. This fence is used
parallel to the front of the home. Where side yards abut a residential street,
the lattice fence is also used. Where fence is adjacent to the street a minimum
of 3’ landscape buffer is provided between walkway and fence.
2”x6” Cap
Vertical Wood Lattice
4”x4” Post
2”x4” Bottom Rail
1”x6” Kick Board
1”x8” With 1”
Overlap Each Side
8’-0” MAX
6’-0”
Good Neighbor Fence
Scale: N.T.S.
Lattice Top Fence
Scale: N.T.S.
9
DESIGN GUIDELINES
Dublin Fallon 580
3’ CONCRETE SPLIT-RAIL FENCE
Location:
Located along the multi-use trail and along paseo
conditions that abut internal open space areas.
Open Space Interface Fence
Scale: N.T.S.
Concrete Split Rail Fence
Scale: N.T.S.
CMU Retaining Wall
Scale: N.T.S.
10
LANDSCAPE DESIGN GUIDELINES
BOTANICAL NAME COMMON NAME HEIGHT SPREAD
Acer rubrum ‘Armstrong‘Red Maple 60’15’
Celtis sinensis Chinese Hackberry 40’40’
Koelreuteria paniculata Goldenrain Tree 30’35’
Lagerstroemia indica Crape Myrtle 25’25’
Pistacia chinensis ‘Keith Davey’ Chinese Pistache 40’40’
Platanus x acerifolia ‘Yarwood’London Plane Tree 60’35’
Prunus x yedoensis ‘Akebono‘Yoshino Cherry 25’25’
Quercus agrifolia Coast Live Oak 50’50’
Tilia cordata ‘Greenspire’Greenspire Little Leaf Linden 40’30’
Ulmus parvifolia Chinese Elm 60’50’
Zelkova serrata Japanese Zelkova 50’50’
PLANTING LIST - TREES
Street Trees
PLANTING DESIGN
The landscaping should elevate the overall quality of
the neighborhood by framing and softening the look
of structures, delineating site functions, and providing
screening and buffering from adjacent uses. Whenever
feasible, landscaped areas should follow a three-tiered
planting approach: 1) trees, taking into account the
available planting space; 2) shrubs; and 3) grasses, ground
covers, and vines. Utilize tree patterns and structure to
emphasize entries, create edges, provide privacy, and
itnegrate open space. This ensures a visually appealing
landscape design. This is not an exhaustive list and
development plans may include others that appropriate
for the project and microclimate.
Plant material should be selected appropriately for
location and microclimate. Provide a combination of
evergreen, deciduous and flowering trees. A variety of
flowering, variegated, and evergreen shrubs should be
mixed to maintain visual interest and seasonal diversity.
Emphasis will be placed on the use of low-water, climate-
adapted, and deer-resistant plant materials. Plants
should be selected and spaced appropriately for their
mature size to ensure healthy growth and to reduce
trimming and shearing. Micro-climates, soil conditions,
and irrigation water quality must be considered in plant
selection. Plants with similar watering needs should be
planted together to prevent under or over watering.
Zelkova serrataTilia cordata ‘Greenspire’Ulmus parvifoliaQuercus agrifolia
11
DESIGN GUIDELINES
Dublin Fallon 580
BOTANICAL NAME COMMON NAME SPACING
Acer buergerianum Triden Maple 20’ O.C.
Acer palmatum Japanese maple 20’ O.C.
Arbutus ‘Marina’Strawberry Tree 30’ O.C.
Cercis canadensis Eastern Redbud 20’ O.C.
Chitalpa tashkentensis Chitalpa 25’ O.C.
Citrus spp.Citrus 15’ O.C.
Cotinus coggygria Smoke Tree 25’ O.C.
Ginkgo biloba Maidenhair Tree 25’ O.C.
Lagerstroemia indica Crape Myrtle 25’ O.C.
Laurus nobilis Sweet Bay 25’ O.C.
Prunus sargentii Sargent Cherry 25’ O.C.
BOTANICAL NAME COMMON NAME SPACING
Aesculus californica California Buckeye 25’ O.C.
Arctostaphylos ‘Dr Hurd’Manzanita 15’ O.C.
Cercis occidentalis Western Redbud 20’ O.C.
Geijera parviflora Australian Willow 20’ O.C.
Gleditsia triacanthos Honey Locust 30’ O.C.
Platanus racemosa California Sycamore 40’ O.C.
Quercus agrifolia Coast Live Oak 50’ O.C.
Quercus robur fastigiata English Oak 15’ O.C.
Quercus suber Cork Oak 50’ O.C.
Schinus molle California Pepper Tree 50’ O.C.
Umbellularia californica California Bay 50’ O.C.
Accent Trees
Enhanced Open Space Trees
Chitalpa tashkentensis
Geijera parviflora
Quercus suber
12
LANDSCAPE DESIGN GUIDELINES
BOTANICAL NAME COMMON NAME SPACING
Carpinus betulus European Hornbeam 20’ O.C.
Garrya elliptica Silk Tassel Tree 15’ O.C.
Magnolia grandiflora ‘Little Gem’Southern Magnolia 20’ O.C.
Metrosideros excelsa New Zealand Christmas Tree 25’ O.C.
Nyssa sylvatica Sour Gum 20’ O.C.
Prunus caroliniana Carolina Laurel Cherry 20’ O.C.
Pseudotsuga menziesii Douglas Fir 20’ O.C.
Rhamnus alaternus Italian Buckthorn 15’ O.C.
Rhus lancea African Sumac 25’ O.C.
BOTANICAL NAME COMMON NAME BOX SIZE HEIGHT SPACING WALL OFFSET
Ulmus parvifolia ‘Emer II’ Allee Lacebark Elm 36 inches 40 feet 35 feet 15 feet
Residential Screening Trees
Retaining Wall Trees
The sloped planting area at the retaining wall at Parcel 7 should feature two rows of
trees to provide screening. These should be triangulated with a spacing of 35 feet on
center between trees and rows. The first row of trees should be offset 15 feet from the
retaining wall. At the north end of the wall, only one row of trees should be planted
given the limited space.
Nyssa sylvatica
Ulmus parvifolia ‘Emer II’
Carpinus betulus
13
DESIGN GUIDELINES
Dublin Fallon 580
PLANTING LIST - SHRUBS
Accent Shrubs
BOTANICAL NAME COMMON NAME SPACING
Agave spp.Agave 18” O.C.
Aloe striata Carol Aloe 18” O.C.
Anigozanthos spp.Kangaroo Paw 36” O.C.
Bulbine frutescens Stalked Bulbine 36” O.C.
Coreopsis spp.Coreopsis 24” O.C.
Dasylirion wheeleri Spoon Yucca 48” O.C.
Dianella tasmanica Tasman Flax Lily 30” O.C.
Hemerocallis Day Lily 36” O.C.
Hesperaloe parviflora Red Yucca 30” O.C.
Heuchera spp.Coral Bells 24” O.C.
Iris douglasiona Pacific Coast Iris 18” O.C.
Kniphofia uvaria Red Hot Poker 30” O.C.
Lantana spp.Lantana 48” O.C.
Liriope muscari Lily Turf 24” O.C.
Penstemon spp.Penstemon 36” O.C.
Teucrium chamaedrys Germander 24” O.C.
Verbena Verbena 24” O.C.
Bulbine frutescens Lantana spp.Penstemon Teucrium chamadrys
14
LANDSCAPE DESIGN GUIDELINES
BOTANICAL NAME COMMON NAME SPACING
Abelia spp.Abelia 36” O.C.
Arbutus unedo ‘Compacta’Compact Strawberry Bush 48” O.C.
Arctostaphylos spp.Manzanita 96” O.C.
Buddleia davidii Butterfly Bush 60” O.C.
Carpenteria californica Bush Anemore 60” O.C.
Dodonaea viscosa Hopseed Bush 60” O.C.
Euonymus japonica Spindle Tree 60” O.C.
Feijoa sellowiana Pineapple Guava 120” O.C.
Lavatera maritima Tree Mallow 84” O.C.
Ligustrum J. ‘Texanum’Waxleaf Privet 72” O.C.
Loropetalum chinensis Chinese Fringe Flower 72” O.C.
Myrica californica Wax Myrtle 15’ O.C.
Myrsine africana African Boxwood 60” O.C.
Prostanthera ovalifolia Mint Bush 84” O.C.
Rhamnus californica Coffeeberry 72” O.C.
Ribes spp.Currant 72” O.C.
Tall Shrubs
AnigozanthosArctostaphylos spp.Camellia japonica Lavatera maritima
15
DESIGN GUIDELINES
Dublin Fallon 580
BOTANICAL NAME COMMON NAME SPACING
Asparagus densiflorus ‘Myers’Foxtail Fern 36” O.C.
Callistemon ‘Little John’Dwarf Cottlebrush 36” O.C.
Cistus spp.Rock Rose 48” O.C.
Coleonema spp.Breath of Heaven 48” O.C.
Dietes spp.Fortnight Lily 36” O.C.
Epilobium canum California Fuchsia 30” O.C.
Escallonia ‘Jubilee’Escallonia 60” O.C.
Euphorbia rigida Silver Spurge 36” O.C.
Grevillea ‘Noelii’Grevillea 36” O.C.
Myrtus communis ‘Compacta’Dwarf Myrtle 30” O.C.
Nandina spp.Nandina/Heavenly Bamboo 30” O.C.
Nepeta x faassenii Catmint 30” O.C.
Nephrolepis cordifolia ’California’ California Fern 48” O.C.
Olea europaea ‘Montra’Little Olive 72” O.C.
Perovskia atriplicifolia Russian Sage 36” O.C.
Phormium tenax New Zealand Flax 48” O.C.
Pittosporum tobira Dwarf Mock Orange 60” O.C.
Rhaphiolepsis indica Indian Hawthorn 72” O.C.
Salvia spp. Sage 48” O.C.
Teucrium fructicans Bush Germander 48” O.C.
Sedum spp.Stonecrop 24” O.C.
Viburnum tinus compacta Viburnum 48” O.C.
Westringia fruticosa ‘Mundi’Coast Rosemary 36” O.C.
Medium Shrubs
Teucrium fruticansDietes spp.Salvia spp.Olea europaea ‘Montra’
16
LANDSCAPE DESIGN GUIDELINES
BOTANICAL NAME COMMON NAME SPACING
Bouteloua gracilis Blue Grama Grass 30” O.C.
Calamagrostis ‘Karl Foerster’Feather Reed Grasses 36” O.C.
Carex spp.Sedge 24” O.C.
Chondropetalum tectorum Small Cape Rush 36” O.C.
Festuca californica California Fescue 24” O.C.
Juncus patens California Gray Rush 24” O.C.
Leymus condensatus ‘Canyon Prince’ Canyon Prince Wild Rye 48” O.C.
Lomandra longifolia Dwarf Mat Rush 36” O.C.
Muhlenbergia rigens Meadow Muhly 36” O.C.
Pennisetum alopecuroides Dwarf Fountain Grass 30” O.C.
Pennisetum setaceum ‘Rubrum’Red Fountain Grass 30” O.C.
PLANTING LIST - GRASSES
Lomandra longifolia
Muhlenbergia rigens
Festuca californica
Juncus patens
PLANTING LIST - VINES
BOTANICAL NAME COMMON NAME SPREAD
Bougainvillea spp.Bougainvillea 20’
Ficus pumila Creeping Fig 30’
Hardenbergia violacea Purple Vine Lilac 10’
Jasminum spp.Jasmine 20’
Lonicera japonica Honeysuckle 20’
Parthenocissus quinquefolia Virginia Creeper 30’
Solanum laxum Potato Vine 25’
Wisteria sinensis Chinese Wisteria 15’
Bougainvillea spp.Ficus pumilaHardenbergia violacea
17
DESIGN GUIDELINES
Dublin Fallon 580
BOTANICAL NAME COMMON NAME SPACING
Acacia redolens Acacia 10’ O.C.
Achillea millefolium Yarrow 30” O.C.
Baccharis pilularis Coyote Brush 72” O.C.
Ceanothus griseus California Lilac 60” O.C.
Coprosoma kirkii ‘Verde Vista’Prostate Mirror Plant 60” O.C.
Dymondia margaretae Silver Carpet 36” O.C.
Erigeron glaucus ‘Sea Breeze’Seaside Daisy 36” O.C.
Erigeron karvinskianus Santa Barbara Daisy 36” O.C.
Gazania spp.Gazania 24” O.C.
Geranium spp. Hardy Scented Geramium 24” O.C.
Juniperus spp.Juniper 60” O.C.
Limonium perezii Sea Lavender 24” O.C.
Mimulus x ‘Jelly Bean Orange’Sticky Monkey Flower 48” O.C.
Myoporum parvifolium ‘Pink’Myoporum ‘Pink’72” O.C.
Pelargonium peltatum Ivy Geramium 48” O.C.
Oenothera speciosa ‘Childsii’Mexican Evening Primrose 36” O.C.
Osteospermum fruticosum African Daisy 60” O.C.
Rosa ‘Carpet Rose’Carpet Rose 48” O.C.
Rosmarinus officinalis ‘Huntington Carpet’Rosemary 60” O.C.
Senecio serpens Blue Chalk Sticks 24” O.C.
Stachys byzantina Lamb’s Ears 24” O.C.
PLANTING LIST - GROUNDCOVERS
Stachys byzantina Myoporum parvifolium ‘Pink’Rosmarinus officinalus Senecio serpens
18
LANDSCAPE DESIGN GUIDELINES
BOTANICAL NAME COMMON NAME SPACING
Aesculus californica Buckeye 25’ O.C.
Arbutus unedo Strawberry Tree 25’ O.C.
Nyssa sylvatica Sour Gum 25’ O.C.
Quercus agrifolia Coast Live Oak 50’ O.C.
Platanus racemosa Calfornia Sycamore 40’ O.C.
Ulmus propinqua ‘JFS-Bieberich’Emerald Sunshine Elm 25’ O.C.
PLANTING LIST - STORMWATER TREATMENT AREAS
Plants play an important role in the function of landscape-based stormwater treatment measures. All species listed
are included in the Alameda Countywide Clean Water Program Guidebook and are suitable for stormwater treatment
measures.
Trees in Stormwater Treatment Areas
BOTANICAL NAME COMMON NAME SPACING
Achillea millefolium Common Yarrow 30” O.C.
Baccharis pilularis ‘Twin Peaks’Coyote Brush Prostrate 72” O.C.
Carex pansa California Meadow Sedge 18” O.C.
Chondropetalum tectorum Cape Rush 36” O.C.
Eriogonum fasciculatum Flattop Buckwheat 36” O.C.
Juncus patens Blue Rush 24” O.C.
Leymus condensatus ‘Canyon Prince’Canyon Prince Wild Rye 48” O.C.
Limonium californicum Marsh Rosemary 24” O.C.
Muhlenbergia rigens Deergrass 36” O.C.
Nasella pulchra Purple Needlegrass 30” O.C.
Salvia clevelandii Cleveland Sage 48” O.C.
Epilobium densiflorum Dense Spike Primrose 30” O.C.
Shrubs & Grasses in Stormwater Treatment Areas
Baccharis pilularis ‘Twin Peaks’
Epilobium densiflorum
Juncus patens
2
LANDSCAPE DESIGN GUIDELINES
CONCEPT
The Dublin Fallon 580 property comprises of 13.66 acres
designated for high-density multi-family residential
use (Parcels 7 and 8, depicted below with pedestrian
circulation and bicycle connections). The selection
and arrangement of materials, colors, and textures will
create a unified community aesthetic. The overarching
landscape theme will feature vibrant, blossoming
plant life, complemented by evergreen planting that
harmonizes with the architecture and encourages
pedestrian access and connectivity both within the
community and to neighboring areas.
Each entrance to the neighborhoods will have its
own enhanced character while still fitting in with the
surrounding community. The proposed landscaping
will contribute to a strong visual identity. Within the
residential community, the internal streets and sidewalks
will be adorned with various street trees, strategically
positioned to maximize solar exposure. Additionally, low-
growing flowering groundcover will enhance pedestrian
connections to the public sidewalks.
DESIGN PRINCIPLES
•Create an aesthetically pleasing site by carefully
selecting and arranging materials, colors, and textures
that harmonize with the natural open space.
•Offer outdoor amenities to residents, including shaded
paseos and outdoor seating areas.
•Promote a unified neighborhood identity through
distinctive entry branding and consistent site elements.
•Establish a cohesive and inviting atmosphere at
night by implementing street lighting throughout
the neighborhood, ensuring safety, aesthetics, and a
sense of continuity.
Pedestrian circulation
Parcel 8
7.16 Ac
Parcel 8
7.20 Ac
Parcel 7
6.50 Ac
Parcel 7
6.50 Ac
Bicycle/Pedestrian
Connection
Bicycle/Pedestrian
Connection
Pedestrian Routes on Primary Streets
with Sidewalks
Pedestrian Routes Through Paseos
Attachment 5
3
DESIGN GUIDELINES
Dublin Fallon 580
Croak Road Hillside Condition
Scale: N.T.S.
STREETS AND ENTRIES
Neighborhood Streets
The neighborhood streets will be carefully designed
to create a well-organized layout that guides both
vehicles and pedestrians throughout the community.
Landscaping will be incorporated along the streets
to create an attractive street scene. Textured paving
materials like stamped asphalt, stamped concrete, or
pavers can be used in crosswalks to visually enhance the
pedestrian pathways.
The selection of street trees will be coordinated with
utilities and street lights to create a continuous canopy of
trees along the streets. Additional trees will be strategically
placed in irregular patterns, and screening trees will be
positioned near building ends to soften the architectural
features. A tiered approach will be employed, incorporating
low-growing groundcover, intermediate shrubs, and
background shrubs to provide a diverse landscape with
seasonal colors and textural contrast. Please refer to the
plant palette for suggested species and required sizes.
Neighborhood Entries
To emphasize the arrival and unique character of
the community, incorporate distinctive plantings or
monuments at entry points. Ensure that the design of
these features aligns with the architectural style of the
surroundings.
Croak Road
The sloped edge along Croak Road should continue the
character of the valley and have a natural and California
landscape. It should include grasses, native plants, trees
and low-lying groundcovers. The east side of Croak Road
is a gentle hillside, shown below.
Open Space Interface Roads
Streets along the open space should have a rural and
lightly landscaped edge that allows for views of the
valley. The opposite site should provide street trees and a
variety of planting.
Entry monument with thematic landscaping Street trees in parkway strips or front yard planting areas
4
LANDSCAPE DESIGN GUIDELINES
Landscaping between garage doors Neighborhood paseos
COMMON LANDSCAPE AREAS
Paseos
Paseos are designated pedestrian walkways within the
community, offering a pleasant and convenient means
of getting around without interference from vehicles. It
is essential to adorn the paseos with carefully selected
plantings that enhance the visual appeal and provide an
enjoyable walking experience. Additionally, incorporating
seating areas, fountains, or sculptures along the paseos
can further enhance the overall ambiance. The paseos
should seamlessly integrate into the overall design of the
residential development.
Alleyways
By strategically considering their placement and design,
garages can be integrated into the landscape in a way
that minimizes their visual prominence and enhances
the overall landscape experience. Introducing suitable
plantings such as small hedges or climbing trellises
between garage doors can soften the appearance of
alleyways.
To safeguard the landscaping from interference by
vehicles or pedestrians, raised planting surfaces,
depressed walkways, or curbs should be employed.
Concrete mow-strips should separate turf and shrub
areas, creating a connected network of pathways, and
incorporating focal elements along sight lines.
5
DESIGN GUIDELINES
Dublin Fallon 580
Pocket parks
POCKET PARKS
Pocket parks are small green spaces nestled into the
fabric of an urban neighborhood that provide public
space for social engagement, relaxation, and exercise.
Pocket parks typically feature seating opportunities,
aesthetic landscaping, and other amenities that improve
the physical and psychological well-being of local
residents. Pocket parks often fill irregularly shaped or
underutilized lots and can serve as focal points of activity
and interest for the surrounding population.
Pocket parks also offer convenient points of access for
emergency vehicles by connecting the inner community
zone to the external arterial roads. This is achieved
through the strategic placement of durable and weather-
resistant hardscape materials that can support heavy
vehicles, for example, a full-sized fire engine. Hardscape
treatments such as decorative pavers provide a unique
plaza experience for visitors while ensuring safety and
efficiency for emergency responders.
6
LANDSCAPE DESIGN GUIDELINES
Parcel 7
There is an opportunity for a pocket park within Parcel
7. This common green space would directly serve
the adjacent residential buildings and provide a key
connection to to the existing developement and park. In
addition to an open area for social gathering, the pocket
park would feature a pedestrian and bicycle connection
to the Neighborhood Square park to the north, a green
landscaped perimeter, and outdoor site elements such as
benches and lighting.
Parcel 8
There is an opportunity for a pocket park in the northern
area within Parcel 8. This common green space would
directly serve the adjacent 5-plex residential building and
provide a key connection to Central Parkway. In addition
to an open area for social gathering, the pocket park
would feature a pedestrian and bicycle connection to
East Ranch, a green landscaped perimeter, and outdoor
site elements such as benches and lighting.
There is an additional pocket park opportunity along
the western edge of Parcel 8 with frontage to Croak
Road. This area may potentially offer additional common
space and seating opportunities to improve quality of
life and community cohesion. This location could provide
direct pedestrian and bicycle access to the sidewalk
and supplement neighborhood connections to the
surrounding circulation network.
Parcel 8 pocket park opportunity areas
Parcel 7 pocket park opportunity area
Pocket Park with
Ped. / Bike Access
Pocket Park with
Ped. / Bike Access
Pocket Park
7
DESIGN GUIDELINES
Dublin Fallon 580
OUTDOOR SITE ELEMENTS
Street Lighting
All street lighting in the residential neighborhood will
conform to approved City standards. Street lighting
is used for both decoration as well as marking special
pathways and landmarks.
Model: The Lumec L60 LED Hexagonal Lantern series
on 18.5’ tall post is recommended, to match the current
City’s standard.
Mailbox
Clustered mailbox will be used. The mailbox location/
model shall be reviewed and approved by USPS.
Signage
Signage shall conform to City ordinances.
Perimeter Fence
For security reasons, it may be necessary to install a fence
around the property. To enhance the visual appeal, it is
recommended to incorporate landscaping elements such
as climbing vines and tall hedges adjacent to the fence.
Gates should be included in walls or fences as needed to
ensure emergency or maintenance access.
Benches and Trash Receptacles
Benches and trash receptacles should be placed
strategically to ensure visitor convenience. The model
of bench and trash receptacle should be consistent
throughout the neighborhood.
Bike Parking
Bicycle racks play a crucial role in promoting sustainable
and active transportation. Provide bicycle parking, where
feasible, to support intermodal travel for residents.
Street Lighting
Scale: N.T.S.
Perimeter fence
Benches and trash receptacles
Bicycle parking
8
LANDSCAPE DESIGN GUIDELINES
FENCES AND WALLS
The landscape system encompasses community theme
walls, fencing, and front yard planting. Each element of
the landscape is carefully designed to reflect the unique
character and exceptional quality of the community.
Typically, fences will be positioned away from the view
triangles at intersections to ensure visibility and safety.
Where necessary, breaks in the fence, removable sections,
or gates will be incorporated to allow for maintenance
access to adjacent utilities, such as water quality basins.
Good Neighbor Fence - The good neighbor fence should
be located between lots. The design is a vertical board
wood fence, 6’ tall with caps and fascia boards. Wood 4x4
posts are located at a minimum of 8’ on center.
Lattice Top Fence - This fence should be used parallel to
the front of the home. Where side yards abut a residential
street, the lattice fence will also be used. Where the fence
is adjacent to the street, a 3 foot landscape buffer, at a
minimum, is provided between the walkway and fence.
Open Space Interface Fence - This fence should be
utilized along the wildfire buffer lots where they abut
open space. The fence should not exceed 4 feet in height.
Concrete Split Rail Fence - This fence is utilized in the
landscape along the southern sidewalks of street B
serving as a thematic element to keep pedestrians out of
water quality basins.
CMU Block Wall - Use split face CMU block wall where
needed to retain throughout the community. Tree
plantings for screening on the retaining wall slope are
discussed in the following section.
6’ LATTICE TOP FENCE
Location:
Fence is setback a minimum of 5’ from front facade. This fence is used
parallel to the front of the home. Where side yards abut a residential street,
the lattice fence is also used. Where fence is adjacent to the street a minimum
of 3’ landscape buffer is provided between walkway and fence.
2”x6” Cap
Vertical Wood Lattice
4”x4” Post
2”x4” Bottom Rail
1”x6” Kick Board
1”x8” With 1”
Overlap Each Side
8’-0” MAX
6’-0”
Good Neighbor Fence
Scale: N.T.S.
Lattice Top Fence
Scale: N.T.S.
9
DESIGN GUIDELINES
Dublin Fallon 580
3’ CONCRETE SPLIT-RAIL FENCE
Location:
Located along the multi-use trail and along paseo
conditions that abut internal open space areas.
Open Space Interface Fence
Scale: N.T.S.
Concrete Split Rail Fence
Scale: N.T.S.
CMU Retaining Wall
Scale: N.T.S.
10
LANDSCAPE DESIGN GUIDELINES
BOTANICAL NAME COMMON NAME HEIGHT SPREAD
Acer rubrum ‘Armstrong‘Red Maple 60’15’
Celtis sinensis Chinese Hackberry 40’40’
Koelreuteria paniculata Goldenrain Tree 30’35’
Lagerstroemia indica Crape Myrtle 25’25’
Pistacia chinensis ‘Keith Davey’ Chinese Pistache 40’40’
Platanus x acerifolia ‘Yarwood’London Plane Tree 60’35’
Prunus x yedoensis ‘Akebono‘Yoshino Cherry 25’25’
Quercus agrifolia Coast Live Oak 50’50’
Tilia cordata ‘Greenspire’Greenspire Little Leaf Linden 40’30’
Ulmus parvifolia Chinese Elm 60’50’
Zelkova serrata Japanese Zelkova 50’50’
PLANTING LIST - TREES
Street Trees
PLANTING DESIGN
The landscaping should elevate the overall quality of
the neighborhood by framing and softening the look
of structures, delineating site functions, and providing
screening and buffering from adjacent uses. Whenever
feasible, landscaped areas should follow a three-tiered
planting approach: 1) trees, taking into account the
available planting space; 2) shrubs; and 3) grasses, ground
covers, and vines. Utilize tree patterns and structure to
emphasize entries, create edges, provide privacy, and
itnegrate open space. This ensures a visually appealing
landscape design. This is not an exhaustive list and
development plans may include others that appropriate
for the project and microclimate.
Plant material should be selected appropriately for
location and microclimate. Provide a combination of
evergreen, deciduous and flowering trees. A variety of
flowering, variegated, and evergreen shrubs should be
mixed to maintain visual interest and seasonal diversity.
Emphasis will be placed on the use of low-water, climate-
adapted, and deer-resistant plant materials. Plants
should be selected and spaced appropriately for their
mature size to ensure healthy growth and to reduce
trimming and shearing. Micro-climates, soil conditions,
and irrigation water quality must be considered in plant
selection. Plants with similar watering needs should be
planted together to prevent under or over watering.
Zelkova serrataTilia cordata ‘Greenspire’Ulmus parvifoliaQuercus agrifolia
11
DESIGN GUIDELINES
Dublin Fallon 580
BOTANICAL NAME COMMON NAME SPACING
Acer buergerianum Triden Maple 20’ O.C.
Acer palmatum Japanese maple 20’ O.C.
Arbutus ‘Marina’Strawberry Tree 30’ O.C.
Cercis canadensis Eastern Redbud 20’ O.C.
Chitalpa tashkentensis Chitalpa 25’ O.C.
Citrus spp.Citrus 15’ O.C.
Cotinus coggygria Smoke Tree 25’ O.C.
Ginkgo biloba Maidenhair Tree 25’ O.C.
Lagerstroemia indica Crape Myrtle 25’ O.C.
Laurus nobilis Sweet Bay 25’ O.C.
Prunus sargentii Sargent Cherry 25’ O.C.
BOTANICAL NAME COMMON NAME SPACING
Aesculus californica California Buckeye 25’ O.C.
Arctostaphylos ‘Dr Hurd’Manzanita 15’ O.C.
Cercis occidentalis Western Redbud 20’ O.C.
Geijera parviflora Australian Willow 20’ O.C.
Gleditsia triacanthos Honey Locust 30’ O.C.
Platanus racemosa California Sycamore 40’ O.C.
Quercus agrifolia Coast Live Oak 50’ O.C.
Quercus robur fastigiata English Oak 15’ O.C.
Quercus suber Cork Oak 50’ O.C.
Schinus molle California Pepper Tree 50’ O.C.
Umbellularia californica California Bay 50’ O.C.
Accent Trees
Enhanced Open Space Trees
Chitalpa tashkentensis
Geijera parviflora
Quercus suber
12
LANDSCAPE DESIGN GUIDELINES
BOTANICAL NAME COMMON NAME SPACING
Carpinus betulus European Hornbeam 20’ O.C.
Garrya elliptica Silk Tassel Tree 15’ O.C.
Magnolia grandiflora ‘Little Gem’Southern Magnolia 20’ O.C.
Metrosideros excelsa New Zealand Christmas Tree 25’ O.C.
Nyssa sylvatica Sour Gum 20’ O.C.
Prunus caroliniana Carolina Laurel Cherry 20’ O.C.
Pseudotsuga menziesii Douglas Fir 20’ O.C.
Rhamnus alaternus Italian Buckthorn 15’ O.C.
Rhus lancea African Sumac 25’ O.C.
BOTANICAL NAME COMMON NAME BOX SIZE HEIGHT SPACING WALL OFFSET
Ulmus parvifolia ‘Emer II’ Allee Lacebark Elm 36 inches 40 feet 35 feet 15 feet
Residential Screening Trees
Retaining Wall Trees
The sloped planting area at the retaining wall at Parcel 7 should feature two rows of
trees to provide screening. These should be triangulated with a spacing of 35 feet on
center between trees and rows. The first row of trees should be offset 15 feet from the
retaining wall. At the north end of the wall, only one row of trees should be planted
given the limited space.
Nyssa sylvatica
Ulmus parvifolia ‘Emer II’
Carpinus betulus
13
DESIGN GUIDELINES
Dublin Fallon 580
PLANTING LIST - SHRUBS
Accent Shrubs
BOTANICAL NAME COMMON NAME SPACING
Agave spp.Agave 18” O.C.
Aloe striata Carol Aloe 18” O.C.
Anigozanthos spp.Kangaroo Paw 36” O.C.
Bulbine frutescens Stalked Bulbine 36” O.C.
Coreopsis spp.Coreopsis 24” O.C.
Dasylirion wheeleri Spoon Yucca 48” O.C.
Dianella tasmanica Tasman Flax Lily 30” O.C.
Hemerocallis Day Lily 36” O.C.
Hesperaloe parviflora Red Yucca 30” O.C.
Heuchera spp.Coral Bells 24” O.C.
Iris douglasiona Pacific Coast Iris 18” O.C.
Kniphofia uvaria Red Hot Poker 30” O.C.
Lantana spp.Lantana 48” O.C.
Liriope muscari Lily Turf 24” O.C.
Penstemon spp.Penstemon 36” O.C.
Teucrium chamaedrys Germander 24” O.C.
Verbena Verbena 24” O.C.
Bulbine frutescens Lantana spp.Penstemon Teucrium chamadrys
14
LANDSCAPE DESIGN GUIDELINES
BOTANICAL NAME COMMON NAME SPACING
Abelia spp.Abelia 36” O.C.
Arbutus unedo ‘Compacta’Compact Strawberry Bush 48” O.C.
Arctostaphylos spp.Manzanita 96” O.C.
Buddleia davidii Butterfly Bush 60” O.C.
Carpenteria californica Bush Anemore 60” O.C.
Dodonaea viscosa Hopseed Bush 60” O.C.
Euonymus japonica Spindle Tree 60” O.C.
Feijoa sellowiana Pineapple Guava 120” O.C.
Lavatera maritima Tree Mallow 84” O.C.
Ligustrum J. ‘Texanum’Waxleaf Privet 72” O.C.
Loropetalum chinensis Chinese Fringe Flower 72” O.C.
Myrica californica Wax Myrtle 15’ O.C.
Myrsine africana African Boxwood 60” O.C.
Prostanthera ovalifolia Mint Bush 84” O.C.
Rhamnus californica Coffeeberry 72” O.C.
Ribes spp.Currant 72” O.C.
Tall Shrubs
AnigozanthosArctostaphylos spp.Camellia japonica Lavatera maritima
15
DESIGN GUIDELINES
Dublin Fallon 580
BOTANICAL NAME COMMON NAME SPACING
Asparagus densiflorus ‘Myers’Foxtail Fern 36” O.C.
Callistemon ‘Little John’Dwarf Cottlebrush 36” O.C.
Cistus spp.Rock Rose 48” O.C.
Coleonema spp.Breath of Heaven 48” O.C.
Dietes spp.Fortnight Lily 36” O.C.
Epilobium canum California Fuchsia 30” O.C.
Escallonia ‘Jubilee’Escallonia 60” O.C.
Euphorbia rigida Silver Spurge 36” O.C.
Grevillea ‘Noelii’Grevillea 36” O.C.
Myrtus communis ‘Compacta’Dwarf Myrtle 30” O.C.
Nandina spp.Nandina/Heavenly Bamboo 30” O.C.
Nepeta x faassenii Catmint 30” O.C.
Nephrolepis cordifolia ’California’ California Fern 48” O.C.
Olea europaea ‘Montra’Little Olive 72” O.C.
Perovskia atriplicifolia Russian Sage 36” O.C.
Phormium tenax New Zealand Flax 48” O.C.
Pittosporum tobira Dwarf Mock Orange 60” O.C.
Rhaphiolepsis indica Indian Hawthorn 72” O.C.
Salvia spp. Sage 48” O.C.
Teucrium fructicans Bush Germander 48” O.C.
Sedum spp.Stonecrop 24” O.C.
Viburnum tinus compacta Viburnum 48” O.C.
Westringia fruticosa ‘Mundi’Coast Rosemary 36” O.C.
Medium Shrubs
Teucrium fruticansDietes spp.Salvia spp.Olea europaea ‘Montra’
16
LANDSCAPE DESIGN GUIDELINES
BOTANICAL NAME COMMON NAME SPACING
Bouteloua gracilis Blue Grama Grass 30” O.C.
Calamagrostis ‘Karl Foerster’Feather Reed Grasses 36” O.C.
Carex spp.Sedge 24” O.C.
Chondropetalum tectorum Small Cape Rush 36” O.C.
Festuca californica California Fescue 24” O.C.
Juncus patens California Gray Rush 24” O.C.
Leymus condensatus ‘Canyon Prince’ Canyon Prince Wild Rye 48” O.C.
Lomandra longifolia Dwarf Mat Rush 36” O.C.
Muhlenbergia rigens Meadow Muhly 36” O.C.
Pennisetum alopecuroides Dwarf Fountain Grass 30” O.C.
Pennisetum setaceum ‘Rubrum’Red Fountain Grass 30” O.C.
PLANTING LIST - GRASSES
Lomandra longifolia
Muhlenbergia rigens
Festuca californica
Juncus patens
PLANTING LIST - VINES
BOTANICAL NAME COMMON NAME SPREAD
Bougainvillea spp.Bougainvillea 20’
Ficus pumila Creeping Fig 30’
Hardenbergia violacea Purple Vine Lilac 10’
Jasminum spp.Jasmine 20’
Lonicera japonica Honeysuckle 20’
Parthenocissus quinquefolia Virginia Creeper 30’
Solanum laxum Potato Vine 25’
Wisteria sinensis Chinese Wisteria 15’
Bougainvillea spp.Ficus pumilaHardenbergia violacea
17
DESIGN GUIDELINES
Dublin Fallon 580
BOTANICAL NAME COMMON NAME SPACING
Acacia redolens Acacia 10’ O.C.
Achillea millefolium Yarrow 30” O.C.
Baccharis pilularis Coyote Brush 72” O.C.
Ceanothus griseus California Lilac 60” O.C.
Coprosoma kirkii ‘Verde Vista’Prostate Mirror Plant 60” O.C.
Dymondia margaretae Silver Carpet 36” O.C.
Erigeron glaucus ‘Sea Breeze’Seaside Daisy 36” O.C.
Erigeron karvinskianus Santa Barbara Daisy 36” O.C.
Gazania spp.Gazania 24” O.C.
Geranium spp. Hardy Scented Geramium 24” O.C.
Juniperus spp.Juniper 60” O.C.
Limonium perezii Sea Lavender 24” O.C.
Mimulus x ‘Jelly Bean Orange’Sticky Monkey Flower 48” O.C.
Myoporum parvifolium ‘Pink’Myoporum ‘Pink’72” O.C.
Pelargonium peltatum Ivy Geramium 48” O.C.
Oenothera speciosa ‘Childsii’Mexican Evening Primrose 36” O.C.
Osteospermum fruticosum African Daisy 60” O.C.
Rosa ‘Carpet Rose’Carpet Rose 48” O.C.
Rosmarinus officinalis ‘Huntington Carpet’Rosemary 60” O.C.
Senecio serpens Blue Chalk Sticks 24” O.C.
Stachys byzantina Lamb’s Ears 24” O.C.
PLANTING LIST - GROUNDCOVERS
Stachys byzantina Myoporum parvifolium ‘Pink’Rosmarinus officinalus Senecio serpens
18
LANDSCAPE DESIGN GUIDELINES
BOTANICAL NAME COMMON NAME SPACING
Aesculus californica Buckeye 25’ O.C.
Arbutus unedo Strawberry Tree 25’ O.C.
Nyssa sylvatica Sour Gum 25’ O.C.
Quercus agrifolia Coast Live Oak 50’ O.C.
Platanus racemosa Calfornia Sycamore 40’ O.C.
Ulmus propinqua ‘JFS-Bieberich’Emerald Sunshine Elm 25’ O.C.
PLANTING LIST - STORMWATER TREATMENT AREAS
Plants play an important role in the function of landscape-based stormwater treatment measures. All species listed
are included in the Alameda Countywide Clean Water Program Guidebook and are suitable for stormwater treatment
measures.
Trees in Stormwater Treatment Areas
BOTANICAL NAME COMMON NAME SPACING
Achillea millefolium Common Yarrow 30” O.C.
Baccharis pilularis ‘Twin Peaks’Coyote Brush Prostrate 72” O.C.
Carex pansa California Meadow Sedge 18” O.C.
Chondropetalum tectorum Cape Rush 36” O.C.
Eriogonum fasciculatum Flattop Buckwheat 36” O.C.
Juncus patens Blue Rush 24” O.C.
Leymus condensatus ‘Canyon Prince’Canyon Prince Wild Rye 48” O.C.
Limonium californicum Marsh Rosemary 24” O.C.
Muhlenbergia rigens Deergrass 36” O.C.
Nasella pulchra Purple Needlegrass 30” O.C.
Salvia clevelandii Cleveland Sage 48” O.C.
Epilobium densiflorum Dense Spike Primrose 30” O.C.
Shrubs & Grasses in Stormwater Treatment Areas
Baccharis pilularis ‘Twin Peaks’
Epilobium densiflorum
Juncus patens
Attachment 6
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 1 of 35
RESOLUTION NO. XX – 24
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE TRACT MAPS FOR THE DUBLIN FALLON 580
PROJECT
PLPA-2023-00033
(APNS (APNS 905-0001-006-03, 985-0027-002, 985-0027-005, AND 985-0027-004)
WHEREAS, the Property Owner, GH PacVest LLC, is requesting approval of
General Plan and Eastern Dublin Specific Plan amendments, an amendment to the existing
Planned Development (PD) Zoning Stage 1 Development Plan, approval of a Stage 2
Development Plan for the residential use, Vesting Tentative Map Nos. 8663, 8666, and 8667, and
a Development Agreement for the Dublin Fallon 580 Project.
WHEREAS, the proposed project would eliminate the Public/Semi-Public land use
designation and convert 42.6 acres designated Open Space to Parks/Public-Recreation, establish
development standards for the future development of 238 residential units and approximately
3,299,670 square feet of commercial/campus office use. The 192-acre site would be subdivided
into 11 parcels. These planning and implementing actions are collectively known as the “Dublin
Fallon 580 Project” or the “Project”; and
WHEREAS, the 192-acre site is located in eastern Dublin east of Fallon Road, north of I-
580, and along the future Dublin Boulevard Extension; and
WHEREAS, the existing General Plan and Eastern Dublin Specific Plan land use
designations are Medium High Density, General Commercial/Campus Office, Community Park,
Parks/Public Recreation, Open Space, and Public Semi Public; and
WHEREAS, the project site is located within Planned Development Ordinance No. 32-05
for Fallon Village which allows for up to 238 residential units and up to 3,299,670 square feet of
commercial/office development; and
WHEREAS, the proposed Vesting Tentative Tract Map No.8663 will allow for the orderly
division of the Dublin Fallon 580 Project Property into 11 parcels consistent with the City of Dublin
General Plan and Eastern Dublin Specific Plan; and
WHEREAS, proposed Vesting Tentative Tract Map No.8666 and 8667 will allow for the
orderly division of the Dublin Fallon 580 Project Property for Medium High Density residential,
consistent with the City of Dublin General Plan and Eastern Dublin Specific Plan; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, prior CEQA analysis for the Project area includes: 1) the Eastern Dublin
General Plan Amendment and Specific Plan Environmental Impact Report (EIR) (1993); 2) the
East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002);
and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three environmental
review documents are referred to as the “EDSP EIRs;” and
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 2 of 35
WHEREAS, in compliance with CEQA, the City prepared a CEQA Addendum for the
Project (the “Addendum”), incorporated by reference. The Addendum reflects the City’s
independent judgment and analysis of the potential environmental impacts of the development
potential of the Project, and concludes that the Project would not result in any new significant
impacts or substantially increase the severity of any significant impacts identified in the EDSP
EIRs and no other CEQA standards for supplemental review are met; and
WHEREAS, following a public hearing on June 11, 2024, the Planning Commission
adopted Resolution 24-__, recommending approval of the Dublin Fallon 580 Project, which
resolution is incorporated herein by reference and available for review at City Hall during normal
business hours; and
WHEREAS, a staff report dated ____, 2024 and incorporated herein by reference,
incorporated herein by reference, described and analyzed the Project for City Council the
following: 1) the General Plan Amendment/ Easten Dublin Specific Plan Amendment, 2) the
Planned Development Zoning District with Stage 1 and Stage 2 Development Plan, 3) a
Development Agreement, and 4) a CEQA Addendum; and
WHEREAS, on ________, 2024 the City Council held a properly noticed public hearing on
the Project, including 1) the proposed Addendum to the Eastern Dublin Specific Plan
Environmental Impact Report, 2) the General Plan Amendment/Eastern Dublin Specific Plan
Amendment, 3) the Planned Development Zoning with a Stage 1 Development Plan Amendment
and Stage 2 Development Plan, 4) Vesting Tentative Tract Maps, and 5) a Development
Agreement, on ______, 2024, at which time all interested parties had the opportunity to be heard;
and
WHEREAS, the City Council considered the Addendum and all above-referenced reports,
recommendations, and testimony to evaluate the Project; and
WHEREAS, the City Council did hear and use independent judgement and considered all
said reports, recommendations, and testimony hereinabove set forth; and
NOW, THEREFORE, BE IT RESOLVED, that the foregoing recitals are true and correct
and made a part of this Resolution.
BE IT FURTHER RESOLVED, that the City Council of Dublin dos hereby make the
following findings and determinations regarding the proposed Vesting Tentative Tract Map Nos.
8663, 8667, and 8668 for the Project:
A. The proposed subdivision map together with the provisions for its design and improvement
is consistent with the general plan and any applicable specific plan in that Vesting Tentative
Tract Map Nos. 8663,8666, and 8667: 1) is consistent with the intent of applicable
subdivision regulations and related ordinances; 2) is consistent with the land use
designations and acreages of the Dublin General Plan and Eastern Dublin Specific Plan;
3) provides for the future extension of Dublin Boulevard; and 4) respects the Airport
Protection Area Line as the limit of residential development.
B. The subdivision site is physically suitable for the type and proposed density of development
in that: 1) the design and improvements of Vesting Tentative Tract Map Nos. 8663, 8666,
and 8667 are consistent with the General Plan and Eastern Dublin Specific Plan objectives,
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 3 of 35
polices, general land uses, and programs as they relate to the subject property because it
would create a subdivision for implementation of Medium-High Density Residential,
General Commercial/Campus Office, Parks/Public Recreation, and Open Space uses and
the subject property is designated for these types of developments; 2) the Project site is
physically suitable for the type and proposed density of development and is consistent with
the land use designations of the Eastern Dublin Specific Plan, and consistent with the Stage
1 and Stage 2 Development Plan as amended and adopted with this Project; 3) the subject
property is a hillside development and generally slopes from the north east corner to I-580;
4) the project proposes to mass grade the site and flatten it where necessary to allow for
intended future users and create the Dublin Blvd extension road subgrade; 5) The grading
proposed for the project will take into consideration the hilly terrain and will be designed to
avoid excessive cuts and fills; and 6) a slope is proposed between the residential and
industrial which provides a buffer between the uses.
C. The tentative tract map is consistent with the intent of applicable subdivision design or
improvements of the tentative tract map are consistent with the city’s general plan and any
applicable specific plan in that land uses that would be developed of parcels created by
Vesting Tentative Tract Map Nos. 8663, 8666, 8667 is consistent with the General
Provisions and Development Standards for the Planned Development Zoning District for
the Fallon Village area of which the site is a part, and the proposed Stage 2 Development
Plan adopted with this Project.
D. The subdivision design and proposed improvements will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat:
in that: 1) the Vesting Tentative Tract Map Nos. 8663, 8666, and 8667 will not cause
environmental damage or substantially injure fish or wildlife of their habitat; 2) the project
site is located adjacent to major roads, including I-580 and the future extension of Dublin
Boulevard, on approximately 192 acres of land; and 3) the topography of the property
consists of rolling hills; however with an approved grading plan this site is physically suitable
for the type and intensity of Medium-High Density Residential, General
Commercial/Campus Office, Parks/Public Recreation, and Open Space uses.
E. The design of the subdivision or type of improvements will not cause serious public health
concerns in that: 1) the proposal is consistent with the Eastern Dublin Specific Plan policies
and the City’s ordinances enacted for the public health, safety, and welfare; 2) the project
will not adversely affect the health or safety of persons residing or working in the vicinity
nor will it be detrimental to public health, safety, or welfare; 3) no noxious odors, hazardous
materials, or excessive noises will be produced; and 4) in order to ensure adequate
emergency vehicle access to all portions of the site, access will be provided via private
internal streets from Central Parkway, Croak Road via the future Central Parkway
Extension, and the future Dublin Boulevard Extension 5) pursuant to CEQA Guidelines the
City prepared a CEQA Addendum for the Project and, therefore, the proposed subdivision
will not result in environmental damage or substantially injure fish or wildlife or their habitat
or cause public health concerns.
F. The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the proposed
subdivision; or alternate easements are provided pursuant to Government Code in that: 1)
the design of the subdivision will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision; and 2) the City
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 4 of 35
Engineer has reviewed the map and title report and has not found any conflicting
easements of this nature.
G. The design or improvements of the tentative map are consistent with the city’s general plan
and any applicable specific plan in that: 1) the proposed Vesting Tentative Tract Maps will
subdivide the property, which is consistent with the Stage 1 Development Plan approved
for the Fallon Village area, and the City of Dublin Zoning Ordinance, General Plan and
Eastern Dublin Specific Plan; and 2) the Vesting Tentative Tract Maps will not alter the use
of the site, which is allows residential, commercial/office, parks, and open space uses.
H. The subdivision is designed to provide for future passive or natural heating or cooling
opportunities in that: 1) the future buildings on the parcels will be oriented in a way that
allows for natural heating and cooling opportunities; and 2) any future development will be
required to comply with the California Green Building Code.
I. The tentative tract map, including design and improvement, shall comply with all the
applicable provisions and requirements of the zoning ordinance, the latest municipal
stormwater permit issued to the city by the Regional Water Quality Control Board, this title,
any other ordinance of the city, and the Subdivision Map Act in that: 1) the proposed Vesting
Tentative Tract Map No. 8663 create eleven parcels and Vesting Tentative Tract Maps
Nos. 8666 and 8667 creates the residential portion of Vesting Tract Map 8663, which are
consistent with the Stage 1 Development Plan approved for the Fallon Village area, the
Stage 2 Development adopted for this Project, and the City of Dublin Zoning Ordinance,
General Plan, and Eastern Dublin Specific Plan; and 2) the Project is compliant with the
California Regional Water Quality Control Board San Francisco Bay Region Municipal
Regional Stormwater NPDES Permit; 3) the Project would include bioretention areas and
stormwater treatment vaults to ensure consistency with regional C.3 stormwater treatment;
and 4) the Project would include full trash capture devices to ensure consistency with
regional C.10 stormwater treatment requirements.
NOW BE IT FURTHER RESOLVED, that the City Council of the City of Dublin hereby
conditionally approves Vesting Tentative Tract Maps 8663, 8666, 8667 for the Dublin Fallon 580
Project, prepared by MacKay & Somps, dated April 2024, March 2024, and February 2024,
respectively and are subject to the conditions included below, and in accordance with the Project
Plans, incorporated herein by reference and attached as Exhibit A to this Resolution.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits and shall be subject to Planning Division review and approval. The following
codes represent those departments/agencies responsible for monitoring compliance of the
conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ESD]
Environmental Services Division; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks
and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District;
[LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health;
[Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA]
Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 5 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
GENERAL CONDITIONS
1. Approval. This approval is for the Dublin Fallon
580 (PLPA-2023-00033). This approval shall be as
generally depicted and indicated on the Vesting
Tentative Tract Maps 8663, 8666, 8667 prepared
by McKay & Somps, dated April 2024, March 2024,
and February 2024, respectively, attached as
Exhibit A and other plans, text, and diagrams
relating to this Project, and as specified as the
following Conditions of Approval for this project.
PL On-going
2. Permit Expiration. The Vesting Tentative Tract
Maps term shall coincide with the Term of Project
Approvals defined in the Development Agreement.
PW Defer to the DA
3. Hold Harmless/Indemnification. The
Applicant/Developer shall defend, indemnify, and
hold harmless the City of Dublin and its agents,
officers, and employees from any claim, action, or
proceeding against the City of Dublin or its
advisory agency, appeal board, Planning
Commission, City Council, Community
Development Director, Zoning Administrator, or
any other department, committee, or agency of the
City to the extent such actions are brought within
the time period required by Government Code
Section 66499.37 or other applicable law:
provided, however, that the Applicant/Developer’s
duty to so defend, indemnify, and hold harmless
shall be submitted to the City’s promptly notifying
or proceeding and the City’s full cooperation in the
defense of such actions or proceedings.
ADM, PW On-going
4. Clarifications and Changes to the Conditions.
In the event that there needs to be clarification to
these Conditions of Approval, the City Engineer
and Community Development Director have the
authority to clarify the intent of these Conditions of
Approval to the Applicant/Developer without going
to a public hearing. The City Engineer and
Community Development Director also have the
authority to make minor modifications to these
conditions without going to a public hearing in
order for the Applicant/Developer to fulfill needed
improvements or mitigations resulting from
impacts of this project.
PL, PW On-going
PLANNING- PROJECT SPECIFIC CONDITIONS
5. Mitigation Monitoring Program. Applicant/
Developer shall comply with CEQA Addendum for
Dublin Fallon 580 Project dated April 8, 2024
including all mitigation measures, action programs,
PL, PW Approval of
Improvement
Plans and On-
going
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 6 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
and implementation measures contained therein.
6. Inclusionary Housing. The proposed project shall
comply with the City of Dublin Inclusionary Zoning
Regulations as follows:
The inclusionary housing requirement is 12.5
percent of the total number of units within the
development and shall be satisfied as follows
unless an alternate method of compliance is
approved by City Council consistent with the
Inclusionary Zoning Regulations:
• In-Lieu Fee: 40 percent of the total number
of inclusionary units within the development
shall be satisfied via payment of an “In-Lieu
Fee” as provided by the City’s Impact Fee
Schedule.
• On-site Affordable Units: 60 percent of the
total number of inclusionary units within the
development shall be developed on site.
• On-site Affordable Units shall be dispersed
throughout the neighborhood and
constructed concurrently with the market
rate units.
• Execution of an agreement imposing
appropriate resale controls and/or rental
restrictions on the affordable units shall be
required in accordance with DMC Chapter
8.68.l consistent with the Inclusionary
Zoning Regulations.
PL On-going
7. Open Space Areas. Private open space areas
shall be planted and irrigated to create landscape
that is attractive, conserves water, and requires
minimal maintenance.
PL Approval of
Improvement
Plans
Fire Prevention
8. Fire Apparatus Access Road. All fire apparatus
access road shall be with an approved all-
weathered surface and capable of supporting
imposed load of 75,000 lbs.
F Approval of
Improvement
Plans
9. Fire Hydrants. Fire hydrant system design and
installation shall meet requirements of California
Fire Code and Dublin San Ramon Services
District.
F Approval of
Improvement
Plans
10. No fire service lines shall pass beneath buildings. F Approval of
Improvement
Plans
11. Buildings in Tract 8666 shall be constructed and
met the requirements of one-or two-family
F Building Permit
Issuance
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 7 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
dwelling/townhouse to meet the 2022 CFC
Appendix D107.1
Dublin San Ramon Services District
12. Regulations that Apply to Development
Projects. The regulations that apply to
development projects are codified in: the Dublin
San Ramon Services District Code (DSRSD); the
DSRSD “Standard Procedures, Specifications and
Drawings for Design and Installation of Water and
Wastewater Facilities” as amended from time to
time; all applicable DSRSD Master Plans and all
DSRSD policies. Prior to issuance of any building
permit, complete improvement plans shall be
submitted to DSRSD that conform to the pertinent
documents.
DSRSD Building Permit
Issuance and
Improvement
Plans
13. Fees. Planning and review fees, inspection fees,
and fees associated with a wastewater discharge
permit shall be paid to DSRSD in accordance with
the rates and schedules and at time of payment as
established in the DSRSD Code. Planning and
review fees are due after the 1st submittal of plans.
Construction Permit and Inspection Fees are due
prior to the issuance of a Construction Permit.
Capacity Reserve Fees are due before the water
meter can be set or the connection to the sewer
system.
DSRSD Permit Submittal
and Construction
Permit Issuance
14. District Review and Acceptance. Prior to
issuance of any building permit by the City; or any
Building Permit or Construction Permit by the
Dublin San Ramon Services District, all
improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing of
improvement plans for DSRSD facilities shall
contain a signature block for the District Engineer
indicating approval of the sanitary sewer and/or
water facilities shown. Prior to approval by the
District Engineer, the applicant shall pay all
required DSRSD fees, and provide an engineer’s
estimate of construction costs for the sewer and
water systems, a faithful performance bond, and a
comprehensive general liability insurance policy in
the amounts and forms that are acceptable to
DSRSD. The applicant shall allow at least 15
working days for final improvement drawing review
by DSRSD before signature by the District
Engineer.
DSRSD Building Permit
Issuance or
Construction
Permit Issuance
15. Easements. All easement dedications for DSRSD
facilities shall be by separate instrument
DSRSD Approval of
Improvement
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 8 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
irrevocably offered to DSRSD or by offer of
dedication on the Final Map. Prior to approval by
the City for Recordation, the Final Map shall be
submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
Plans
16. Water and Sewer Services Analysis. The
Developer will be required to enter into a Planning
Services Agreement with DSRSD to conduct a
Water and Sewer Services Analysis to adequately
size the water and sewer facilities for the project.
DSRSD Grading Permit
Issuance
17. Planned District Major Infrastructure. Planned
District major infrastructure is planned through this
project area to provide sufficient service for this
project. The location and size of the District’s
anticipated Major Infrastructure are shown in the
District’s Master Plans. To provide
timely service and minimize construction conflicts,
the applicant shall enter into an Area Wide Facility
Agreement (AWFA) with the District for the
installation of the major infrastructure through the
project.
DSRSD Approval of
Improvement
Plans
18. Installation in Main Thoroughfares. Where the
narrow width of a proposed alley or cul-de-sac is
so restrictive that the standard separation
requirements for water mains and sewer mains
cannot be maintained, the water and sewer mains
shall be installed within main thoroughfares,
outside of alleyways or cul-de-sacs. Water and
sewer mains may not be installed within
courtyards. Water meters shall be installed around
the outer perimeter of buildings. Installation of
water lines from the meter to each unit shall be
documented and submitted to the District.
DSRSD Approval of
Improvement
Plans
19. Provide Sufficient Capacity. All mains shall be
sized to provide sufficient capacity to
accommodate future flow demands in addition to
each development project's demand. Layout and
sizing of mains shall be in conformance with
DSRSD utility master planning.
DSRSD Grading Permit
Issuance
20. Submission of Proposed Easements. Prior to
approval by the City of a grading permit or a site
development permit, the locations and widths of all
proposed easement dedications for water and
sewer lines shall be submitted to and approved by
DSRSD.
DSRSD Grading Permit
Issuance
21. Locate Facilities in Public Streets. Water and
sewer mains shall be located in public streets
rather than in off-street locations to the fullest
DSRSD Approval of
Improvement
Plans
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 9 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
extent possible. If unavoidable, then sewer or
water easements must be established over the
alignment of each sewer or water main in an off-
street or private street location to provide access
for future maintenance and/or replacement.
22. Looped or Interconnect Pipelines. Domestic
and fire protection waterline systems for Tracts or
Commercial Developments shall be designed to be
looped or interconnected to avoid dead end
sections in accordance with requirements of the
DSRSD Standard Specifications and sound
engineering practice.
DSRSD Approval of
Improvement
Plans
23. Sewers to Operate by Gravity Flow. Sewers
shall be designed to operate by gravity flow to
DSRSD’s existing sanitary sewer system.
Pumping of sewage is discouraged and may only
be allowed under extreme circumstances following
a case-by-case review with DSRSD staff. Any
pumping station will require specific review and
approval by DSRSD of preliminary design reports,
design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment
of present worth 30-year operations and
maintenance costs as well as other conditions
within a separate agreement with the applicant for
any project that requires a pumping station.
DSRSD Approval of
Improvement
Plans
24. Advanced Metering Infrastructure (AMI). The
District employs Advanced Metering Infrastructure
(AMI), a fixed water meter reading system. The
system uses radio communication between the
individual water meter boxes or vaults and Tower
Gateway Base Stations (TGBs) to transmit data on
water consumption and meter readings. Due to the
high density and tall profile of the buildings in this
project, the buildings themselves may hinder
effective communication between the individual
meter boxes and the TGBs. Applicant shall fund an
AMI Propagation Study provided by the District to
determine if supplementary AMI communication
equipment is required. If findings show that
additional communication equipment is required,
the developer shall be responsible for providing
site and installation off supplementary equipment
specific to the District’s AMI system, as approved
by both the City of Dublin and the District.
DSRSD Building Permit
Issuance
25. Water and/or Sewer Capacity Demands. This
project will be analyzed by DSRSD to determine if
it represents additional water and/or sewer
DSRSD Building Permit
Issuance or
Construction
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 10 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
capacity demands on the District. Applicant will be
required to pay all incremental capacity reserve
fees for water and sewer services as required by
the project demands. All capacity reserve fees
must be paid prior to installation of a water meter
for water. If a water meter is not required, the
capacity reserve fee shall be paid prior to issuance
of a building permit. The District may not approve
the building permit until capacity reserve fees are
paid.
Permit Issuance
26. Obtain Permit to Construct Demands. No sewer
line or waterline construction shall be permitted
unless the proper utility construction permit has
been issued by DSRSD. A construction permit will
only be issued after all of the items listed under the
Fees condition for DSRSD have been satisfied.
DSRSD Approval of
Improvement
Plans
27. Backflow Prevention Devices/Double Detector
Check Valves. Above ground backflow prevention
devices/double detector check valves shall be
installed on fire protection systems connected to
the DSRSD water main. The applicant shall
collaborate with the Fire Department and with
DSRSD to size and configure its fire system.
DSRSD Approval of
Improvement
Plans
28. Proposed Irrigation. Any proposed irrigation for
this project shall be designed for and connected to
potable water. Unless explicitly stated otherwise by
DSRSD, recycled water irrigation is unavailable for
use for this project per DERWA recycled water
moratorium Resolution No. 19-3 dated 3/24/2019.
DSRSD Approval of
Improvement
Plans
29. No Installation Under Pavers, Decorative
Pavement or Concrete. Pipelines and related
appurtenances shall not be constructed
underneath pavers or decorative pavement or
concrete unless a DSRSD grant of easement form
is signed by the property owner.
DSRSD Approval of
Improvement
Plans
30. Offsite Easements. Offsite easements for
connection to DSRSD water facilities may be
required. The applicant shall be responsible for
acquiring all necessary off site easements and
constructing necessary off site water mains in
conformance with all DSRSD requirements.
DSRSD Approval of
Improvement
Plans
31. Water Supply Assessment. The Developer shall
be required to enter into a Planning Services
Agreement with DSRSD to conduct a Water
Supply Assessment to determine available supply
for the project. This shall be completed before or
during the Water Sewer Analysis with DSRSD.
DSRSD Grading Permit
Issuance
PUBLIC WORKS GENERAL CONDITIONS
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 11 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
32. Conditions of Approval. Applicant/Developer
shall comply with the City of Dublin Public Works
Standard Conditions of Approval contained below
(“Standard Condition”) unless specifically modified
by Project Specific Conditions of Approval for the
proposed Dublin Fallon 580 development project
(“Development”) set forth below.
PW On-going
33. Compliance. Applicant/Developer shall comply
with the Subdivision Map Act, the City of Dublin
Subdivision and Zoning Ordinances, City of Dublin
Title 7 Public Works Ordinance, which includes the
Grading Ordinance, the City of Dublin Public
Works Standards and Policies, the most current
requirements of the State Code Title 24 and the
Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit.
All Development-related public improvements
constructed by Applicant/Developer and to be
dedicated to the City are hereby identified as
“public works” under Labor Code section 1771
unless otherwise specified in the Dublin Fallon 580
Development Agreement. Accordingly,
Applicant/Developer, in constructing such
improvements, shall comply with the Prevailing
Wage Law (Labor Code. Sects. 1720 and
following).
PW On-going
34. Fees. The Applicant/Developer shall pay all
applicable fees in effect at the time of permit
issuance or final map approval unless otherwise
specified in the Dublin Fallon 580 Development
Agreement, including, but not limited to: Planning
fees; Dublin San Ramon Services District fees;
Public Facilities fees; Transportation Impact Fees;
City of Dublin Fire fees; Noise Mitigation fees;
Inclusionary House In-Lieu fees; Alameda County
Flood Control and Water Conservation District
fees; Dublin Ranch East Side Storm Drain Benefit
District.
Various
Depts
Grading Permit
Issuance or Final
Map Approval
35. Zone 7 Impervious Surface Fees. The
Applicant/Developer shall complete a “Zone 7
Impervious Surface Fee Application” and submit
an accompanying exhibit for review by the Public
Works Department. Fees generated by this
application will be due at grading permit issuance
or final map approval.
PW
Grading Permit
Issuance or
Final Map
Approval
PUBLIC WORKS – AGREEMENTS
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 12 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
36. Stormwater Management Maintenance
Agreement. Developer shall enter into an
Agreement with the City of Dublin that guarantees
the property owner’s perpetual maintenance
obligation for all stormwater management
measures installed as part of the project, including
those on-site and within the public Rights of Way.
In addition to stormwater management measures,
drainage v-ditches, mitigation areas, and existing
wetlands shall be included for reference, as
applicable. Said Agreement is required pursuant to
Provision C.3 of the Municipal Regional
Stormwater NPDES Permit, Order No. R2-2022-
0018. Said permit requires the City to provide
verification and assurance that all treatment
devices will be properly operated and maintained.
The Agreement shall be recorded against the
property and shall run with the land.
PW Grading Permit
Issuance
37. Improvement Agreement. Applicant/Developer
shall enter into an Improvement Agreement with
the City for all public improvements including any
required offsite storm drainage or roadway
improvements that are needed to serve the
development, as determined by the City Engineer.
The Improvement Agreement shall include security
(Faithful Performance and Labor and Material) to
guarantee completion of all required improvements
for each appropriate phase or stage of the
Development and associated Final Map.
PW Final Map
Approval
38. CC&Rs/Operating Agreement language:
At a minimum, the following statements or similar
must be included in the HOAs/CC&R’s and
POAs/Operating Agreement:
• Stormwater Management Maintenance
Agreement. The Development is subject to
the Stormwater Management Maintenance
Agreement dated
______________________ and recorded
on ______________________ as
Document No.
______________________________ in
the records of Alameda County, CA. Under
the Stormwater Management Maintenance
Agreement, this Development is
responsible for ensuring that the installed
stormwater management measures remain
in effective operating condition in perpetuity.
PW/ESD
Approval of
Final Map in
which
Stormwater
Infrastructure is
Associated
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 13 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Commencing on the date the Homeowners
Association/Property Owner’s Association
(select appropriate entity) begins operation,
the Association assumes the rights and
duties of the Property Owner as defined in
the Stormwater Management Maintenance
Agreement. The Board shall have full right,
power and authority to act on behalf of the
Association, its Members and the town
home, condominium, single-family
homeowners, commercial tenants under the
Stormwater Management Maintenance
Agreement.
• On-lot bioretention areas (as applicable):
The Homeowner's Association shall be
responsible for the maintenance of all
stormwater management measures,
including the bioretention areas on private
lots. The private, on-lot bioretention areas
shall be maintained in accordance with the
Stormwater Management Maintenance
Agreement and shall not be modified
without written approval from the City of
Dublin.
• Stormwater Treatment Measure
Maintenance: The stormwater
management measures (bioretention,
ponds, trash capture devices, etc.) shall be
inspected and maintained as detailed in the
Stormwater Management Maintenance
Agreement. The Association shall maintain
an inspection and maintenance record on
file made available to the City upon request.
In addition, all on-site storm drains shall be
cleaned at least annually before
commencement of the rainy season (by
October 1) of each year.
• Storm Drainage Restrictions: As part of the
original construction of the Development,
stormwater management measures were
installed within the Development in
connection with the Development’s
drainage system. Neither the Association
nor any Owner shall do any work, construct
any improvement, place any landscaping or
otherwise perform any action whatsoever
which alters or interferes with the drainage
pattern for any Lot or any portion of the
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 14 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Common Areas, except to the extent such
alteration in drainage pattern is approved in
writing by the City of Dublin.
• Good Housekeeping: The Homeowner's
Association shall be responsible for litter
control and sweeping of all paved surfaces
within the development. All private storm
drain systems are to be cleaned
immediately before the commencement of
the rainy season (October 15).
• Landscape Maintenance: Landscaping
shall be designed with an efficient irrigation
system to reduce runoff and promote
surface infiltration. Landscaping shall also
be designed and maintained to minimize the
use of fertilizers, herbicides and pesticides.
Each Owner, and the Association, is
encouraged to use integrated pest
management practices (less toxic pest
management) as a first step in maintaining
landscaping. Chemical pesticides and
fertilizers should be employed as a last step
in managing weeds and other pests, and
shall not be applied prior to forecast rain.
• Waste Haul Vehicle Back-Up Noise: For
units where individual cart service is
proposed for short alleys without truck turn
around, the property disclosures shall notify
future property owners that waste service
vehicles will include backup noise/beeping
as early as 6AM on trash service day. To
service all three streams (landfill, organics,
recycling), three different trucks will be on-
site each collection day.
PUBLIC WORKS – PERMITS AND BONDS
39. Encroachment Permit. Applicant/Developer shall
obtain an Encroachment Permit from the Public
Works Department for all construction activity
within the public right-of-way. At the discretion of
the City Engineer an encroachment permit for work
specifically included in an Improvement Agreement
may not be required.
PW Permit Issuance
40. Grading Permit. Applicant/Developer shall obtain
a Grading Permit from the Public Works
Department for all grading.
PW Permit Issuance
41. Security. Applicant/Developer shall provide faithful
performance security to guarantee the
improvements, as well as payment security, as
PW Permit Issuance
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 15 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
determined by the City Engineer (Note: The
performance security shall remain in effect until
one year after final inspection).
42. Permits from Other Agencies.
Applicant/Developer shall obtain all permits and/or
approvals for the Development required by other
agencies including, but not limited to:
• US Army Corps of Engineers
• US Fish and Wildlife Service
• Regional Water Quality Control Board
• Federal Emergency Management Agency
• California Department of Fish and Wildlife
• The five entities above shall collectively be
referred to as “Resource Agencies”
• California Dept. of Transportation (Caltrans)
• Bay Area Rapid Transit (BART)
• Livermore-Amador Valley Transit Authority
(LAVTA)
• Tri-Valley-San Joaquin Valley Regional Rail
Authority
• Dublin San Ramon Services District
(DSRSD)
• Alameda County Flood Control and Water
Conservation District Zone 7 (Zone 7)
PW Permit Issuance
PUBLIC WORKS - SUBMITTALS
43. Improvement Plan Submittal Requirements. All
submittals of plans shall comply with the
requirements of the “City of Dublin Public Works
Department Improvement Plan Submittal
Requirements”, the “City of Dublin Improvement
Plan Review Check List,” and current Public Works
and industry standards. A complete submittal of
improvement plans shall include all civil
improvements, joint trench, street lighting and on-
site safety lighting, landscape plans, and all
associated documents as required.
Applicant/Developer shall not piecemeal the
submittal by submitting various components
separately.
PW Grading Permit
Issuance
44. Improvement Plan Requirements from Other
Agencies. Applicant/Developer will be responsible
for submittals and reviews to obtain the approvals
of all participating non-City agencies, including but
not limited to: the Alameda County Fire Department
and the Dublin San Ramon Services District.
PW Grading Permit
Issuance
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 16 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
45. Composite Exhibit. Construction plan set shall
include a Composite Exhibit showing all site
improvements, utilities, landscaping improvements
and trees, etc. to be constructed to ensure that
there are no conflicts among the proposed and
existing improvements.
PW Grading Permit
Issuance
46. Geotechnical Report. Applicant/Developer shall
submit a Design Level Geotechnical Report, which
includes street pavement sections, grading and
additional information and/or clarifications as
determined by the City Engineer.
PW Grading Permit
Issuance
47. Ownership and Maintenance of Improvements.
Applicant/Developer shall submit an Ownership
and Maintenance Exhibit for review and approval
by Planning Division and Public Works
Department. Terms of maintenance are subject to
review and approval by the City Engineer.
PL, PW
Approval of Final
Map or Grading
Permit Issuance
48. Building Pads, Slopes and Walls.
Applicant/Developer shall provide the Public Works
Department with a letter from a registered civil
engineer or surveyor stating that the building pads
have been graded to within 0.1 feet of the grades
shown on the approved Grading Plans, and that the
top & toe of banks and retaining walls are at the
locations shown on the approved Grading Plans.
PW Acceptance of
Improvements
49. Approved Plan Files. Applicant/Developer shall
provide the Public Works Department a PDF format
file of approved site plans, including grading,
improvement, landscaping & irrigation, joint trench
and lighting.
PW Grading Permit
Issuance
50. Master Files. Applicant/Developer shall provide
the Public Works Department a digital vectorized
file of the “master” files for the project, in a format
acceptable to the City Engineer. Digital raster
copies are not acceptable. The digital vectorized
files shall be in AutoCAD 14 or higher drawing
format. All objects and entities in layers shall be
colored by layer and named in English. All
submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot.
PW Acceptance of
Improvements
51. Environmental and Sustainability Files.
Applicant/Developer shall provide to the Public
Works Department GIS shape files, provided in a
format acceptable to the City, all MRP Provision
C.3 stormwater features, trash capture devices,
mitigation measures, wetlands, v-ditches and
public waste containers.
PW/ESD Acceptance of
Improvements
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 17 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
52. SB 1383 Compliance Reporting. To comply with
SB 1383, applicant shall keep and maintain a copy
of all records pertaining to the procurement of SB
1383 compliant compost and mulch. Applicant shall
provide to the Public Works Department records
indicating the total compost and mulch procured or
used, the quantity of compost (tons or cubic yards)
and mulch (tons) procured from each facility or
entity, facility or vendor information (name of
facility, address, contact information), a general
description of how the compost and/or mulch was
used, and where compost and mulch was used,
and invoices demonstrating procurement.
PW/ESD Acceptance of
Improvements
PUBLIC WORKS – FINAL MAP, EASEMENTS AND ACCESS RIGHTS
53. Dedications. All rights-of-way and easement
dedications required by these conditions or
determined necessary by the City Engineer shall
be shown at each Final Map phase unless made by
separate instrument in accordance with the Dublin
Fallon 580 Development Agreement.
PW Final Map
Approval
54. Public Service Easements. A Public Service
Easement (PSE) shall be dedicated along the
project’s frontage to allow for the proper placement
of public utility vaults, boxes, appurtenances or
similar items behind the back-of-sidewalk. Private
improvements such as fences, gates or trellises
shall not be located within the PSE.
PW Final Map
Approval
55. Emergency Vehicle Access Easements. The
Applicant/Developer shall dedicate Emergency
Vehicle Access Easements (EVAE) over the clear
pavement width of all drive aisles as required by
the Alameda County Fire Department and City
Engineer.
PW Final Map
Approval
56. Abandonment of Easements.
Applicant/Developer shall obtain abandonment
from all applicable public agencies of existing
easements and rights-of-way within the project site
that will no longer be used. Prior to completion of
abandonment, the improvement plans may be
approved if the Applicant/Developer can
demonstrate to the satisfaction of the City Engineer
that the abandonment process has been initiated.
PW Final Map
Approval
57. Acquisition of Easements. Applicant/Developer
shall be responsible for obtaining all onsite and
offsite easements, and/or obtain rights-of-entry
from the adjacent property owners for any
improvements not located on their property. The
Applicant/Developer shall prepare all required
PW Final Map
Approval
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 18 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
documentation for dedication of all easements on-
site and off-site. The easements and/or rights-of-
entry shall be in writing and copies furnished to the
Public Works Department.
58. Approval by Others. The Applicant/Developer will
be responsible for submittals and reviews to obtain
the approvals of all applicable non-City agencies.
PW Final Map
Approval
PUBLIC WORKS - GRADING
59. Grading Plan. The Grading Plan shall be in
conformance with the recommendation of the
Geotechnical Report, the approved Tentative Maps
, and the City design standards & ordinances. In
case of conflict between the soil engineer’s
recommendation and the City ordinances, the City
Engineer shall determine which shall apply.
PW Grading Permit
Issuance
60. Geotechnical Engineer Review and Approval.
The Project Geotechnical Engineer shall be
retained to review all final grading plans and
specifications. The Project Geotechnical Engineer
shall approve all grading plans prior to
City approval.
PW
Grading Permit
Issuance/
Sitework Permit
61. Grading Off-Haul. The disposal site and haul truck
route for any off-haul dirt materials shall be subject
to the review and approval by the City Engineer
prior to the issuance of a Grading Permit. If the
Applicant/Developer does not own the parcel on
which the proposed disposal site is located, the
Applicant/Developer shall provide the City with a
Letter of Consent signed by the current owner,
approving the placement of off-haul material on
their parcel. A Grading Plan may be required for
the placement of the off-haul material.
A Transportation Permit or Encroachment Permit
may be required for the haul route, as determined
by the City Engineer, which shall include a pre- and
post-hauling survey of the pavement condition.
Applicant/Developer shall be responsible for
repairing damaged pavement due to hauling
operations, as determined by the City Engineer.
PW
Grading Permit
Issuance/
Sitework Permit
62. Erosion Control Plan. A detailed Erosion and
Sediment Control Plan shall be included with the
Grading Plan submittal. The plan shall include
detailed design, location, and maintenance criteria
of all erosion and sedimentation control measures.
The plan shall also address site housekeeping best
management practices.
PW Grading Permit
Issuance
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 19 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Demolition Plan. The Applicant/Developer’s Civil
Engineer shall prepare a demolition plan for the
project, which shall be submitted concurrent with
the improvement plan package. The demolition
plan shall address the following:
• Pavement demolition, including streetlights
and landscaped median islands.
• Landscaping and irrigation
• Fencing to be removed and fencing to remain
• Any items to be saved in place and or
protected, such as trees, water meters, sewer
cleanouts, drainage inlets or backflow
prevention devices.
PW Grading Permit
Issuance
PUBLIC WORKS – STORM DRAINAGE & OTHER UTILITIES
63. On-site Storm Drain System. Storm drainage for
the 10-year storm event shall be collected on-site
and conveyed through storm drains to the public
storm drain system. Show the size and location of
existing and proposed storm drains and catch
basins on the site plan. Show the size and location
of public storm drain lines and the points of
connection for the on-site storm drain system.
PW Grading Permit
Issuance
64. Overland Release. Grading and drainage shall be
designed so that surplus drainage (above and
beyond that of the 10-year storm event) not
collected in site catch basins, is directed overland
so as not to cause flooding of existing or proposed
buildings.
PW Grading Permit
Issuance
65. Storm Drain Easements. Private storm drain
easements and maintenance roads shall be
provided for all private storm drains or ditches that
are located on private property. The
Applicant/Developer shall be responsible for the
acquisition of all storm drain easements from offsite
property owners which are required for the
connection and maintenance of all offsite storm
drainage improvements.
PW Grading Permit
Issuance
66. Storm Drain Inlet Markers. All public and private
storm drain inlets must be marked with storm drain
markers that read: “No dumping, drains to creek,”
and a note shall be shown on the improvement
plans. The markers may be purchased from the
Public Work Department.
PW Acceptance of
Improvements
67. Fire Hydrants. Fire hydrant locations shall be
approved by the Alameda County Fire Department.
A raised reflector blue traffic marker shall be
installed in the street opposite each hydrant, and
shown on the signing & striping plan.
PW Acceptance of
Improvements
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 20 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
68. Dry Utilities. Applicant/Developer shall construct
gas, electric, telephone, cable TV, and
communication improvements within the fronting
streets and as necessary to serve the project and
the future adjacent parcels as approved by the City
Engineer and the various Public Utility agencies.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
69. Dry Utility Locations. All electric, telephone,
cable TV, and communications utilities, shall be
placed underground in accordance with the City
policies and ordinances. All utilities shall be located
and provided within public utility easements or
public services easements and sized to meet utility
company standards.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
70. Utility Vaults and Boxes. All utility vaults, boxes,
and structures, unless specifically approved
otherwise by the City Engineer, shall be
underground and placed in landscaped areas and
screened from public view. Landscape drawings
shall be submitted to the City showing the location
of all utility vaults, boxes, and structures and
adjacent landscape features and plantings. The
Joint Trench Plans shall be submitted along with
the grading and/or improvement plans.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
PUBLIC WORKS - STREET IMPROVEMENTS
71. Public Improvements. The public improvements
shall be constructed generally as shown on the
Tentative Maps. However, the approval of the
Tentative Maps is not an approval of the specific
design of the drainage, traffic circulation, parking,
stormwater treatment, sidewalks and street
improvements.
PW
Grading Permit
or Encroachment
Permit Issuance
72. Public Improvement Conformance. All public
improvements shall conform to the City of Dublin
Standard Plans, current practices, and design
requirements and as approved by the City
Engineer.
PW
Grading Permit
or Encroachment
Permit Issuance
73. Public Street Slopes. Public streets shall be a
minimum 1% slope with minimum gutter flow of
0.7% around bulb outs.
PW
Grading Permit
or Encroachment
Permit Issuance
74. Pavement Structural Sections. Asphalt concrete
pavement sections within the public right-of-way
shall be designed using the Caltrans method for
flexible pavement design (including the asphalt
factor of safety), an assumed R-Value of 5. Final
pavement sections shall be based on the actual R-
Value obtained from pavement subgrade.
PW
Grading Permit
or Encroachment
Permit Issuance
75. Curb Ramps. City standard curb ramps are
required at all intersections. All curb ramps shall PW Grading Permit
or Encroachment
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 21 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
include truncated domes, and meet the most
current City and ADA design standards. Show curb
ramp locations on the plans. Please note that all
curb returns on public streets shall have directional
or dual ADA ramps – one for each crosswalk and
oriented to align parallel with the crosswalk.
Permit Issuance
76. Visibility Triangle. All improvements within the
sight visibility triangle at all intersections, including
but not limited to walls and landscaping, shall be a
maximum height of 30” from the roadway surface
elevation at the nearest lane.
PW
Grading Permit
or Encroachment
Permit Issuance
77. Traffic Signing and Striping.
Applicant/Developer shall install all traffic signage,
striping, and pavement markings as required by the
City Engineer. Signing plans shall show street
name and stop signs and any other regulatory
signage appropriate for the project. Striping plans
shall show stop bars, lane lines and channelization
as necessary. Striping plans shall distinguish
between existing striping to be removed and new
striping to be installed. All striping shall be
thermoplastic.
PW
Grading Permit
or Encroachment
Permit Issuance
78. Street Lighting. Street light standards and
luminaries shall be designed and installed or
relocated as determined by the City Engineer.
PW
Grading Permit
or Encroachment
Permit Issuance
PUBLIC WORKS - CONSTRUCTION
79. Erosion Control Implementation. The Erosion
and Sediment Control Plan shall be implemented
between October 1st and April 30th unless
otherwise allowed in writing by the City Engineer.
The Applicant/Developer will be responsible for
maintaining erosion and sediment control
measures for one year following the City’s
acceptance of the improvements.
PW
Start of
Construction and
On-going
80. Archaeological Finds. If archaeological materials
are encountered during construction, construction
within 100 ft of these materials shall be halted until
a professional Archaeologist certified by the
Society of California Archaeology (SCA) or the
Society of Professional Archaeology (SOPA) has
had an opportunity to evaluate the significance of
the find and suggest appropriate mitigation
measures.
PW
Start of
Construction and
On-going
81. Construction Activities. Construction activities,
including the idling, maintenance, and warming up
of equipment, shall be limited to Monday through
Friday, and non-City holidays, between the hours
of 7:30 a.m. and 6:00 p.m. except as otherwise
PW
Start of
Construction and
On-going
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 22 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
approved by the City Engineer. Extended hours or
Saturday work will be considered by the City
Engineer on a case-by-case basis. Note that the
construction hours of operation within the public
right-of-way are more restrictive.
82. Temporary Fencing. Temporary construction
fencing shall be installed along the construction
work perimeter to separate the construction area
from the public. All construction activities shall be
confined within the fenced area. Construction
materials and/or equipment shall not be
operated/stored outside of the fenced area or
within the public right-of-way unless approved in
advance by the City Engineer.
PW
Start of
Construction and
On-going as
Needed
83. Construction Noise Management Plan.
Applicant/Developer shall prepare a construction
noise management plan that identifies measures to
minimize construction noise on surrounding
developed properties. The plan shall include hours
of construction operation, use of mufflers on
construction equipment, speed limit for
construction traffic, haul routes and identify a noise
monitor. Specific noise management measures
shall be provided prior to project construction.
PW
Start of
Construction
Implementation,
and On-going as
needed
84. Traffic Control Plan. Closing of any existing
pedestrian pathway and/or sidewalk during
construction shall be implemented through a City-
approved Traffic Control Plan and shall be done
with the goal of minimizing the impact on
pedestrian circulation.
PW
Start of
Construction and
On-going as
needed
85. Construction Traffic Interface Plan.
Applicant/Developer shall prepare a plan for
construction traffic interface with public traffic on
any existing public street. Construction traffic and
parking may be subject to specific requirements by
the City Engineer.
PW
Start of
Construction;
Implementation,
and On-going as
needed
86. Pest Control. Applicant/Developer shall be
responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
PW On-going
87. Dust Control Measures. Applicant/Developer
shall be responsible for watering or other dust-
palliative measures to control dust as conditions
warrant or as directed by the City Engineer.
PW
Start of
Construction;
Implementation
On-going as
needed
88. Dust Control/Street Sweeping. The
Applicant/Developer shall provide adequate dust
control measures at all times during the grading
and hauling operations. All trucks hauling export
PW During Grading
and Site Work
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 23 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
and import materials shall be provided with tarp
cover at all times. Spillage of haul materials and
mud-tracking on the haul routes shall be prevented
at all times. The Applicant/Developer shall be
responsible for sweeping of streets within,
surrounding and adjacent to the project, as well as
along the haul route, if it is determined that the
tracking or accumulation of material on the streets
is due to its construction activities.
89. Construction Traffic and Parking. All
construction-related parking shall be off-street in an
area provided by the Applicant/Developer.
Construction traffic and parking shall be provided in
a manner approved by the City Engineer.
PW
Start of
Construction and
On-going
PUBLIC WORKS – EROSION CONTROL & STORMWATER QUALITY
90. Stormwater Treatment. Consistent with Provision
C.3 of the Municipal Regional Stormwater NPDES
Permit (MRP) Order No. R2-2022-0018 the
Applicant/Developer shall submit documentation
including construction drawings demonstrating all
stormwater treatment measures and
hydromodification requirements as applicable are
met.
PW/ESD Grading Permit
Issuance
91. Stormwater Site Design and Source Control. All
applicable site design measures and structural and
operational stormwater source controls shall be
implemented as required by the MRP.
PW/ESD Grading/Sitework
Permit Issuance
92. Maintenance Access. Applicant/Developer shall
design and construct maintenance access to all
stormwater management measures and mitigation
swales, as appropriate. Maintenance access for
equipment and personnel to overflow risers,
cleanouts and other structures is required. The
final number, location, width, and surfacing of
maintenance access points from public or private
streets is subject to the approval of the City
Engineer.
PW/ESD Grading Permit
Issuance
93. NOI and SWPPP. Prior to any clearing or grading,
Applicant/Developer shall provide the City
evidence that a Notice of Intent (NOI) has been
sent to the California State Water Resources
Control Board per the requirements of the NPDES.
A copy of the Storm Water Pollution Prevention
Plan (SWPPP) shall be provided to the Public
Works Department and be kept at the construction
site.
PW
Start of Any
Construction
Activities
94. SWPPP. The Storm Water Pollution Prevention
Plan (SWPPP) shall identify the Best Management PW SWPPP to be
Prepared Prior to
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 24 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Practices (BMPs) appropriate to the project
construction activities. The SWPPP shall include
the erosion and sediment control measures in
accordance with the regulations outlined in the
most current version of the Association of Bay Area
Governments (ABAG) Erosion and Sediment
Control Handbook or State Construction Best
Management Practices Handbook. The
Applicant/Developer is responsible for ensuring
that all contractors implement all storm water
pollution prevention measures in the SWPPP.
Grading Permit
Issuance;
Implementation
Prior to Start of
Construction and
On-going as
needed
95. Stormwater Management Plan. The Stormwater
Management Plan has been approved in concept
only. A final Stormwater Management Plan shall be
submitted for review and approval by the City
Engineer. Approval is subject to the
Applicant/Developer providing the necessary
plans, details, and calculations that demonstrate
the plan complies with the standards issued by the
San Francisco Bay Regional Water Quality Control
Board and Alameda Countywide Clean Water
Program. Landscape Based Stormwater
Management Measures shall be irrigated and be
on a separate irrigation controller from traditional
landscape, and meet WELO requirements.
PW/ESD Grading Permit
Issuance
96. Stormwater Control Plan. A narrative Stormwater
Control Plan with sufficient detail to ensure the
stormwater design, site plan, and landscaping plan
are congruent shall be submitted for review and
approval by the City Engineer. The Stormwater
Control Plan shall consist of a report and exhibit.
Required details of the plan are available at:
https://dublin.ca.gov/1656
PW/ESD Grading Permit
Issuance
97. SB 1383 Compliance. To comply with SB 1383
procurement requirements, all mulch and compost
used in stormwater management measures and
general landscape areas shall meet SB 1383
procurement requirements. Specifically, compost
must be produced at a permitted composting
facility; digestate, biosolids, manure and mulch do
not qualify as compost. Eligible mulch must be
derived from organic materials and be produced at
a permitted transfer station, landfill, or composting
facility. Examples of allowed compost include
arbor mulch and composted mulch. Examples of
allowed mulch include mulch made from recycled
pallets and dimensional lumber, aged tree
trimmings, wood fines, and screened compost
PW/ESD Grading Permit
Issuance
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 25 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
overs. Mulch must meet or exceed the physical
contamination, maximum metal concentration, and
pathogen density standards for land application
specified in 14 CCR 17852(a)(24.5)(A)1 through 3.
98. Trash Capture. The project must include
appropriate full trash capture devices for both
private and public improvements. Specific details
on the trash capture devices selected are required
on the construction plan set demonstrating how
MRP Provision C.10 (trash capture) requirements
are met. A list of approved full trash capture
devices may be found at the California Stormwater
Quality Association website at the following link:
https://www.casqa.org/resources/trash/certified-
full-capture-system-trash-treatment-control-
devices. Please note that lead time for trash
capture device delivery can be substantial. The
applicant/contractor shall plan accordingly.
PW Grading Permit
Issuance
99. Phased Construction and Stormwater
Management Measures. Required stormwater
treatment, hydromodification management, and
trash capture devices shall be installed concurrent
with construction of the first phase of
improvements. Temporary facilities are not
permitted.
PW/ESD Grading Permit
Issuance
PUBLIC WORKS – ON-SITE IMPROVEMENTS
100. Photometrics. The Applicant/Developer shall
provide a complete photometrics plan for both
onsite and frontage roadways. Include the
complete data on photometrics, including the High,
Average and Minimum values for illuminance and
uniformity ratio.
PW
Grading Permit
or Encroachment
Permit Issuance
101. Garbage Truck Access. The Applicant/Developer
shall provide plans and details on anticipated
garbage truck access and routes, in addition to
example set-out diagrams for waste carts/bins
placement on garbage day demonstrating
adequate space available for carts/bins. Carts and
bins shall not block street or driveway access. On
street parking must be considered (e.g., if on street
parking is allowed, demonstrate that there is
adequate space for parked cars and three-stream
carts).
PW/ESD Final Map
Approval
PUBLIC WORKS - SPECIAL CONDITIONS
Street Lighting Maintenance Assessment
District. The Developer shall petition to have the
project area annexed into the Dublin Ranch Street
Lighting Maintenance Assessment District and
PW First Final Map
Approval
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 26 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
shall provide any exhibits required for the
annexation. In addition, Developer shall pay all
administrative costs associated with processing the
annexation.
102. Traffic Impact Fees. Applicant/Developer shall
pay the Eastern Dublin and Tri-Valley
Transportation Development traffic impact fees at
each Final Map phase
PW Final Map
Approval
103. Local Transportation Analysis. Project will
comply with the improvement requirements
identified in the local transportation analysis to
address deficiencies.
PW Final Map
Approval
104. Dublin Ranch East Side Storm Drain Benefit
District. The project is located within the Dublin
Ranch East Side Storm Drain Benefit District. The
project shall meet the Benefit District requirements
and Applicant shall pay fees as stated in Ordinance
No. 06-07.
PW First Final Map
Approval
105. Final Map Signature Omissions. The Applicant
shall send by certified mail, a copy of the proposed
final map, together with a copy of the SMA Section,
to any public entity or public utility which has
previously acquired a right-of-way or easement on
the parcels within the proposed subdivision
informing them of the subdivision and consent to
omit their signatures on the map, as described in
Government Code Section 66436(A)(3)(a)(i). This
shall be completed prior to approval of the large lot
final map and future subdivision maps.
PW
First Final Map
and Successive
Final Maps
106. Conservation Easements. Final Maps shall
delineate boundaries of conservation easements
which may be required for on-site conservation
areas.
PW First Final Map
Approval
107. Public Access Easement to Community Park.
The Applicant/Developer shall dedicate Public
Access Easement from Pandora Way through
Parcel 7 to the Community Park (Parcel 5) on the
large lot final map to ensure Parcel 5 is not
landlocked.
PW First Final Map
Approval
108. Public Street Dedications. Applicant/Developer
shall dedicate public street right-of-way on the
property in fee and public service easements as
required for the construction of the ultimate buildout
geometry of Fallon Road, Dublin Boulevard, and
Croak Road. Geometry shall include stormwater
treatment within the public right-of-way.
Additionally, two curb ramps per corner at each
PW First Final Map
Approval
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 27 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
intersection are required. Right-of-way dedications
shall accommodate these improvements.
109. Fiber Communication Conduit. Applicant shall
work with the City to install conduit(s) for future City
owned fiber communication lines on Croak Road,
Central Parkway, Fallon Road, and Dublin
Boulevard property frontages.
PW Improvement
Plan Approval
110. Existing Easements. Grading and construction of
improvements proposed within existing easements
shall be coordinated and authorized by the
easement holder and any agency having existing
utilities onsite. Applicant shall submit to the City
written authorization from easement holders for
work to be completed within their easements.
PW Grading Permit
Issuance
111. Right of Entry. The applicant shall obtain right of
entry from adjacent property owner(s) for any
grading work on adjacent property prior to permit
issuance.
PW Grading Permit
Issuance
112. Grading at Public Service and Public Utility
Easements. Slopes shall be a maximum of 2%
within public utility easements and public service
easements fronting rights-of-way.
PW Grading Permit
Issuance
113. Natural Community Park. The Natural
Community Park as shown on Parcel 4 and Parcel
6 on Vesting Tentative Tract Map No. 8663 shall be
shown on the final map and deeded to the City of
Dublin per the Dublin Fallon 580 Development
Agreement. The City will not accept Parcels 4 and
6 on Vesting Tentative Tract Map No. 8663 until all
associated improvements are completed as
generally shown on Vesting Tentative Tract Map
No. 8663 to the satisfaction of the City Engineer
and Park & Community Services Director.
Required improvements include, but are not limited
to, the following.
• 12’ wide compacted Class 2 Aggregate
Base (AB) maintenance access road with
associated drainage generally as shown on
the Tentative Maps.
• Fencing and gate access separating
maintenance access road and adjacent
private parcel.
• Fencing at the perimeter of the park to allow
for grazing for vegetation management and
protection from wild game (i.e. feral pigs).
Caltrans standard detail A86 or approved
equal.
PW First Final Map
Approval
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 28 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
• Off-street access gates shall be located to
provide a pull off area for truck/trailer while
opening/closing the access gates.
• Minimum 1/2 acre graded pad area for
maintenance storage and provide access
from public street to graded pad.
• Utility Stubs: Storm drainage, sanitary
sewer, potable water, recycled water (as
applicable) and electric services shall be
stubbed to each Natural Community Park
parcel at locations approved by the City
Engineer and Park & Community Services
Director.
114. Maintenance Access Easement for Natural
Community Park. Applicant/Developer shall
dedicate maintenance access easements over all
City maintenance entries and roads located on
private parcels providing access to the Natural
Community Park, to the satisfaction of the City
Engineer.
PW First Final Map
Approval
115. Community Park. The Community Park shown on
Parcel 5 on Vesting Tentative Map 8663 shall be
shown on the final map and deeded to the City of
Dublin by separate instrument. The City will not
accept the future community park until the site is
rough graded, including erosion control measures,
and all associated improvements are completed as
generally shown on Vesting Tentative Map 8663 to
the satisfaction of the City Engineer and the Parks
& Community Services Director. Required
improvements include, but are not limited to the
following.
• Secondary access from the cul-de-sac at
Parcel 10
• Maintenance access
• Utility Stubs: Storm drainage, sanitary
sewer, potable water, recycled water (as
applicable) and electric services shall be
stubbed to the Community Park parcel at
locations approved by the City Engineer and
Park & Community Services Director.
Parkland credits will not be provided until the
required grading and improvements are complete
or an agreement with the City is executed for the
completion of the improvements.
PW First Final Map
Approval
116. Deed Disclosure for Waste Haul Vehicle
Back-Up Noise. Deed disclosures shall be
included for units where individual cart service is
PW Final Map
Approval
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 29 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
proposed for short alleys without truck turn around.
The property disclosures shall notify future property
owners that waste service vehicles will include
backup noise/beeping as early as 6AM on trash
service day. To service all three streams (landfill,
organics, recycling), three different trucks will be
on-site each collection day.
117. Storm Drain Design. Applicant shall submit final
hydrology/hydraulic report associated with final
design of the project. Runoff coefficients used in
the in the report shall be calculated using actual
surfaces in the project (not assumed values), and
use coefficients shown in Table 7-3 of the CWP C.3
Technical Manual.
PW Grading Permit
Issuance
118. Landscape Features within Public Right-of-
Way. The Property Owner shall enter into an
“Agreement for Long Term Encroachment for
Landscape Features” with the City to require the
Property Owner to maintain the landscape and
decorative features within public right-of-way
including frontage landscaping, decorative
pavements and special features (i.e. walls, portals,
benches, etc.). The Agreement shall identify the
ownership of the special features and maintenance
responsibilities. The Property Owner will be
responsible for maintaining the surface of all
decorative pavements including restoration
required as the result of utility repairs.
PW
Grading Permit
or Encroachment
Permit Issuance
119. ReScape California Landscape Design. All
publicly owned landscape (e.g. parks, right of way,
etc.) shall be designed and rated to meet ReScape
standards. The applicant is encouraged to design
all other landscape areas according to ReScape
Landscape standards.
PW/ESD Grading Permit
Issuance
120. Street Restoration. A pavement treatment, such
as slurry seal or grind and overlay, will be required
within the public streets fronting the site as
determined by the Public Works Department. The
type and limits of the pavement treatment shall be
determined by the City Engineer based upon the
number and proximity of trench cuts, extent of
frontage and median improvements, extent of
pavement striping and restriping, excessive wear
and tear/damage due to construction traffic, etc.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
121. Overhead Utilities. All new and existing overhead
utilities shall be placed underground. PW
Grading Permit
or Encroachment
Permit Issuance
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 30 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
122. Hydromodification Management Standards.
This project is subject to hydromodification
management measures. The Applicant/Developer
shall review the Bay Area Hydrology Model
(BAHM) Review Worksheet for all projects that
must meet Hydromodification Management
Standards. The worksheet is available on the
City’s website at the following webpage:
http://dublin.ca.gov/1656/
PW
Grading Permit
or Encroachment
Permit Issuance
123. Special Projects, Non-LID Stormwater
Treatment. No part of this project is considered a
special project. Mechanical devices are not
allowed. The project must use 100% LID for
stormwater treatment.
PW/ESD
Grading Permit
or Encroachment
Permit Issuance
124. Stormwater Management Design.
• City standard details shall be used for
bioretention areas along Croak Road and
other public streets.
• Interceptor trees are not allowed.
• Trees located within bioretention areas are
discouraged.
• Any bubble-ups proposed shall be located
outside of the treatment measure, in native
soil.
• For plant selection in bioretention areas,
reference the City of Dublin Guidance for
Plant Selection, Spacing and Irrigation in
Stormwater Treatment Facilities located on
the City’s website at the following link:
https://dublin.ca.gov/DocumentCenter/View/34418
/City-of-Dublin-Guidance-for-Plant-Selection-
622023?bidId=
PW/ESD Final Map
Approval
125. Mitigation Measures. The applicant shall provide
to the Planning Division and the Public Works
Department a copy of the mitigation measures
maintenance manual and schedule for reference,
including maintenance procedures and protocols to
follow after mitigation reporting is complete.
PW/ESD Acceptance of
Improvements
126. Croak Road. Croak Road is designated as a
residential collector street with an existing right-of-
way width of 40 feet and pavement width of 34 feet.
The developer shall dedicate sufficient right-of-way
and provide public street improvements along the
project frontage to achieve minimum 44 feet curb
to curb with additional turn lanes as needed. Street
improvements shall include, but are not limited to:
removal and replacement of existing AC pavement,
installation of new pavement, curb and gutter, bike
PW First Final Map
Approval
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 31 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
lanes, minimum 8-foot wide multi-use trail,
accessible ramps, landscape, irrigation, street
lights and utility lateral(s) to serve the development.
PUBLIC WORKS – TRACT 8666 SPECIAL CONDITIONS
127. Geologic Hazard Abatement District. Prior to
filing of final map for Tract 8666, Developer shall
annex Tract 8666 and Parcel 10 of Tract 8663 into
the Fallon Village Geologic Hazard Abatement
District (GHAD). The board of directors for the
GHAD shall be the City Council and the City of
Dublin. The GHAD shall be responsible for the
ongoing maintenance of open space areas
(including benches and brow ditches, maintenance
roads or trails, and fencing) and water quality
control ponds, and shall include a reserve for
unforeseen repair of future slope stability.
Developer shall be responsible for submitting all
documents necessary for annexation into the
GHAD, including a plan of control, which shall
include an annual operating budget for buildout of
the project, and the petition. Developer shall also
be responsible for all administrative costs
associated with processing the annexation. An
engineer’ report shall be prepared and adopted by
the GHAD Board, setting the amount of the annual
assessment. The GHAD Board shall approve the
assessment levy prior to or concurrently with the
approval of the large lot final map by the City
Council. Initial assessments against property
owners shall not be lower than ultimate
assessments at buildout. The CC&Rs for the
project shall contain financial mechanisms, such as
deed assessments, enforceable by the City to
ensure the property owners are obligated to pay the
costs of maintenance in the event that the GHAD is
dissolved or does not have sufficient resources to
perform its obligations. The CC&Rs shall also
include provisions that require the property owners’
association to pay the GHAD or City’s attorneys’
fees in the event that either enforces the
Homeowner’s Association’s obligation to fund
maintenance of the open space areas and the
water quality control ponds. The CC&Rs shall be
reviewed and approved by the City Engineer and
City Attorney to ensure compliance with this
condition of approval.
PW Tract 8666 Final
Map Approval
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 32 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
128. Private Street and Private Property
Maintenance. Any private property or private
streets shall be privately owned and maintained.
PW Acceptance of
Improvements
129. Pandora Way. Pandora Way is designated as a
minor residential street with an existing right-of-way
width of 33 feet and pavement width of 32 feet. The
Applicant/Developer shall dedicate 9 feet of right-
of-way along the project frontage to achieve 42 feet
of total right-of-way and provide public street
improvements. Street improvements shall include,
but are not limited to: removal of existing curb and
gutter, installation of new pavement, curb and
gutter, 4.5-foot wide sidewalk, accessible ramps
and utility lateral(s) to serve the residential
development.
PW Tract 8666 Final
Map Approval
130. Vehicle Parking. All on-site vehicle parking
spaces shall conform to the following:
a. All parking spaces shall be double striped
using 4” white lines set 2 feet apart in
accordance with City Standards and DMC
8.76.070.A.17.
b. 12”-wide concrete step-out curbs shall be
constructed at each parking space where
one or both sides abut a landscaped area or
planter.
c. Where wheel stops are shown, individual 6’
long wheel stops shall be provided within
each parking space in accordance with City
Standards.
d. A minimum 2’ radius shall be provided at
curb returns and curb intersections where
applicable.
e. Parking stalls next to walls, fences and
obstructions to vehicle door opening shall be
an additional 4’ in width per DMC
8.76.070.A.16.
Landscaped strips adjacent to parking stalls shall
be unobstructed in order to allow for a minimum 2-
foot vehicular overhang at front of vehicles.
PW Grading Permit
Issuance
131. Signing and Striping Plan. A Traffic Signing and
Striping Plan showing all proposed signing and
striping shall be submitted for review and approval
by the City Engineer.
PW
Grading Permit
or Encroachment
Permit Issuance
132. Right-of-Way Dedication at Adjacent Property
(Tract 8197 – Jordan Ranch). Approval of the
Development requires the Applicant/Developer to
construct public right-of-way and make good faith
efforts to acquire the necessary land title and
PW Final Map
Approval
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 33 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
interests from the adjoining property owner of the
common area to the north. Government Code
section 66462.5 (“Section 66462.5”) provides
that, under circumstances in which neither the City
nor the Developer has the necessary property
interests to complete an improvement required by
the tentative map conditions, the City shall either
(a) require Developer to enter into an agreement
that requires the completion of the improvement at
such time as it has acquired the interests or (b)
acquire the necessary interests within 120 days of
filing the map or waive the condition requiring the
improvement. Developer desires more certainty
regarding when the improvements will be
completed, and the City desires that a diligent,
good-faith effort be made by the Developer to
acquire the necessary interests with the agreement
of the adjacent owner. Accordingly, the City
agrees, upon Developer’s demonstration of such
diligent, good faith efforts to the satisfaction of the
City Manager, to commence the process described
under Section 66462.5 within 90 days of providing
such evidence to the City Manager. All costs
associated with acquisition shall be the obligation
of Developer.
PUBLIC WORKS – TRACT 8667 SPECIAL CONDITIONS
133. Geologic Hazard Abatement District. If the
Developer desires to have Tract 8667 annexed into
the Fallon Village Geologic Hazard Abatement
District (GHAD), the Developer shall submit a
geotechnical report for review to verify the parcel is
within a Geologic Hazard Area. If determination is
made that the parcel is within a Geologic Hazard
Area, the annexation of Parcel 8 of Tract 8663 into
the Fallon Village Geologic Hazard Abatement
District (GHAD) shall be completed prior to filing of
Final Map 8667. The board of directors for the
GHAD shall be the City Council and the City of
Dublin. The GHAD shall be responsible for the
ongoing maintenance of open space areas
(including benches and brow ditches, maintenance
roads or trails, and fencing) and water quality
control ponds, and shall include a reserve for
unforeseen repair of future slope stability.
Developer shall be responsible for submitting all
documents necessary for annexation into the
GHAD, including a plan of control, which shall
PW Tract 8667 Final
Map Approval
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 34 of 35
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
include an annual operating budget for buildout of
the project, and the petition. Developer shall also
be responsible for all administrative costs
associated with processing the annexation. An
engineer’ report shall be prepared and adopted by
the GHAD Board, setting the amount of the annual
assessment. The GHAD Board shall approve the
assessment levy prior to or concurrently with the
approval of the large lot final map by the City
Council. Initial assessments against property
owners shall not be lower than ultimate
assessments at buildout. The CC&Rs for the
project shall contain financial mechanisms, such as
deed assessments, enforceable by the City to
ensure the property owners are obligated to pay the
costs of maintenance in the event that the GHAD is
dissolved or does not have sufficient resources to
perform its obligations. The CC&Rs shall also
include provisions that require the property owners’
association to pay the GHAD or City’s attorneys’
fees in the event that either enforces the
Homeowner’s Association’s obligation to fund
maintenance of the open space areas and the
water quality control ponds. The CC&Rs shall be
reviewed and approved by the City Engineer and
City Attorney to ensure compliance with this
condition of approval.
134. Private Street and Private Property
Maintenance. Any private property or private
streets shall be privately owned and maintained.
PW Acceptance of
Improvements
135. Vehicle Parking. All on-site vehicle parking
spaces shall conform to the following:
f. All parking spaces shall be double striped
using 4” white lines set 2 feet apart in
accordance with City Standards and DMC
8.76.070.A.17.
g. 12”-wide concrete step-out curbs shall be
constructed at each parking space where
one or both sides abut a landscaped area or
planter.
h. Where wheel stops are shown, individual 6’
long wheel stops shall be provided within
each parking space in accordance with City
Standards.
i. A minimum 2’ radius shall be provided at
curb returns and curb intersections where
applicable.
PW Grading Permit
Issuance
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 35 of 35
PASSED, APPROVED AND ADOPTED this ______ day of ________ 2024, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
j. Parking stalls next to walls, fences and
obstructions to vehicle door opening shall be
an additional 4’ in width per DMC
8.76.070.A.16.
Landscaped strips adjacent to parking stalls shall
be unobstructed in order to allow for a minimum 2-
foot vehicular overhang at front of vehicles.
136. Signing and Striping Plan. A Traffic Signing and
Striping Plan showing all proposed signing and
striping shall be submitted for review and approval
by the City Engineer.
PW
Grading Permit
or Encroachment
Permit Issuance
137. Central Parkway. Central Parkway is designated
as a residential collector street with an existing
right-of-way width of 51 feet and pavement width of
31 feet. The developer shall dedicate 13 feet of
right-of-way along the project frontage to achieve
64 feet of total right-of-way and provide public
street improvements. Street improvements shall
include, but are not limited to: removal of existing
AC berm and V-ditch, installation of new pavement,
curb and gutter, 8-foot wide sidewalk, accessible
ramps, landscape, irrigation, street lights and utility
lateral(s) to serve the residential development.
PW Tract 8667 Final
Map Approval
FUTURE ROADWAY
EX. DUBLIN BLVD
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FUTURE CENTRAL PKWY
EX. CENTRAL PKWY
I-580
FUTURE DUBLIN BLVD
FU
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B
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MH
6.48±AC.
(6.50±AC.)
GC/CO
14.83±AC.
(17.43±AC.)
GC/CO
10.42±AC.
(12.30±AC.)
GC/CO
18.38±AC.
(20.16±AC.)
GC/CO
65.38± AC.
(74.41± AC.)
P/PR
8.57±AC.
(9.19±AC.)
P/PR
28.89± AC.
(33.40± AC.)
PARCEL 6
PARCEL 1
PARCEL 2
PARCEL 4
PARCEL 7
PARCEL 9
PARCEL 3
CP
7.22±AC.
(7.22±AC.)
PARCEL 5
EX PANDORA WAY
OS
2.28± AC.
(2.28± AC.)
PARCEL 10
GC/CO
1.85±AC.
(1.95±AC.)
PARCEL 11
MH
6.81±AC.
(7.20±AC.)
PARCEL 8
MAP NOTES:
1.OWNER/APPLICANT GH PACVEST, LLC
2800 POST OAK BLVD.
SUITE 5115
HOUSTON, TX 77056
CONTACT: WOOI SEE
(832) 397-6506
2.ENGINEER: MACKAY & SOMPS
5142 FRANKLIN DR. SUITE B
PLEASANTON, CA 94588-3355
CONTACT: MARK McCLELLAN/NICOLA TAN
(925) 225-0690
3.AREA SUBJECT TO INUNDATION: NONE (PANEL 0607050002B)
4.SUBDIVIDED AREA: 192.0± ACRES
5.ASSESSOR'S PARCEL NUMBER: 905-0001-006-03; 985-0027-002; 985-0027-005; 985-0027-004
6.WATER/SEWER SYSTEM: TO BE INSTALLED IN CONFORMANCE WITH DUBLIN
SAN RAMON SERVICES DISTRICT (DSRSD) STANDARDS.
7.DRAINAGE: TO BE INSTALLED IN CONFORMANCE WITH
CITY OF DUBLIN STANDARDS.
8.GAS & ELECTRICITY: TO BE INSTALLED IN CONFORMANCE WITH
STANDARDS OF PACIFIC GAS AND ELECTRIC CO.
9.TELEPHONE: TO BE INSTALLED IN CONFORMANCE WITH
STANDARDS OF COMCAST.
10.EXISTING ZONING: PD-GENERAL COMMERCIAL/CAMPUS OFFICE (GC/CO)
PD-OPEN SPACE (OS)
PD-MEDIUM TO MEDIUM HIGH DENSITY RESIDENTIAL (MH)
PD-PUBLIC/SEMI-PUBLIC (P/SP)
11.EXISTING LAND USE: VACANT LAND
12.PROPOSED LAND USE:PD-GENERAL COMMERCIAL/CAMPUS OFFICE (GC/CO)
PD-COMMUNITY PARK (CP)
PD-OPEN SPACE (OS)
PD-PARKS/PUBLIC RECREATION (P/PR)
PD-MEDIUM HIGH DENSITY RESIDENTIAL (MH)
13.UNLESS OTHERWISE SPECIFICALLY STATED IN THE CONDITIONS OF APPROVAL, LOCAL AGENCY APPROVAL
OF THIS MAP SHALL CONSTITUTE AN EXPRESS FINDING THAT THE PROPOSED DIVISION AND DEVELOPMENT
OF THE SUBJECT PROPERTY WILL NOT UNREASONABLY INTERFERE WITH THE FREE AND COMPLETE EXERCISE
OF RIGHTS DESCRIBED IN GOVERNMENT CODE SECTION 66436(A)(3)(A)(I).
14.PARCEL DIMENSIONS ARE PRELIMINARY AND SUBJECT TO FINAL ENGINEERING DESIGN.
15.THE APPLICANT RESERVES THE OPTION TO PHASE THE MAPPING AND CONSTRUCTION OF THIS PROJECT IN
VARIOUS COMBINATIONS OF FINAL MAPS/TRACT DEVELOPMENT AGREEMENTS AND/OR IMPROVEMENT
PLANS/IMPROVEMENT AGREEMENTS, ALL AS APPROVED BY THE DIRECTOR OF PUBLIC WORKS.
16.THE APPLICANT INTENDS TO FILE A FUTURE SMALL LOT VESTING TENTATIVE TRACT MAP ON PARCELS 7 &
8 FOR MH RESIDENTIAL USES.
LEGEND:
BOUNDARY LINE
PARCEL LINE
EASEMENT LINE/IOD
EXISTING RIGHT OF WAY
AIRPORT PROTECTION ZONE LINE
EXISTING PARCEL LINE
RIGHT OF WAY
BASIS OF BEARINGS:
THE BASIS OF BEARINGS SHOWN HEREON, IS THE LINE BETWEEN USC&GS TRIANGULATION
STATIONS "FALLON" AND "MOUNT DIABLO TOWER". THE GRID BEARING CALCULATED FROM
PUBLISHED CCS 27 ZONE 3 GRID COORDINATES FOR THIS LINE IS TAKEN AS NORTH 15°44'21"
WEST.
PARCEL PROPOSED OWNER MAINTAINED BY PROPOSED USE
PARCEL 1 GH PACVEST COMM. HOA GC/CO
PARCEL 2 GH PACVEST COMM. HOA GC/CO
9 OWNERSHIP & MAINTENANCE PLAN
2 EXISTING PARCEL OWNERSHIP & A.P.N. EXHIBIT
6 GRADING SECTIONS
1 COVER SHEET
8 PRELIMINARY OVERALL STORMWATER MANAGEMENT PLAN
LLVTM & ANNOTATION
SHEET INDEX:
4 STREET SECTIONS
5 PRELIMINARY OVERALL GRADING PLAN
PARCEL 3 GH PACVEST COMM. HOA GC/CO
PARCEL 4 CITY CITY PARKS/PUBLIC RECREATION
PARCEL 5 CITY CITY COMMUNITY PARK
PARCEL 6 CITY CITY PARKS/PUBLIC RECREATION
PARCEL 7 GH PACVEST HOA MH RESIDENTIAL
PARCEL 8 GH PACVEST HOA MH RESIDENTIAL
PARCEL 9 GH PACVEST COMM. HOA GC/CO
1
7 PRELIMINARY OVERALL UTILITY PLAN
PAE PRIVATE ACCESS EASEMENT
BNDY BOUNDARY
IOD IRREVOCABLE OFFER OF DEDICATION
AC.ACRES
PUE PUBLIC UTILITY EASEMENT
ROW RIGHT OF WAY
DSRSD DUBLIN SAN RAMON SERVICES DISTRICT
ABBREVIATIONS:
GHAD GEOLOGIC HAZARD ABATEMENT DISTRICT
SDE STORM DRAIN EASEMENT
ESMT EASEMENT
MH MEDIUM HIGH DENSITY
3
10 EROSION CONTROL PLAN
PARCEL 10 GH PACVEST HOA OS (PRIVATE STREET/SWQ BASIN)
PARCEL 11 GH PACVEST HOA GC/CO (PRIVATE STREET/SWQ BASIN)
Attachment 7
GH PACVEST, LLC
DOC.# 2001-029949
APN 985-0027-004
1.1 ± AC.
PARCEL 3
PARCEL 4
103
PARCEL 1
PARCEL 2
PARCEL 5
N2
4
°
1
8
'
0
4
"
E
9
1
1
.
8
6
'
B
N
D
Y
N89°03'50"W 432.78' BNDY
N0
°
2
5
'
4
5
"
E
2
8
3
3
.
1
3
'
B
N
D
Y
N88°33'15"W 809.68' BNDY
R=270.03' Δ=85°49'47" L=404.50' BNDY
N0
°
2
0
'
3
7
"
E
1
7
1
1
.
4
8
'
B
N
D
Y
N37°53'08"E 25.58' BNDY
GH PACVEST, LLC
DOC.# 2001-029949
APN 985-0027-005
0.4 ± AC.
GH PACVEST, LLC
DOC.# 2015-217223
APN 905-0001-006-03
49.3 ± AC.
GH PACVEST, LLC
DOC.# 2017-30933
APN 985-0027-002
135.5 ± AC.
EXISTING PUBLIC ROW
PER DOC.# 2017-100156
AND DOC.# 2022+187223
N2
°
0
7
'
2
1
"
E
1
4
5
7
.
2
6
'
B
N
D
Y
N88°30'52"W 2538.04' BNDY
R=429.94'
Δ=27°24'48"
L=205.71'
BNDY
N87°53'11"W 12.00' BNDY
N2°06'49"E 92.02' BNDY
R=278.03'
Δ=47°30'5
6
"
L =230.57'
B
N
D
Y
N
3
9
°
5
9
'
5
5
"
W
3
6
9
.
8
5
'
B
N
D
Y
R
=
9
7
2.10'
Δ=45°00'00"L=763.49'BNDY N84°59'55"W 556.93
'
B
N
D
Y
R=4972.48'
Δ=3°33'15"L=308.45'BNDY
N88°33'10"W
302.48' BNDY
R =2 2 2.02'
Δ =9 5 °56'01"
L =3 7 1 .7 4'BNDY
N88°31'31"W
8.68' BNDY
N0
°
2
0
'
3
7
"
E
2
2
7
3
.
9
7
'
B
N
D
Y
R=30.00' Δ=89°37'40" L=46.93' BNDY
2
EX
.
C
R
O
A
K
R
O
A
D
(T
O
B
E
A
B
A
N
D
O
N
E
D
SO
U
T
H
O
F
D
U
B
L
I
N
B
L
V
D
)
MH
6.48±AC.
(6.50±AC.)
GC/CO
14.83±AC.
(17.43±AC.)
MH
6.81±AC.
(7.20±AC.)
GC/CO
10.42±AC.
(12.30±AC.)
GC/CO
65.38±AC.
(74.41± AC.)
P/PR
8.57±AC.
(9.19±AC.)
P/PR
28.89± AC.
(33.40± AC.)
PARCEL 6
PARCEL 1
PARCEL 2
PARCEL 4
PARCEL 8
PARCEL 9
PARCEL 3
CP
7.22±AC.
(7.22±AC.)
PARCEL 5 PARCEL 7
PARCEL 3
PARCEL 4
103
PARCEL 1
PARCEL 2
PARCEL 5
DEDICATION OF ROW TO VALLEY LINK WILL BE MADE BY
SEPARATE INSTRUMENT AS VALLEY LINK PROJECT PROCEEDS
AND FINAL REQUIRED ROW IS DETERMINED
SLOPE EASEMENT ALONG DUBLIN BOULEVARD TO BE
COORDINATED WITH DUBLIN BOULEVARD EXTENSION PROJECT
AND MADE VIA SEPARATE INSTRUMENT (IF NEEDED FOR
ROADWAY CONSTRUCTION PRIOR TO PROPERTY GRADING)
POTENTIAL CONNECTION TO
ADJACENT RIGHETTI PROPERTY
RIGHT-IN/RIGHT-OUT
ACCESS ONLY
RIGHT-IN/RIGHT-OUT
ACCESS ONLY
CENTRAL PARKWAY
R.O.W. DEDICATION
SEE NOTE 1
CROAK ROAD
R.O.W. DEDICATION
CROAK ROAD
R.O.W. DEDICATION
SEE NOTE 1
FALLON ROAD
R.O.W. DEDICATION
SEE NOTE 1
INTERSECTIONS TO BE FULLY SIGNALIZED
ACCESS WILL BE PROVIDED TO THE ALAMEDA
PROPERTY AS PART OF FUTURE DEFINED
INTERNAL CIRCULATION/ACCESS ROADS
ADDITIONAL R.O.W.
DEDICATION FOR
PANDORA WAY WIDENING
(SEE TRACT 8666 VTM)
1022'279'411'
38
9
'
2
0
5
'
528'287'
1068'
63
7
'
8'
371'
302'308'
556'
763'
3
6
9
'
230'
4 0 4 '
66
7
'
97
5
'
809'
11
0
8
'
100'
54
5
'
3
2
3
'
266'
236'
2 4 7 '
270'
1
2
1
'
1
16'
212'
50'
10' PSE
10' PSE
FUTURE 10' PSE
10' PSE
10' PSE
10' PSE
6' PSE
6' PSE
EXISTING OVERHEAD
POWERLINE TO BE
UNDERGROUNDED AS PART OF
DUBLIN BLVD. CONSTRUCTION
SEE TRACT 8666 & 8667
VTTM FOR PRIVATE
STREET DETAILS
3 9 6'
279'
194'
1 7 7'
PRIVATE STREET (W/ PUBLIC ACCESS)
PRIVATE STREET (W/ PUBLIC ACCESS)
EX. PANDORA WAY
DEDICATION OF ROW TO VALLEY LINK
WILL BE MADE BY SEPARATE INSTRUMENT
AS VALLEY LINK PROJECT PROCEEDS AND
FINAL REQUIRED ROW IS DETERMINED
OS
2.28±AC.
(2.28±AC.)
PARCEL 10
GC/CO
1.85±AC.
(1.95±AC.)
PARCEL 11
PRIMARY ACCESS TO PARCEL
5 CP SHALL BE THROUGH
COTTONWOOD CREEK SCHOOL
SITE
EXISTING PANDORA WAY
R.O.W. PER DOC. NO.
2017-100156 & NO.
2022-187223
20'
81'
2
9
'
29'350'26'
29
'
89'64
'
910'631'
86'
43'369'
24
'
25'
261'41'43'39'
794'
130'
39'
1173'
8'4 4'58'27'
21'11'
20'
32
8
'
16'
1005'
668'
420'
42'
41'
39'231'2
7
'
32'135'
6'24'
6'
24'
592'
31
'240'
44'40'36'700'
42
7
'
25
5
'
317'
14
3
'
57
3
'
32'
97'
10
2
'
100'
89
'
GC/CO
18.38±AC.
(20.16±AC.)
21'4'
6'23'
6'
135'
16'
26
9
'
33'
25'
4
6'
37'
37'
12
9
'
41'
50'
30
0
'
21'
DEDICATION OF ROW TO VALLEY LINK WILL BE MADE BY
SEPARATE INSTRUMENT AS VALLEY LINK PROJECT PROCEEDS
AND FINAL REQUIRED ROW IS DETERMINED
3
NOTES:
1.RIGHT OF WAY (R.O.W.) DEDICATIONS SHOWN SHALL BE MADE WITH
THE OVERALL LARGE LOT FINAL MAP
2.ACREAGE SHOWN UNDER EACH PARCEL IS NET ACREAGE. ACRES
SHOWN IN ITALICS/PARENTHESES ARE GROSS LAND USE ACRES.
LEGEND
POTENTIAL ACCESS/CIRCULATION TO PARCELS
FROM LOCAL PROJECT ROADS
C/L
ROADWAYF/C F/C
R/W R/W
C/L
ROADWAYF/C
R/W
TYPICAL COMMERCIAL STREET - 70' ROW
NTS
2%
2%2%2%2%
CROAK ROAD (FRONTAGE PARCEL 8) - 73' ROW
CROAK ROAD - 76' ROW
F/C
R/W
C/L
ROADWAY
2%2%2%
FALLON ROAD (NORTH OF DUBLIN BLVD.) - 199' ROW
F/C
C2
C
D
A1
2%
MAX 3:1
MIN 2%
MAX
3
:
1
MIN
2
%
MAX 3
:
1
MIN
2
%
MAX 3:1
MIN 2%
MAX 3
:
1
MIN
2
%
MAX 3:1
MIN 2%
F/C
PROPOSED
F/C
R/W R/W
2% MAX2% MAX 2%2%
SEMI-PUBLIC/
BASIN
CONCRETE V-DITCH
PER CITY STD. CD-418
3:1
PROPOSED FRONTAGE
IMPROVEMENTS
CENTRAL PARKWAY WIDENING - 64' ROW
NTSE
BNDY
C/L
ROADWAY
F/C F/C
R/W R/W
2%2%2%2%
MAX 3:
1
MIN 2%
MAX
3
:
1
MIN
2
%
MAX
3
:
1
MIN 2
%
MAX 3:
1
MIN 2%
C/L
ROADWAYF/C
2%2%2%
FALLON ROAD (SOUTH OF DUBLIN BLVD. TO FALLON GATEWAY) - 209' ROW
2%
A2
MAX 3:1
MIN 2%
MAX
3
:
1
MIN 2
%
MAX
3
:
1
MIN 2
%
MAX 3:
1
MIN 2%
F/C
F/C
F/C F/C
F/C
R/WEX R/W
NOTE: SHADED ROADWAY DIMENSIONS
REPRESENT EXISTING IMPROVEMENTS
NOTE: SHADED ROADWAY DIMENSIONS REPRESENT EXISTING IMPROVEMENTS
NTS
NOTE: SHADED ROADWAY DIMENSIONS REPRESENT EXISTING IMPROVEMENTS
NTS
F/C
F/C
EX R/W
2%2%
FALLON ROAD (NORTH OF FALLON GATEWAY) - 197' ROW
NTSA3
MAX 3
:
1
MIN 2
%
MAX 3:
1
MIN 2%
EX R/W
2%
F/C F/C F/C F/C F/C F/C
C/L
ROADWAY
C/L
ROADWAYF/C F/C
R/W R/W
2%2%2%
CROAK ROAD - 96' ROW
NTSC1
2%
MAX 3:
1
MIN 2%
MAX
3
:
1
MIN
2
%
MAX 3
:
1
MIN 2
%
MAX 3:1
MIN 2%
NOTE: SHADED ROADWAY DIMENSIONS REPRESENT EXISTING IMPROVEMENTS
NTS
NOTE: SHADED ROADWAY DIMENSIONS
REPRESENT EXISTING IMPROVEMENTS
NTS
DUBLIN BOULEVARD (ULTIMATE CONDITION) - 204.5' ROW
NTSB
NOTE: DUBLIN BOULEVARD ULTIMATE R.O.W. TO BE CONFIRMED WITH CITY / ACTC DESIGN ONCE
AVAILABLE
MAX
3
:
1
MAX 3
:
1
R/W
F/C F/C
1.5%
1.5%
1.7%-4%
1.7%-4%
R/W
DUBLIN BOULEVARD (ULTIMATE CONDITION) - 130' ROW
NTSB2
NOTE: DUBLIN BOULEVARD ULTIMATE R.O.W. TO BE CONFIRMED WITH CITY / ACTC DESIGN ONCE AVAILABLE
MAX
3:1
MAX
3
:
1
C/L
ROADWAY
R/W
F/CF/C
R/W
DUBLIN BOULEVARD (ULTIMATE CONDITION) - 154' ROWB1
MAX
3:1
F/C
R/W
MAX 3
:
1
F/C
NTS
NOTE: DUBLIN BOULEVARD ULTIMATE R.O.W. TO BE CONFIRMED WITH CITY / ACTC DESIGN ONCE AVAILABLE
NOTE: SHADED ROADWAY DIMENSIONS
REPRESENT EXISTING IMPROVEMENTS
EX. R/W EX. R/W
2%2%
FALLON ROAD (SOUTH OF FALLON GATEWAY) - 194' ROW
NTSA4
MAX 3
:
1
MIN 2
%
MAX 3:
1
MIN 2%
EX R/W
2%
F/C F/C F/C F/C F/C F/C
R/W
C/L
ROADWAY
NOTE: SHADED ROADWAY DIMENSIONS REPRESENT EXISTING IMPROVEMENTS
2%
MAX 3:1
MIN 2%
MAX
3
:
1
MIN 2
%
R/W
2%
MAX 3:1
MIN 2%
MAX 3
:
1
MIN
2
%
EX. R/W EX. R/W
EX. R/W EX. R/W
EX. R/W EX. R/W
BIO-RETENTION ALONG
FRONTAGE OF PARCEL 8
(SEE TRACT 8667 VTM)
BIO-RETENTION SWALE
IN PARKWAY STRIP
(PUBLIC RD TREATMENT ONLY
SEE DETAIL RIGHT)
2%
MAX 3:1
MIN 2%
MAX
3
:
1
MIN 2
%
BIO-RETENTION SWALE
IN PARKWAY STRIP
(PUBLIC RD TREATMENT ONLY
SEE DETAIL RIGHT)
BIO-RETENTION SWALE
IN PARKWAY STRIP
(PUBLIC RD TREATMENT ONLY
SEE DETAIL RIGHT)
2%
MAX 3
:
1
MIN 2
%
MAX 3:1
MIN 2%
BIO-RETENTION SWALE
IN PARKWAY STRIP
(PUBLIC RD TREATMENT ONLY
SEE DETAIL RIGHT)
BIORETENTION SWALE
0.
2
'
WEED BARRIER
FABRIC
CURB & GUTTER
W/ CUT-OUT
DEEPENED EDGE ON
CURB ALONG
BIORETENTION SWALE
(SEE DETAILS ON SHEET 8)
TYPICAL DETAIL BIO-RETENTION
IN PARKWAY STRIP
NTS
(SEE DETAILS ON SHEET 8)
2%
MAX 3:1
MIN 2%
MAX
3
:
1
MIN
2
%
F/C F/C
F/C
*NOTE: THE OVERALL ROW REFLECTS AN
ADDITIONAL 6' ROW FOR ADDITION OF
FUTURE 3' BIKE MEDIAN IMPROVEMENTS
ON EAST FRONTAGE AND WEST FRONTAGE
(BY OTHERS) CITY ALREADY HAS
ADEQUATE ROW AT THIS SECTION.
*NOTE: ADDITIONAL 3' ROW DEDICATION
HAS BEEN PROVIDED FOR ADDITION OF
FUTURE 3' BIKE MEDIAN IMPROVEMENTS
ON WEST FRONTAGE (BY OTHERS).
*NOTE: ADDITIONAL 3' ROW DEDICATION
HAS BEEN PROVIDED FOR ADDITION OF
FUTURE 3' BIKE MEDIAN IMPROVEMENTS
ON WEST FRONTAGE (BY OTHERS).
*NOTE: ADDITIONAL 3' ROW DEDICATION
HAS BEEN PROVIDED FOR ADDITION OF
FUTURE 3' BIKE MEDIAN IMPROVEMENTS
ON WEST FRONTAGE (BY OTHERS).
FUTURE ROADWAY
FU
T
U
R
E
U
L
T
I
M
A
T
E
FA
L
L
O
N
R
O
A
D
E
X
.
C
R
O
A
K
R
O
A
D
EX
.
C
R
O
A
K
R
O
A
D
(T
O
B
E
A
B
A
N
D
O
N
E
D
)
FU
T
U
R
E
U
L
T
I
M
A
T
E
CR
O
A
K
R
O
A
D
FUTURE CENTRAL PKWY
MH
6.48±AC.
(6.50±AC.)
GC/CO
14.83±AC.
(17.43±AC.)
MH
6.81±AC.
(7.20±AC.)
P/PR
8.57±AC.
(9.19±AC.)
GC/CO
18.38±AC.
(20.16±AC.)
GC/CO
65.38± AC.
(74.41± AC.)
GC/CO
10.42±AC.
(12.30±AC.)
P/PR
28.89± AC.
(33.40± AC.)
PARCEL 9
PARCEL 1
PARCEL 2
PARCEL 4
PARCEL 7 PARCEL 8
PARCEL 6
PARCEL 3
CP
7.22±AC.
(7.22±AC.)
PARCEL 5
B
B2
C
D
A4
A1
E
C2
PARCEL 10 os
2.28±AC.
(2.28±AC.)
PARCEL 11GC/CO
1.85±AC.
(1.95±AC.)
C1
B1
A2
A3
FU
T
U
R
E
D
U
B
L
I
N
B
L
V
D
EX. DUBLIN B
L
V
D
FUTURE DUBLIN BLVD
EX. CENTRAL PKWY
NOTE: PRELIMINARY LAYOUT OF LANE
CONFIGURATION PROVIDED FOR CITY
REFERENCE, SUBJECT TO FINAL DESIGN.
4
-3.2
%
-2
.
7
%
-
0
.
9
%
-1.2
%
-1.7
%
-1
.
9
%
-3.1%
-0.5%
-2
.
0
%
-2
.
0
%
-2.5
%
-2
.
5
%
-4
.
0
%
-1.0%
A
B
C
D
E
F
G
H
I
360
360
360
36
0
3
7
0
37
0
37
0
370
37
0
38
0
370
37
0
3
7
0
3
7
0
380
380
390400
410
420
430
440
450
460460
390
390
390 39
0
400
410
420
430
440
450
460
470
450
460
460
46
0
420
430
440
450
460
440
450
4
5
0
4
6
0
4
7
0
4
8
0
410
420
42
043
044
0
45
0
46
0
410
420
430
440
450
460
470
460
4604704
8
0
4
9
0
5
0
0
450
43
0
44
0
45
0
43
0
44
0
43
0
44
0
45
0
46
0
47
0
48
0
4
1
0
4
2
0
4
3
0
4
4
0
420
4
3
0
4
4
0
4
5
0
390
460470
42
0
43
0
460
370
380
390
400
410
380
390
400
41042043044
045
0
460
J
K
L
M
MREFER TO TRACT 8666 VTM GRADING
PLAN FOR DETAILED GRADING AND
RETAINING WALL GRADES. OVERALL
PRELIMINARY GRADING PLAN WITH
LARGE LOT VTM IS FOR REFERENCE
ONLY.
REFER TO TRACT 8667
VTM GRADING PLAN FOR
DETAILED GRADING AND
RETAINING WALL GRADES.
OVERALL PRELIMINARY
GRADING PLAN WITH
LARGE LOT VTM IS FOR
REFERENCE ONLY.EX. JORDAN CREEK
(NOT TO BE DISTURBED)
N
O
INTERIM 2:1 SLOPE IS SIMILAR
TRANSITION AS JORDAN RANCH
TRANSITION DOWN TO SCHOOL PLAY
FIELDS. INTERIM 2:1 SLOPE WILL BE
REGRADED TO ALLOW PEDESTRIAN
ACCESS AT NORTH AND SOUTH ENDS OF
P/L ONCE PARK PROGRAMMING IS KNOWN.
INTERIM 2:1 SLOPE WILL
BE REGRADED TO ALLOW
PEDESTRIAN ACCESS TO
COMMUNITY PARK ONCE
PARK PROGRAMMING IS
KNOWN.
ACCESS TO NATURE PARK FOR
MAINTENANCE OF WETLAND FEATURE
MAINT. ACCESS TO BOTH NATURE
PARK PARCELS FROM PUBLIC ROAD
(CROAK ROAD)
ACCESS TO NATURE PARK FOR
MAINTENANCE OF WETLAND FEATURE
MAINT. ACCESS TO NATURE PARK
ALSO THRU COMM. PARK
P
Q
1 2
PR
E
L
I
M
I
N
A
R
Y
O
V
E
R
A
L
L
G
R
A
D
I
N
G
P
L
A
N
5
LEGEND
PROPOSED CONTOURS
EXISTING CONTOURS
GRADING LIMIT
APPROXIMATE SLOPE ON GRADED "SUPER PADS"
370
4
5
0
4
6
0
4
7
0
4
8
0
-1.0%
NOTES:
1.SLOPES ON DEVELOPMENT SUPER PADS ARE AS SHOWN AND ALL
PERIMETER GRADING AND CONFORM GRADING IS AT A 3:1 SLOPE.
2.AERIAL TOPO AND EXISTING PROPERTY LINES PER ALTA SURVEY
DATED JANUARY 27, 2017 BY MACKAY & SOMPS.
3.ULTIMATE DUBLIN BLVD. ALIGNMENT AND LINEWORK PER PRELIMINARY
PRECISE PLAN BY CITY OF DUBLIN/BKF ADOPTED IN 2019.
4.ALL RUNOFF GENERATED FROM ON-LOT/ON-PAD WILL BE COLLECTED
AND CONVEYED APPROPRIATELY TO ADEQUATE DISCHARGE LOCATION.
EARTHWORK NOTES:
1.STRIPPING OF VEGETATION IS ASSUMED AT 0.1' REMOVAL OVER ALL OF
THE GRADED AREA.
2.SHRINKAGE / EXPANSION NUMBERS ARE ASSUMED TO OFFSET EACH
OTHER. FUTURE INFORMATION FROM THE DESIGN LEVEL
GEOTECHNICAL REPORT MAY INFLUENCE THIS ASSUMPTION.
3.CONSOLIDATION IS ASSUMED AT 0.1' OVER THE GRADED AREAS OF THE
SITE.
ESTIMATED ROUGH EARTHWORK QUANTITIES:
LEGEND - NATURE PARK ACCESS
PROPOSED CURB CUT AND ACCESS POINT FOR NATURE PARK
MAINTENANCE(DETAILS TO BE PER FINAL DESIGN)
PROPOSED MAINTENANCE ACCESS ROAD FOR NATURE PARK
MAINTENANCE(SEE SECTIONS/DETAILS ON SHEET 6)
POTENTIAL LOCATIONS FOR 1/2 ACRE GRADED PAD AREA FOR
MAINTENANCE STORAGE AREA FOR CITY MAINTENANCE OF
NATURE PARK (ACCESS TO BE FROM ADJACENT PUBLIC
ACCESS STREETS SOUTH OF PARCEL 7 OR PARCEL 8)1
SECTION F
NTS
DAYLIGHT
EX GROUND
BNDY
3:1
1' OVERBUILD
BNDY
1' OVERBUILD
EX GROUND
DAYLIGHT3:1
SECTION G
NTS
PAD
VARIES
VARIES
3:1
2.0%
BNDY
2' OVERBUILD
EX GROUND
SECTION C
NTS
48' SEE NOTE 5'
CITY
LIMIT
BNDY /
CITY LIMIT
EX GROUND3:1
DAYLIGHT DRAINAGE DITCH
SECTION E
NTS
12' OFFSET FOR
POTENTIAL
FUTURE VALLEY
LINK DEDICATION
10' EX CALTRANS/SPRINT
UTILITY ESMT
NOTE:
IF CITY DOES ABANDON THE CROAK ROAD ROW THE
OWNER WOULD LIKE TO UTILIZE THE SPACE FOR
UTILITIES, WATER QUALITY AND OTHER
IMPROVEMENTS ASSOCIATED WITH THE DEVELOPMENT.
3:1
BNDY
2' OVERBUILD
EX GROUND
SECTION B
NTS
48' SEE NOTE
5'
CITY
LIMIT
NOTE:
IF CITY DOES ABANDON THE CROAK ROAD ROW THE
OWNER WOULD LIKE TO UTILIZE THE SPACE FOR
UTILITIES, WATER QUALITY AND OTHER
IMPROVEMENTS ASSOCIATED WITH THE DEVELOPMENT.
PAD
1.5% PAD
DRAINAGE DITCH
DRAINAGE DITCH
SECTION A
NTS
3:1
DAYLIGHT
BNDY
EX. CROAK ROAD ROW
ROW
CL
NOTE:
IF ROW IS ABANDONED THEN
SUPERPAD GRADING WILL
CONTINUE ACROSS
3:13:1
SECTION D
NTS
40'±
EX GROUND
SEE NOTE
R/W
1.6% PAD 3:1
SECTION H
NTS
EX GROUND
SECTION I
NTS
SECTION J
NTS
SECTION K
NTS
2.0%2.0%
3:1
3:12.0%2.0%
PAD
3:1 PAD
2.0% PAD
3:1
EX GROUND
EX GROUND
PAD PAD
EX. ROW
162' DUBLIN BLVD. PUBLIC ROW
3.0% PAD
FUTURE SWQ
BIORETENTION
DAYLIGHT
0.5%
DAYLIGHT
5' RETAINING WALL
BNDY
52'
PRIVATE
ROW
DAYLIGHT
BNDY
138' DUBLIN BLVD. PUBLIC ROW
EX GROUND DAYLIGHT
PAD
FUTURE SWQ
BIORETENTION 3:1
52'
PRIVATE
ROW
(PAE,EVA,DSRSD,PSE)
PROPOSED
CENTRAL PARKWAY
VARIES
ROW
ROW DEDICATION FOR
ULT. FALLON ROADWIDENED
FALLON ROAD
PAD
PROPOSED 3:1 CUT
SLOPE BY EAST
RANCH PROJECT
SECTION L
NTS
SECTION M
NTS
PSE
CL
3:140'±
EX GROUND
PAD
EX. ROW
BNDY BNDY
20'20'
ROW ROW
PL
PAD
FUTURE WALL HEIGHT
VARIES
(MAX. HT. 25'±)
VARIES
3:1
1' OVERBUILD
EX GROUND
2.5%
GC/CO
P/L PARCEL 6
NATURE PARK
GC/CO
P/L
MH
P/L
APA LINE
NOTE: DETAILED GRADING
SECTIONS FOR PARCEL 7
MH SITE ARE SHOWN ON
THE TRACT 8666 VTM
PARK
P/L
PARCEL 4
NATURE
PARK
NOTE: DETAILED GRADING SECTIONS FOR
THE GC/CO USES SOUTH OF DUBLIN BLVD.
WILL INCLUDE DETAILS OF HOW EX.
CROAK ROAD WILL BE ADDRESSED
(POSSIBLY ABANDONED AND GRADED OVER)
BNDY
13' ROW DEDICATION
13'
MH
P/L NOTE: DETAILED GRADING SECTIONS
FOR PARCEL 8 MH SITE ARE SHOWN
ON THE TRACT 8667 VTM
3:1
DRAINAGE DITCH
FUTURE
SECTION N
NTS
EX GROUND
SLOPE PER PLANS
AC BERM
FIELD INLET AND
DRAINAGE SWALE
2:1PARK PAD
BUILDING PAD
SECTION O
NTS
PARCEL 7 MH SITE DRAINAGE
WILL BE CONTAINED AND
COLLECTED WITH LANDSCAPE
AREA DRAINS (FINAL DESIGN)
PARK SITE DRAINAGE
WILL BE ADDRESSED IN
FINAL DESIGN OF PARK
ONCE PROGRAMING IS KNOWN
INTERIM 2:1 SLOPE WILL BE REGRADED
TO ALLOW PEDESTRIAN ACCESS AT NORTH
AND SOUTH ENDS OF P/L ONCE PARK
PROGRAMMING IS KNOWN
PL
PARCEL 5
COMM. PARK SITE
PARCEL 7
MH SITE
1' OVERBUILD
3:1
18' MAINT. ESMT
4'12' ACCESS RD2'
CONCRETE J-DITCH
COMPACTED
GRAVEL
P/L
3:
1
GC/CO PAD
1' OVERBUILD
2%
3:1
18' MAINT. ESMT
4'12' ACCESS RD2'
CONCRETE J-DITCH
COMPACTED
GRAVEL5' RETAINING WALL
FUTURE
2%
SECTION P
NTS
P/L
1' OVERBUILD
18' MAINT. ESMT
2'12' ACCESS RD
COMPACTED
GRAVEL (OR PAVED IF PART
OF DRIVE AISLE)
PARCEL 4
NATURE PARK
2%
4'
PARCEL 2
GC/CO
GC/CO
PAD
3:1
EX GROUND
P/L
18' MAINT. ESMT
2'12' ACCESS RD
COMPACTED
GRAVEL
(OR PAVED IF PART
OF DRIVE AISLE)
2%
4'
PARCEL 2
GC/CO
GC/CO
PAD
3:
1
EX WETLAND SWALE
TO BE PRESERVED
3:1
18' MAINT. ESMT
4'12' ACCESS RD
COMPACTED
GRAVEL
2%
2'
3:1
P/L
PARCEL 4
NATURE PARK
PARCEL 4
NATURE PARK
PARCEL 4
NATURE PARK
PARCEL 6
NATURE PARK
EX WETLAND SWALE
TO BE PRESERVED
18' MAINT. ESMT
2'12' ACCESS RD
COMPACTED
GRAVEL
2%
4'
NOTE: THE 18' MAINT. ESMT AND 12' ACCESS RD
MAY BE INCORPORATED AS A PORTION OF THE
DRIVE AISLE ASSOCIATED WITH THE GC/CO
DEVELOPMENT IN ORDER TO KEEP MAINT. ACCESS
ROAD OUT OF WETLAND BUFFER AREA
NOTE: THE 18' MAINT. ESMT AND 12' ACCESS RD MAY BE INCORPORATED AS A
PORTION OF THE DRIVE AISLE ASSOCIATED WITH THE GC/CO DEVELOPMENT IN
ORDER TO KEEP MAINT. ACCESS ROAD OUT OF WETLAND BUFFER AREA
2.0%2.0%
R/W R/W
R/W R/W
R/W R/W
DAYLIGHT
2%
3:1
20' MAINT. ESMT
4'12' ACCESS RD4'
CONCRETE J-DITCH
COMPACTED
GRAVEL
SECTION Q
NTS
154' DUBLIN BLVD. PUBLIC ROW PARCEL 4
NATURE PARK EX GROUND
6
CONNECT TO EX. 24"SS MAIN
CONNECT TO EX. WATER &
RECYCLED WATER MAINS
CONNECT 72" SD TRUNK LINE
EX. DUAL 8'X9' BOX CULVERTS
UTILITIES CONNECT TO
EX. UTILITY STUBS
FROM JORDAN RANCH
SDMH5
FUTURE ROADWAY
EX. DUBLIN BLVD
FU
T
U
R
E
U
L
T
I
M
A
T
E
FA
L
L
O
N
R
O
A
D
E
X
.
C
R
O
A
K
R
O
A
D
EX
.
C
R
O
A
K
R
O
A
D
(T
O
B
E
A
B
A
N
D
O
N
E
D
SO
U
T
H
O
F
D
U
B
L
I
N
B
L
V
D
)
FU
T
U
R
E
U
L
T
I
M
A
T
E
CR
O
A
K
R
O
A
D
FUTURE CENTRAL PKWY
EX. CENTRAL PKWY
I-580
STATE HIGHWAY 580
FU
T
U
R
E
D
U
B
L
I
N
B
L
V
D
FUTURE DUBLIN BLVD
MH
6.48±AC.
(6.50±AC.)
GC/CO
14.83±AC.
(17.43±AC.)
MH
6.81±AC.
(7.20±AC.)
GC/CO
10.42±AC.
(12.30±AC.)
GC/CO
18.38±AC.
(20.16±AC.)
GC/CO
65.38±AC.
(74.41± AC.)
P/PR
8.57±AC.
(9.19±AC.)
P/PR
28.89± AC.
(33.40± AC.)PARCEL 6
PARCEL 1
PARCEL 2
PARCEL 4
PARCEL 8
PARCEL 9
PARCEL 3
CP
7.22±AC.
(7.22±AC.)
PARCEL 5 PARCEL 7
EXISTING OVERHEAD POWERLINE
TO BE UNDERGROUNDED AS PART
OF DUBLIN BLVD. CONSTRUCTION
SEE NOTE 5 FOR UTILITIES
ALONG DUBLIN BLVD.
SEE NOTES 3 AND 6 FOR
UTILITIES ALONG CROAK ROAD
SEE NOTE 5 UTILITIES
ALONG ALONG DUBLIN BLVD
SEE NOTES 3 AND 4 FOR
UTILITIES ALONG CROAK BLVD
PROPOSED SS LINE IN DSRSD
EASEMENT PER DSRSD DIRECTION
PROPOSED PRIVATE SD LINE IN
STROM DRAIN EASEMENT FOR
PARCEL 3 DRAINAGE
EX. PANDORA WAY
PARCEL 10 OS
2.28±AC.
(2.28±AC.)PARCEL 11GC/CO
1.85±AC.
(1.95±AC.)
7
LEGEND
SANITARY SEWER (8" MIN)
STORM DRAIN (18" MIN)
WATER ZONE 1 (8" MIN) ~ WZ1
WATER ZONE 2 (8" MIN) ~ WZ2
STORM DRAIN MANHOLE
CATCH BASIN
SANITARY SEWER MANHOLE
FIRE HYDRANT
NOTES:
1.UTILITY MAIN SIZES TO BE VERIFIED WITH DSRSD AND CITY
DURING FINAL DESIGN.
2.WATER AND SEWER UTILITIES TO BE CONFIRMED WITH DSRSD.
3.THE SEWER AND STORM DRAIN FACILITIES PROPOSED ALONG
CROAK ROAD FROM CENTRAL PARKWAY TO THE NORTH, DOWN
SOUTH PAST DUBLIN BLVD EXTENSION, AND WEST TO FALLON
ROAD ARE TO BE INSTALLED BY THE EAST RANCH PROJECT.
THESE SEWER AND STORM DRAIN FACILITIES ARE ASSUMED TO
BE CONSTRUCTED AND EXISTING PRIOR TO THE CONSTRUCTION
OF THIS PROJECT.
4.THE WATER AND JOINT TRENCH FACILITIES ALONG CROAK ROAD
ARE PROPOSED TO BE INSTALLED BY THIS PROJECT.
5.ALL PROPOSED UTILITIES ALONG DUBLIN BLVD EXTENSION ARE
TO BE INSTALLED DURING THE CONSTRUCTION OF THE
ROADWAY. DEPENDING ON TIMING, DUBLIN BLVD AND
ASSOCIATED UTILITIES MAY BE CONSTRUCTED BY THE CITY OR
BY THIS PROJECT.
6.IF CROAK ROAD IS TO BE VACATED. BETWEEN SOUTH OF
DUBLIN BLVD EXTENSION AND FALLON ROAD, THE STORM DRAIN
FACILITIES WILL BECOME PRIVATE IF IT ONLY SERVICES
THIS PROJECT. HOWEVER, IF THE STORM DRAIN FACILITIES
SERVICES MORE THAN THIS PROJECT/PROPERTY, THEN THE
STORM DRAIN FACILITIES SHOULD BE MADE PUBLIC WITHIN AN
EASEMENT.
7.THE 12" SS LINE IN CROAK ROAD NORTH AND SOUTH OF
DUBLIN BOULEVARD IS INTENDED TO BE THE ULTIMATE
SANITARY SEWER LINE PER DSRSD'S DIRECTION. IF THE
EXISTING CROAK ROAD ROW SOUTH OF DUBLIN BOULEVARD IS
ABANDONED, THE 12" SS LINE WILL BE PLACED WITHIN A
DSRSD EASEMENT.
8.CFD will be created for qualified improvements and
maintenance of said improvements.
4" PVC PERFORATED
SUBDRAIN
OVERFLOW
PIPE
3:1
M
A
X
.3:1 MAX
.
BIOTREATMENT SOIL MIX
WITH INFILTRATION RATE
OF 5 IN/HR MIN
TYPICAL BIORETENTION TREATMENT WITHIN PARKING AREAS
NTS
12" CURB OPENING @15'
OC
BOTTOM OF CURB OPENING
SHALL BE FLUSH WITH
GUTTER FLOW LINE
PLACE 4"-6" DIA. APPROVED
COBBLES 0.2' BELOW CURB
OPENING
CLASS 2 PERMEABLE
MATERIAL PER CALTRANS
SPECIFICATIONS,
SECTION 68.
DEEPENED CURB
4" PVC PERFORATED
SUBDRAIN
CLASS 2 PERMEABLE MATERIAL
OVERFLOW RISER
NATIVE SOIL BIOTREATMENT SOIL MIX WITH
INFILTRATION RATE
OF 5 IN/HR MIN
TYPICAL BIO-RETENTION BASIN SECTION
NTS
3:1
M
A
X
3:1 MAX
4" PVC PERFORATED
SUBDRAIN
OVERFLOW
PIPE
3:1
M
A
X
.
3:1 MAX
.
BIOTREATMENT SOIL MIX
WITH INFILTRATION RATE
OF 5 IN/HR MIN
TYPICAL BIORETENTION TREATMENT WITHIN PARKWAY STRIP
ULTIMATE CROAK ROAD
NTS
12" CURB OPENING @15'
OC
BOTTOM OF CURB OPENING
SHALL BE FLUSH WITH
GUTTER FLOW LINE
PLACE 4"-6" DIA. APPROVED
COBBLES 0.2' BELOW CURB
OPENING
CLASS 2 PERMEABLE
MATERIAL PER CALTRANS
SPECIFICATIONS,
SECTION 68.
DEEPENED CURB
ULTIMATE CROAK ROAD
2%
FUTURE ROADWAY
EX. DUBLIN BLVD
FU
T
U
R
E
U
L
T
I
M
A
T
E
FA
L
L
O
N
R
O
A
D
E
X
.
C
R
O
A
K
R
O
A
D
EX
.
C
R
O
A
K
R
O
A
D
(T
O
B
E
A
B
A
N
D
O
N
E
D
)
FU
T
U
R
E
U
L
T
I
M
A
T
E
CR
O
A
K
R
O
A
D
FUTURE CENTRAL PKWY
EX. CENTRAL PKWY
I-580
STATE HIGHWAY 580
FU
T
U
R
E
D
U
B
L
I
N
B
L
V
D
**
**
MH
6.48±AC.
(6.50±AC.)
GC/CO
14.83±AC.
(17.43±AC.)
MH
6.81±AC.
(7.20±AC.)
GC/CO
10.42±AC.
(12.30±AC.)
GC/CO
18.38±AC.
(20.16±AC.)
GC/CO
65.38±AC.
(74.41± AC.)
P/PR
8.57±AC.
(9.19±AC.)
P/PR
28.89± AC.
(33.40± AC.)PARCEL 6
PARCEL 1
PARCEL 2
PARCEL 4
PARCEL 8
PARCEL 9
PARCEL 3
CP
7.22±AC.
(7.22±AC.)
PARCEL 5 PARCEL 7
PARCEL 10 os
2.28±AC.
(2.28±AC.)PARCEL 11
GC/CO
1.85±AC.
(1.95±AC.)
NOTE: TREATMENT FOR ALL OF ULTIMATE CROAK
RD.SOUTH OF PARCEL 11 TO BE INCLUDED AS ITS
OWN DMA FOR SWQ TREATMENT OF PUBLIC ROW
WITHIN BIO-RETENTION SWALES ALONG PARKWAY
STRIP ON EAST & WEST SIDES OF ROADWAY (SEE
LEGEND AND SECTION)
NOTE: WEST HALF OF ULTIMATE
CROAK RD. IS TREATED BY SWQ BASIN
IN FRANCIS RANCH DEVELOPMENT
NOTE: EAST HALF OF ULTIMATE
CROAK RD. TO BE TREATED WITH
PARCEL 8 FRONTAGE IMPROVEMENT
(SEE TRACT 8667 VTM-SHT 7)
NOTE: HYDROMODIFICATION
DETENTION TREATMENT FOR
THE ULTIMATE CROAK RD.
ROW TO OCCUR IN OVERSIZED
HM PIPE AT SOUTHERLY END
OF CROAK RD.
8
LEGEND:
BIO-RETENTION AND HYDROMODIFICATION IN PUBLIC STREET ROW
BIO-RETENTION AND HYDROMODIFICATION TREATMENT IN FUTURE GC/CO DEVELOPMENT AREAS (TO BE ADDRESSED IN DETAIL WITH FUTURE SDR)
STORM WATER QUALITY/HM TREATMENT TO BE ADDRESSED WITHIN MH RESIDENTIAL SITE PLANS DURING VTTM/ SDR (SEE TRACT 8666 AND TRACT 8667
VESTING TENTATIVE MAPS - SHEET 7 FOR FURTHER SWQ/HM DETAILS).
BIO-RETENTION IN PARKING STRIP ALONG ULTIMATE CROAK RD. FOR TREATMENT OF PUBLIC STREET ROW. (SEE CROSS SECTION BELOW)
*
NOTES:
1.BIORETENTION SIZING TO BE BASED ON ALAMEDA COUNTY CLEAN WATER PROGRAM, C.3 STORMWATER TECHNICAL GUIDANCE MARCH 2023.
2.RAINFALL INTENSITY = 0.2 IN/HR
3.BIORETENTION SOIL MIX TO HAVE A MINIMUM 5 IN/HR INFILTRATION RATE
4.THE PRELIMINARY BASIN SIZING IS BASED ON A SIZING CRITERIA OF (0.2 IN/HR)/(5 IN/HR)=0.04 (4%)
5.ALL DEVELOPMENT AREAS WILL COMPLY WITH THE C.10 TRASH CAPTURE PROVISION OF THE MMRP.
6.DETAILS AND SIZING FOR THE SPECIFIC SWQ TREATMENT AREAS WILL BE SHOWN ON SUBSEQUENT ENTITLEMENT DOCUMENTS; STAGE 2 PD/SDR FOR GC/CO AREAS AND THE
VESTING TENTATIVE TRACT MAP FOR MH RESIDENTIAL USES, ONCE ACTUAL USERS, BUILDING TYPES, AND SITE PLANS ARE KNOWN. THESE DETAILS WILL ALSO INCLUDE
PROPOSED TREATMENT FACILITIES FOR THE PUBLIC ROADWAYS.
7.STORM WATER QUALITY AND HYDROMODIFICATION TREATMENT FOR PUBLIC CROAK ROAD ULTIMATE IMPROVEMENTS WILL BE ADDRESSED THROUGH BIO-RETENTION SWALES AND HM
PIPE DETENTION ALONG THE ROADWAY, BUILT WITHIN THE PUBLIC ROW, TO BE DETAILED WITH SUBSEQUENT DESIGN LEVEL PLANS FOR ULTIMATE CROAK ROAD.
8.STORM WATER QUALITY AND HYDROMODIFICATION FOR PUBLIC DUBLIN BLVD SHALL BE CONSTRUCTED AS CALLED FOR IN THE DUBLIN BLVD. EXTENSION IMPROVEMENT PLANS
CURRENTLY BEING PREPARED BY THE CITY OF DUBLIN'S CONSULTANT. IF DUBLIN BLVD. IS BUILT BY THE APPLICANT THE SAME SWQ / HM TREATMENT METHODS WILL BE
USED.
9.STORM WATER QUALITY AND HYDROMODIFICATION FOR PUBLIC FALLON ROAD WIDENING WILL BE ADDRESSED THROUGH BIO-RETENTION SWALES ALONG THE EAST SIDE OF
FALLON ROAD.
MH
6.48±AC.
(6.50±AC.)
GC/CO
14.83±AC.
(17.43±AC.)
GC/CO
18.38±AC.
(20.16±AC.)
GC/CO
65.38± AC.
(74.41± AC.)
PARCEL 1
PARCEL 2
PARCEL 4
PARCEL 7
PARCEL 8
PARCEL 3
CP
7.22±AC.
(7.22±AC.)
PARCEL 5
FUTURE ROADWAY
EX. DUBLIN BLVD
FU
T
U
R
E
U
L
T
I
M
A
T
E
FA
L
L
O
N
R
O
A
D
E
X
.
C
R
O
A
K
R
O
A
D
EX
.
C
R
O
A
K
R
O
A
D
(T
O
B
E
A
B
A
N
D
O
N
E
D
)
FUTURE CENTRAL PKWY
EX. CENTRAL PKWY
I-580
FUTURE DUBLIN BLVD
FU
T
U
R
E
D
U
B
L
I
N
B
L
V
D
P/PR
8.57±AC.
(9.19±AC.)
PARCEL 6
FU
T
U
R
E
U
L
T
I
M
A
T
E
CR
O
A
K
R
O
A
D
GC/CO
10.42±AC.
(12.30±AC.)
PARCEL 9
GC/CO
1.85±AC.
(1.95±AC.)
PARCEL 11
OS
2.28±AC.
(2.28±AC.)
P/PR
28.89± AC.
(33.40± AC.)
PARCEL 10
MH
6.81±AC.
(7.20±AC.)
PARCEL PROPOSED OWNER MAINTAINED BYPROPOSED USE
PARCEL 1 GH PACVEST COMM. HOAGC/CO
PARCEL 2 GH PACVEST COMM. HOAGC/CO
PARCEL 4 CITY CITYPARKS/PUBLIC
RECREATION
PARCEL 5 CITY CITYCOMMUNITY PARK
PARCEL 6 CITY CITYPARKS/PUBLIC
RECREATION
PARCEL 7 GH PACVEST HOAMH RESIDENTIAL
PARCEL 8 GH PACVEST HOAMH RESIDENTIAL
PARCEL 9 GH PACVEST COMM. HOAGC/CO
9
HATCH
R.O.W.CITY PUBLIC STREETPUBLIC STREET
PARCEL 3 GH PACVEST COMM. HOAGC/CO
R.O.W.GH PACVEST HOAPRIVATE STREET
PARCEL 11 GH PACVEST HOAPRIVATE STREET & SWQ
PARCEL 10 GH PACVEST HOAPRIVATE STREET & SWQ
INSTALL STRAW WADDLES AT BOTTOM OF
SLOPE AND EVERY 10 VERTICAL FEET ON
ALL DISTURBED PERIMETER SLOPES.
ADD GRAVEL CONSTRUCTION
ENTRANCE HERE AS WELL.
NOTES:
LEGEND
STRAW WATTLES
HYDROSEED (APPROXIMATE LIMITS)
GRAVEL CONSTRUCTION ENTRANCE
CATCH BASIN SEDIMENT BARRIER
PERIMETER SILT FENCE
WATER
FERTILIZER (20-20-10)
R BINDER
WOOD FIBER MULCH
SEED
MATERIAL
TOTAL
SEED VARIETY LBS. PER ACRE
ROSE CLOVER 8
CAL POPPY 4
BLUE LUPINE 6
75
LBS/AC. (SLOPE MEASURE.)
2,000 LBS
75 LBS
60 LBS
400 LBS
AS NEEDED FOR APPLICATION
PRELIMINARY HYDROSEED MIX:
REGREEN 36
ZORRO 6
BLANDO 15
THE EROSION CONTROL MATERIALS SHALL BE MIXED AND APPLIED IN APPROXIMATELY THE
FOLLOWING PROPORTIONS:
DRAINAGE DIRECTION
3'-4'
ADJACENT ROLLS SHALL
TIGHTLY ABUT
ALONG SLOPE CONTOURS
STRAW ROLLS MUST BE PLACED
10'
CAPTURED BEHIND THE ROLLS.
SEDIMENT, ORGANIC MATTER,
AND NATIVE SEEDS ARE
8"-10" DIA.
3"-5"
SLOPE STEEPNESS
ON SOIL TYPE AND
1" X 2" X 24" WOOD SURVEY STAKE
NOT TO SCALE
OPEN AREAS
WATTLES IN
SPACING DEPENDS
1.
NOTE:
STRAW ROLL INSTALLATION REQUIRES THE PLACEMENT
3"-5" DEEP, DUG ON CONTOUR. RUNOFF MUST NOT
BE ALLOWED TO RUN UNDER OR AROUND ROLL.
SPECIFICATION:
CALIFORNIA STRAW WORKS BIO-DEGRADE FIBERS
8"-10" DIA. OR EQUAL.
STUFFED IN A NATURAL PHOTO-DEGRADABLE FABRIC
AND SECURE STAKING OF THE ROLL IN A TRENCH,
17
7
6
45
1
3
8
11
22
23
16
PARCEL A
15 14
PARCEL B
19
9
18
25
24
12
13
10
2
21
PARCEL C
20
PANDORA WAY
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
PARCEL 7 OF TRACT 8663 VTM
AIRPORT PROTECTION
AREA (APA) LIMIT
PRIVATE STREET
(PUBLIC ACCESS, EVA, UTILITY EASEMENT)
MAP NOTES:
1.OWNER/APPLICANT GH PACVEST, LLC
2800 POST OAK BLVD.
HOUSTON, TX 77056
CONTACT: WOOI SEE
(832) 397-6506
2.ENGINEER: MACKAY & SOMPS
5142 FRANKLIN DR. SUITE B
PLEASANTON, CA 94588-3355
CONTACT: MARK McCLELLAN/ NICOLA TAN
(925) 225-0690
3.AREA SUBJECT TO INUNDATION: NONE (PANEL 0607050002B)
4.SUBDIVIDED AREA: 6.5± ACRES - PARCEL 7 OF TRACT 8663 VTM
2.3± ACRES - PARCEL 10 OF TRACT 8663 VTM
5.ASSESSOR'S PARCEL NUMBER: PORTION OF 985-0027-002-00
6.WATER/SEWER SYSTEM: TO BE INSTALLED IN CONFORMANCE WITH DUBLIN
SAN RAMON SERVICES DISTRICT (DSRSD) STANDARDS.
7.DRAINAGE: TO BE INSTALLED IN CONFORMANCE WITH
CITY OF DUBLIN STANDARDS.
8.GAS & ELECTRICITY: TO BE INSTALLED IN CONFORMANCE WITH
STANDARDS OF PACIFIC GAS AND ELECTRIC CO.
9.TELEPHONE: TO BE INSTALLED IN CONFORMANCE WITH
STANDARDS OF SBC/AT&T.
10.EXISTING ZONING: PD-MEDIUM HIGH DENSITY RESIDENTIAL
PD-OPEN SPACE
11.EXISTING LAND USE: VACANT LAND
12.PROPOSED LAND USE:PD-MEDIUM HIGH DENSITY RESIDENTIAL (PARCEL 7 OF TRACT 8663)
PD-OPEN SPACE (PARCEL 10 OF TRACT 8663)
13.UNLESS OTHERWISE SPECIFICALLY STATED IN THE CONDITIONS OF APPROVAL, LOCAL AGENCY APPROVAL OF
THIS MAP SHALL CONSTITUTE AN EXPRESS FINDING THAT THE PROPOSED DIVISION AND DEVELOPMENT OF THE
SUBJECT PROPERTY WILL NOT UNREASONABLY INTERFERE WITH THE FREE AND COMPLETE EXERCISE OF RIGHTS
DESCRIBED IN GOVERNMENT CODE SECTION 66436(A)(3)(A)(I).
14.THIS VESTING TENTATIVE TRACT MAP IS A PROPOSED SUBDIVISION OF PARCEL 7 OF TRACT 8663 LARGE LOT
TENTATIVE MAP.
15.PARCEL DIMENSIONS ARE PRELIMINARY AND SUBJECT TO FINAL ENGINEERING DESIGN.
16.CONTOUR INTERVAL IS 1 FOOT. THE ELEVATION DATUM IS BASED ON EASTERN DUBLIN BENCHMARK.
TOPOGRAPHIC INFORMATION SHOWN IS BASED ON AERIAL FLIGHT DONE ON FROM DECEMBER 2016 BY GEOMAPS
INC.
17.UTILITY SIZES AND LOCATION, STREET GRADES AND LOT DIMENSIONS ARE PRELIMINARY AND SUBJECT TO
FINAL ENGINEERING DESIGN.
18.BUILDING SETBACKS ARE ESTABLISHED BY THE DEVELOPMENT STANDARDS IN THE STAGE 2 PD AND BY FUTURE
SDR.
19.ALL SEWER AND WATER MAINS ARE 8" UNLESS NOTED. ALL STORM DRAINS ARE 24" OR LESS UNLESS NOTED OR
AS DETERMINED BY FINAL ENGINEERING DESIGN.
20.THE APPLICANT RESERVES THE OPTION TO PHASE THE FINAL MAPPING AND CONSTRUCTION OF THIS PROJECT IN
VARIOUS COMBINATIONS OF FINAL MAPS/TRACT DEVELOPMENT AGREEMENTS AND/OR IMPROVEMENT
PLANS/IMPROVEMENT AGREEMENTS, ALL AS APPROVED BY THE DIRECTOR OF PUBLIC WORKS.
21.THIS VESTING TENTATIVE MAP ALLOWS FOR THE DEVELOPER TO SUBDIVIDE CONDOMINIUM AIR SPACE RIGHTS
THROUGH FILING OF SUBSEQUENT CONDOMINIUM PLANS, WHICH MAY ALSO BE PHASED THROUGH DEPARTMENT OF
REAL ESTATE (DRE).
LEGEND:
SHEET INDEX
SHEET DESCRIPTION
1 COVER SHEET
2 LOTTING PLAN/ANNOTATED MAP
3 DETAILS AND SECTIONS
4 PRELIMINARY GRADING PLAN
5 PRELIMINARY UTILITY PLAN
6 PRELIMINARY EROSION CONTROL PLAN
7 PRELIMINARY STORMWATER MANAGEMENT PLAN
8 PHASING PLAN
BOUNDARY LINE
PARCEL LINE
EXISTING PARCEL
LINE RIGHT OF WAY
EXISTING RIGHT OF WAY
EASEMENT LINE
AIRPORT PROTECTION AREA (APA) LINE
AC.ACRES
BNDY BOUNDARY
DSRSD DUBLIN SAN RAMON SERVICES DISTRICT
ESMT EASEMENT
PUE PUBLIC UTILITY EASEMENT
PSE PUBLIC SERVICE EASEMENT
PAE PUBLIC ACCESS EASEMENT
ROW RIGHT OF WAY
EVAE EMERGENCY VEHICLE ACCESS EASEMENT
THE BASIS OF BEARINGS SHOWN HEREON, IS THE LINE BETWEEN USC&GS
TRIANGULATION STATIONS "FALLON" AND "MOUNT DIABLO TOWER". THE
GRID BEARING CALCULATED FROM PUBLISHED CCS 27 ZONE 3 GRID
COORDINATES FOR THIS LINE IS TAKEN AS NORTH 15°44'21" WEST.
BASIS OF BEARINGS:
17
7
6
4
5
1
3
8
11
22
23
16
PARCEL A
15
14
PARCEL B
19
9
18
25
24
12
13
10
2
21
PARCEL C
20
PANDORA WAY
98'
52'3'3'
52'52'
10
3
'
10
3
'
12
0
'
10
3
'
38'37'37'2 2'
2
2'
124'126'
50
'
124'126'74'146'108'149'117'46'100'
50
'
12
0
'
32'
10
3
'
46'
3'3'
51
'
23
'
12
0
'
38
'
56
'
113'127'
42
'
42
'
2
2'2 2'
98'
10'
140'117'
54
'
306'
155'27'175'27'
129'
2 2'2
2'
42
'
42
'
161'
56
'
38
'
45'42'
88'
95
'
20
'
51
'
23'
128'149'108'146'
50
'
50
'
50
'
50
'
146'
146'
58
'
58
'
249'3'
58
'
57
'
3'79'
2 2'
10
2
'
11
9
'
52'
10
2
'
11
9
'
52'52'
37'37'2 2'2
2'
10
1
'
10
6
'
10
'
4'
11
8
'
1
4
'
N88°41'57"W 742.07' BNDY
N0
°
2
0
'
3
7
"
E
2
8
7
.
2
0
'
B
N
D
Y
N88°30'52"W 986.84' BNDY
N1
°
2
9
'
0
8
"
E
2
9
0
.
3
5
'
B
N
D
Y
0.15±AC
17
104'
11
5
'
2 2'2
2'
3'
3'3'3'
532'
258'
250'
AIRPORT PROTECTION
AREA (APA) LIMIT
PUE, PAE, EVAE, DSRSD EASEMENTS
FOR PRIVATE STREET
1.27± AC
AIRPORT PROTECTION
AREA LIMIT
11
6
'
10
2
'
3'
22'
42'
6653± SF
17
6354± SF
7
6335± SF
6
6274± SF
46274± SF
5
5611± SF
3
6397± SF
8
7515± SF
11
8577± SF
22
8540± SF
23
6224± SF
16
88198± SF
PARCEL A
6217± SF
15
6197± SF
14 18090± SF
PARCEL B
6165± SF
25
7391± SF
9
6401± SF
1
9893± SF
188763± SF
19
75'
3'1 2 '
2 1 '
1 2'
2 4 '
2 5 '
59
'
45
'
2
6
'
102'
105'
58
'
58
'
146'102'
249'
2
0'
3 2 '
6095± SF
24
12
'
PA
E
12
'
PA
E
20
.
3
9
'
21
.
6
1
'
9'
PS
E
3' PUE
3' PUE
3' PUE
3' PUE
3' PUE
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
6272± SF
12
3'
P
U
E
3'
P
U
E
5427± SF
13
107'
55'
104'
5460± SF
10
R = 53'
(PRIVAT
E
R
O
W
)
9'17'2
4
'
18'
3'
EXISTING PUBLIC RIGHT-OF-WAY DEDICATED
PER INSTRUMENT NO.2017-100156 AND
ACCEPTED BY INSTRUMENT NO.2022-187223
2'
PUE, EVAE, DSRSD
EASEMENTS FOR PRIVATE STREET
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
41'37'
75'
7.5' PUE, PAE
7.5' PUE, PAE
3' PUE 3' PUE
3' PUE
3' PUE 3' PUE 3' PUE
3' PUE 3' PUE
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
26'
PAE
194'
77'116'
8'
7'
52'
3 0 '
19'
8589± SF
21
6709± SF
20
7176± SF
2
9'9'
26'
PAE
46'6'8'2 4 '
3' PUE
3' PUE 3' PUE
27
'
42
'
14
'
2 2'
26'
2231± SF
PARCEL C
ADDITIONAL ROW DEDICATION
FOR NEW T-INTERSECTION TO BE
ACQUIRED FROM EX. TRACT 9198
HOW BY APPLICANT OR CITY
ADDITIONAL ROW DEDICATION
FOR PANDORA WAY WIDENING
9.
1
1
'
PUE,
EVAE,
DSRSD
R=28.00'
R=28.00'
MAINTENANCE EASEMENT TO HOA
FOR LONG-TERM MAINTENANCE
OF SWQ BASINS
LEGEND:
BOUNDARY LINE
PARCEL LINE
EXISTING PARCEL
LINE RIGHT OF WAY
EXISTING RIGHT OF WAY
EASEMENT LINE
AIRPORT PROTECTION AREA (APA) LINE
AC.ACRES
BNDY BOUNDARY
DRE DEPARTMENT OF REAL ESTATE
DSRSD DUBLIN SAN RAMON SERVICES DISTRICT
ESMT EASEMENT
EVAE EMERGENCY VEHICLE ACCESS EASEMENT
PAE PUBLIC ACCESS EASEMENT
PSE PUBLIC SERVICE EASEMENT
PUE PUBLIC UTILITY EASEMENT
ROW RIGHT OF WAY
NOTE:
THIS VESTING TENTATIVE MAP ALLOWS FOR THE
DEVELOPER TO SUBDIVIDE CONDOMINIUM AIR SPACE
RIGHTS THROUGH FILING OF SUBSEQUENT CONDOMINIUM
PLANS, WHICH MAY ALSO BE PHASED THROUGH DRE.
22' WIDE ALLEY
C/L
23' (PUE, DSRSD, EVAE)
0.5'0.5'
11'11'
3.5'
MIN
FLUSH CURB,
SEE DETAIL HEREON
GARAGE FLR.GARAGE FLR.
3.5'
MIN
AC
AB
ROLLED CURB,
SEE DETAIL HEREON
22'F/C F/C
P/L P/L
NTS5
3'
PUE
3'
PUE
C/L
26' WIDE ALLEY WITH PARKING
35' (PUE, DSRSD, EVAE)
0.5'
GARAGE FLR.
3.5'
MIN
8'
PARKING13'13'
26' DRIVE AISLE
AC
AB
F/C
6" VERTICAL CURB,
SEE DETAIL HEREON
P/L P/L
NTS6
F/C
ROLLED CURB,
SEE DETAIL HEREON
S/W
4'
3'
PUE
13'8'5'13'8'5'
55'
C/L
S/W PARKING TRAVEL LANE TRAVEL LANE PARKING
AC
AB
42' PUE, PAE, EVAE, DSRSD
FC FC
OFF-SITE PRIVATE STREET SECTION
NTS2
CURB & GUTTER,
SEE DETAIL HEREON
3'
PUE
PROJECT
BOUNDARY
EASEMENT
LINE
S/W
8'PUE5'PUE
NTS
CURB
A
N
D
G
U
T
T
E
R
,
THEOR
E
T
I
C
A
L
T
O
P
AC PV
M
T
OF CU
R
B
CURB AND GUTTER TO
ROLLED CURB TRANSITION
TRC
B
E
G
/
E
N
D
T
R
A
N
S
B
E
G
/
E
N
D
T
R
A
N
S
3' TR
A
N
S
I
T
I
O
N
(TYP.
)
NH10
NH11/12
3" ROLLED CURB AND GUTTER
NTS
FA
C
E
O
F
C
U
R
B
GU
T
T
E
R
F
L
O
W
L
I
N
E
TOP OF ROLLED
CURB ELEVATION
(TRC)AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"R=0.5"
R=15"
R=4"
2%
FLUSH CURB
NTS
AC
PVMT
R=0.5"
CLASS 2
AGGREGATE BASE
CONC DWY
APRON
TOP OF FLUSH
CURB ELEVATION
(TFC)
6" VERTICAL CURB
NTS
CONC DWY
APRON
AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
TOP OF CURB
ELEVATION (TC)
NTS
6" CURB & GUTTER
R=1"R=1/2"
1/2"
TOP OF CURB
ELEVEVATION
(TC)
TOOLED
EDGE
3/4"
CLASS 2
AGGREGATE BASE
AC
PVMT RETENTIONNTS
3" PERFORATED
PVC PIPE
CURB AND
GUTTER
PAVEMENT EDGE SUBDRAIN
(IN PUBLIC STREETS)RETENTIONNTS
PRIVATE ALLEY
TRC
VER
T
I
C
A
L
C
U
R
B
FLUSH
C
U
R
B
TC
2%
PRIVA
T
E
A
L
L
E
Y
ROLLE
D
C
U
R
B
& GUT
T
E
R
TFC
2'
T
R
A
N
S
.
TYP
TRAVEL LANE
PARKING
FC
PANDORA WAY WIDENING
NTS1
14'
REMOVE EX CURB & GUTTER
& WIDEN ROADWAY ADDITIONAL 9'±
9'
PSE
PROJECT
BOUNDARY
EX. 12.5'± STREET
RIGHT OF WAY
DEDICATION
(PER INST.NO.#
2017-100156)
S/W
4.5'
CURB & GUTTER,
SEE DETAIL HEREON
EX TRAVEL LANEEX PARKING
12'8'
FC
EX 26'
PROPOSED TRAVEL WAYS 7'
9'± ROW
DEDICATION
FRONT OF
BUILDING
GARAGE FLR.
13'13'
C/L
P/L P/L
TRAVEL LANE TRAVEL LANE
AC
AB
26'
EVAE, PAE
FC
ENTRY ROAD
NTS3
S/W
CURB & GUTTER,
SEE DETAIL HEREON
FC
WIDTH VARIES RIGHT OF WAY 7.5'
5'
S/W
5'
PUE
7.5'
PUE (PUE, DSRSD)
13'15' TO 18'13'18'
71' TO 74' RIGHT OF WAY
C/L
P/L P/L
TRAVEL LANE TRAVEL LANE
AC
AB
ENTRY ROAD WITH PARKING
NTS4
S/W
6" VERTICAL CURB (TYP),
SEE DETAIL HEREON
V-GUTTER (TYP)
6'
S/W
6'
PARKING PARKING
3'
PUE
3'
PUE (PUE, EVAE, DSRSD)
26' CLEAR (PAE)
22' WIDE ALLEY
C/L
23' (PUE, DSRSD, EVAE)
0.5'0.5'
11'11'
3.5'
MIN
FLUSH CURB,
SEE DETAIL HEREON
GARAGE FLR.SIDE BLDG.
AC
AB
22'F/C F/C
P/L P/L
NTS7
CURB & GUTTER,
SEE DETAIL HEREON
4'
MIN
DISTANCE
PER PLAN
3'
PUE
GUTTER
FLOWLINE
7.5% MAX
TOP OF RAMP
ROUNDED
SEE NOTE
BELOW
NOTE:COUNTER SLOPES OF ADJOINING GUTTERS AND
ROAD SURFACES IMMEDIATELY ADJACENT TO AND
WITHIN 24 INCHES OF THE CURB SHALL NOT BE
STEEPER THAN 5.0%. GUTTER PAN SLOPE SHALL
NOT EXCEED 5%.
CURB RAMP SECTION
NTS
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
0.6%4
5
9
.
3
0.5%
458.
8
0.
5
%
459.
4
0.57%4
6
0
.
2
460.
2
0.
5
%
459.
6
459.
5
460.
2
GB
461.
0
HP
1.7%460.
5
2%
2%
460.0
459.
7
460.
1
2%
0.
5
%
HP
460.
4
0.
5
%
2%
459.2
45
8
.
5
0.56%0.6%460.
1
1
.
1
%
460.4 0.54%HP
461.
1
1%0.5%HP
461.
3460.
5
1.
7
%
460.
9
HP
0.
5
%
460.
7
2.
1
%
HP
462.
0
461.
6
0.
5
%
462.
2
0.
5
%
461.
9
1%459.
9
LP 0.6%
460.
8
HP
0.55%460.
4
LP
0.5%0.5%
461.
9
HP
0.6
%
462.
2
461.
8
461.
8
462.
0
BIO-RETENTION BASIN BOTTOM 455.0
TW 461.5
BW 444.4
TW 461.4
BW 434.3
TW 462.6
BW 435.7
TW 461.9
BW 443.5
TW 461.6
BW 461.6
46
0
.
5
FG 4
5
7
.
4
440
445
450
455
420
425
430
435
44
0
44
5
45
0
455
410
41
5
42
0
42
5
43
0
43
5
44
0
44
5
45
0
45
5
46
0
43
5
42
5
43
0
43
5
44
0
44
5
45
0
45
5
46
0
450
455
455
455
4
4
0
445
450
455
460
455
460
FG
459.
9
FG 4
5
9
.
0
FG
4
5
9
.
0
8' MULTI-USE TRAIL
46
1
.
5
1%
LP
2%
HP
462
.
5
0.6%
460.2
0.6%
460.
5
HP
460.
3
459.
2
1.5%HP0.6%
459.
2
45
9
.
0
0.
5
%
459.3
460.1
HP
2%
459.8HP
460.
0
0.5%
HP
459.
6
1%
1%0.5%
LP459.2
459.70.5%
0.
5
%
0.
5
%
460.
0
HP
1.
5
%
459.8
0.5%459.8
2%
LP459.1
0.
6
%
459.2
459.6
459.4
LP 459.8HP 460.3 1%
459.
9
1%
4
5
9
.
2
459.
2
LP 459.6
460.
6
0.8%0.6%
4
5
9
.
8
459.
8
0.5%
459.4
4
5
9
.
5
459.
5
460.
4
460.
4
0.65%
HP 460.8
HP 460.4 0.5%
4
6
0
.
0
460.
4
0.62%
461.3
GB 460.9 1.4%GB 461.2 0.57%
4
6
1
.
8
461.8460.
0
LP
460.
0
LP
8'
2'
S
H
O
U
L
D
E
R
461.1
459.
9
FG
460.
1
FG
460.
2
FG
461.
1
FG
460.
7
FG
BIO-RETENTION BASIN BOTTOM 455.0
17
7
6
4
5
1
3
8
11
22
23
16
PARCEL A
15
14
PARCEL B
19
9
18
25
24
12
13
10
2
21
PARCEL C
20
PANDORA WAY
2'
S
H
O
U
L
D
E
R
2%
HP
2%
2%
2%
2%
2%
2%2%
2%
2%
2%
2%
2%
AREA DRAINS IN LANDSCAPE
AREAS ABOVE RETAINING
WALLS TO CONNECT TO
STORM DRAIN SYSTEM
RUNOFF BELOW RETAINING WALL
FOLLOWS HISTORICAL DRAINAGE
PATTERNS
INSTALL 6" COBBLE
RIP-RAP AT OUTFALL
OF RETAINING WALL
3:1
3:1
2%
2%
2%
2%
2%
2%
2%
2%2%
2%2%
2%2%
PEDESTRIAN CONNECTION
TO PUBLIC SIDEWALK
INSTALL 2 WAY STOP
WITH STOP BARS/ STOP SIGNS
& STRIPES FOR CROSS WALKS
RETAINING WALL SUBDRAINS DISCHARGE
TO COBBLE RIP-RAP AND FLOW
DOWNSTREAM TO EX. SWALE/WETLAND
3
:
1
R =
4
8
'
(PE
R
A
C
F
D
S
T
D
.
)
3:
1
3:
1
2%2%2%
2%
2%
2%2%2%2%
2%2%2%2%
2%2%
2%
2%2%
2%
2%2%2%
2%
2%
2%
2%
8' MULTI-USE TRAIL
NEW INLET TO COLLECT
RUNOFF FROM WIDENED PVMT
STOP SIGN
STOP SIGN
FG 4
5
7
.
4
FG 4
5
7
.
4
FG 4
5
9
.
0
458.
7
4.
5
'
7'
P
A
R
K
I
N
G
(
U
N
M
A
R
K
E
D
)
INSTALL
"PEDESTRIAN CROSSING"
WARNING SIGN
26'
26'
22'
8'
8'
26
'
PARKING STALLS ON PUBLIC
STREET UNMARKED
LANDSCAPE SCREENING OF
RETAINING WALL PER PD-2
LANDSCAPE GUIDELINE
0.
6
%
458.9
ADDITIONAL ROW DEDICATION
FOR NEW T-INTERSECTION TO BE
ACQUIRED FROM EX. TRACT 9198
HOW BY APPLICANT OR CITY
INTERIM 2:1 SLOPE WILL BE
REGRADED TO ALLOW PED ACCESS
TO COMMUNITY PARK ONCE PARK
PROGRAMMING IS KNOWN
INTERIM 2:1 SLOPE WILL BE
REGRADED TO ALLOW PED ACCESS
TO COMMUNITY PARK ONCE PARK
PROGRAMMING IS KNOWN
SECTION A
NTS
EX GROUND
PAD
PAD 2:1
PL
SECTION B
NTS
VARIES
1' OVERBUILD
EX.CONC
BAND
SECTION C
NTS
PAD
TW
BW
EX GROUND DAYLIGHT
3:1
PL
5'
SECTION D
NTS
PL
52'
2%
2%
5'
VARIES
15.5'-19.5'±
3:1
3'
5'
3:1
MAX 3:1
MIN 2%
ELEV. 455.0
VARIES
12'-16'±2'
DISTANCE PER PLAN
3:1
SECTION E
NTS
4' WALK
2'
DISTANCE PER PLAN
3:1
BLDG
FFBLDG
FF
SECTION F
NTS
SECTION G
NTS
2%
26'
F/C F/C5'
MIN
4'
S/W
2'
L/S
EX 2' L/S
EX 4' S/W
PRIVATE
L/S
PRIVATE
L/S
BLDG
FFBLDG
FF
PRIVATE ROW
BLDG
PARK
MAX AREA DRAINS IN
LANDSCAPE AREAS TO
CONNECT TO STORM
DRAIN SYSTEM
EX. METAL
FENCE
PL
SECTION H
NTS
EX. CONC BAND
5'
MIN
8'
MULTI-USE
TRAIL2'
L/S
EX 2' L/S
EX 4' S/W
BLDG
EX. METAL
FENCE
PL
AREA DRAINS IN
LANDSCAPE AREAS TO
CONNECT TO STORM
DRAIN SYSTEM
AREA DRAINS IN
LANDSCAPE AREAS TO
CONNECT TO STORM
DRAIN SYSTEM
AREA DRAINS IN
LANDSCAPE AREAS TO
CONNECT TO STORM
DRAIN SYSTEM
MAX. HT. 27'
AREA DRAINS IN
LANDSCAPE AREAS TO
CONNECT TO STORM
DRAIN SYSTEM
AREA DRAINS IN
LANDSCAPE AREAS TO
CONNECT TO STORM
DRAIN SYSTEM
P/L
1' OVERBUILD
2%
3:1 DAYLIGHT
18' MAINT. ESMT
4'12' ACCESS RD2'
CONCRETE J-DITCH
EX
GROUND
SDOCOMPACTED
GRAVEL
SECTION I
(NATURE PARK ACCESS DETAIL)
NTS
NATURE PARK
PARCEL 4
3:1
MAX
SWQ
BASIN
P/L
2%
18' MAINT. ESMT
4'12' ACCESS RD2'
NATURE PARK
PARCEL 4
1' OVERBUILD
3:1
MAX
COMPACTED
GRAVEL EX
GROUND
3:1
SWQ
BASIN
SECTION J
(NATURE PARK ACCESS DETAIL)
NTS
A
B
C
D
5 5
6
1
4
5
5
5
6
5
2
7
3
6
7
G G
FE
E
H
E
J
I
LEGEND - NATURE PARK ACCESS
PROPOSED CURB CUT AND ACCESS POINT FOR NATURE PARK
MAINTENANCE(DETAILS TO BE PER FINAL DESIGN)
PROPOSED MAINTENANCE ACCESS ROAD FOR NATURE PARK
MAINTENANCE(SEE SECTIONS I AND J)
17
7
6
4
5
1
3
8
11
22
23
16
PARCEL A
15
14
PARCEL B
19
9
18
25
24
12
13
10
2
21
PARCEL C
20
PANDORA WAY
159' ± 24" SD (HYDRO-MODIFICATION)
234' ± 24" SD (HYDRO-MODIFICATION)
CONNECT NEW W AT
EX. 8" WATER STUB
EX
.
8
"
W
EX
.
8
"
S
S
CONNECT TO EXISTING UTILITIES IN
TRACTS 8197 & 8198
CONNECT NEW SSMH AT
EX. 8"SS STUB
CONNECT NEW SD AT
EX. 18" SD STUB
EX. 18"SD
CONNECT NEW SDMH
AT EX. 18" SD STUB
CONNECT NEW W AT
EX. 8" WATER STUB
EX. 8"W
EX. 8"W
EX. 18"SD
EX
.
1
8
"
S
D
AREA DRAINS IN
LANDSCAPE AREAS
ABOVE RETAINING
WALLS TO CONNECT
TO STORM DRAIN
SYSTEM
WETLAND DIVERSION STRUCTURE
AND DISCHARGE PIPE TO EX.
OTHER WATERS SWALE BEING PRESERVED
(SEE DETAIL/SECTION ABOVE)
WETLAND DIVERSION STRUCTURE
AND DISCHARGE PIPE TO EX.
WETLAND SWALE BEING PRESERVED
(SEE DETAIL/SECTION ABOVE)
HIGH FLOW
BYPASS TO
OUTGOING PIPE
HIGH FLOW
BYPASS TO
OUTGOING PIPE
DIVERSION STRUCTURE
(SEE TYP. DETAIL THIS SHEET)
DIVERSION STRUCTURE
(SEE TYP. DETAIL THIS SHEET)
UTILITY SERVICES TO THE
PARK FOR WATER AND SEWER
CAN BE EXTENDED WITH FINAL
DESIGN AND ONCE PARK
PROGRAMMING AND UTILITY
NEEDS ARE KNOWN.
24
10
SS LATERAL
(TYP)POTABLE WATER SERVICE
& METER (TYP)
PRIVATE HOA LANDSCAPE
AREA DRAIN (TYP)
PRIVATE HOA DRAINAGE
PIPE (TYP)
PRIVATE HOA LANDSCAPE
AREA DRAIN (TYP)
PRIVATE HOA DRAINAGE
PIPE (TYP)
3'
P
U
E
3'
P
U
E
ORFICES METER
2-10 YEAR STORM
FLOWS
INLET F
R
O
M
S
T
O
R
M
DRAIN S
Y
S
T
E
M
HIG
H
F
L
O
W
O
U
T
L
E
T
T
O
OUT
G
O
I
N
G
S
D
S
Y
S
T
E
M
HY
D
R
O
M
O
D
I
F
I
C
A
T
I
O
N
TA
N
K
OUTLET
T
O
B
I
O
R
E
T
E
N
T
I
O
N
B
A
S
I
N
(C3 FLO
W
S
O
N
L
Y
)
TYPICAL DIVERSION STRUCTURE DETAIL
NTS
12"S
D
EX. GROUND
EX. GROUND
WETLAND OUTFALL DETAIL/SECTION
NTS
TYPICAL UTILITY CONNECTION DETAIL
SCALE: 1"=20'
17
7
6
4
5
1
3
8
11
22
23
16
PARCEL A
15
14
PARCEL B
19
9
18
25
24
12
13
10
2
21
PARCEL C
20
PANDORA WAY
GRAVEL
CONSTRUCTION
ENTRANCE
LEGEND
STRAW WATTLES/SILT FENCE
GRAVEL CONSTRUCTION ENTRANCE
CATCH BASIN SEDIMENT BARRIER
DEP
T
H
3"-
4
"
SPAC
I
N
G
3' -
4
'
3"-
4
"
SPAC
I
N
G
3' -
4
'
DEP
T
H
8'-1
0
'
D
I
A
.
BIO-
D
E
G
R
A
D
E
F
I
B
E
R
S
STUF
F
E
D
I
N
A
B
I
O
-
DEGR
A
D
A
B
L
E
(
N
O
N
-
P
L
A
S
T
I
C
)
CALI
F
O
R
N
I
A
S
T
R
A
W
W
O
R
K
S
OPEN
N
E
T
NOTES:
DRAINAGE DIRECTION/OVERLAND RELEASE
17
7
6
4
5
1
3
8
11
22
23
16
PARCEL A
15
14
PARCEL B
19
9
18
25
24
12
13
10
2
21
PARCEL C
20
PANDORA WAY
#1
DMA #1
#2
DMA #2
24" HYDROMODIFICATION
STORAGE PIPE
(SEE DRAINAGE REPORT)
24" HYDROMODIFICATION
STORAGE PIPE
(SEE DRAINAGE REPORT)
SEE SHEET 5 FOR
OUTFALL TO WETLAND
SEE SHEET 5 FOR
OUTFALL TO WETLAND
HIGH FLOW
BYPASS TO
OUTGOING PIPE
HIGH FLOW
BYPASS TO
OUTGOING PIPE
DIVERSION STRUCTURE
(SEE TYP. DETAIL SHEET 5)
DIVERSION STRUCTURE
(SEE TYP. DETAIL SHEET 5)
NTS
TYPICAL BUBBLE UP RISER DETAIL
UNTREATED INFLOW/
PIPE SIZE PER FINAL DESIGN
12"x12"x12"
12 DRAIN ROCK
MIRAFI
N-SERIES 180N
FILTER FABRIC MIRAFI 140N
OR APPROVED EQUAL BY CIVIL
ENGINEER WITH MINIMUM
6" OVERLAP AT TOP
COBBLESTONE (4"-6" DIAMETER)
FLUSH WITH FINISH GRADE
12" AROUND BUBBLE UP
FIELD INLET
BUBBLE UP RISER
NOTES:
1.THE CALCULATIONS SHOWN IN TABLE HEREON ARE BASED ON ALAMEDA COUNTY CLEAN WATER PROGRAM,
C.3 STORMWATER TECHNICAL GUIDANCE MARCH 22, 2023.
2.EFFECTIVE IMPERVIOUS AREA = IMPERVIOUS AREA + 10% OF PERVIOUS AREA
3.RAINFALL INTENSITY = 0.2 IN/HR
4.BIORETENTION SOIL MIX TO HAVE A MINIMUM 5 IN/HR INFILTRATION RATE
5.THE TREATMENT AREA REQUIRED IS BASED ON A SIZING CRITERIA OF (0.2 IN/HR)/(5 IN/HR)=0.04
6.FINAL DESIGN CALCULATIONS FOR SWQ TREATMENT AREAS SHALL BE PER C.3 FLOW/VOLUME BASED
SIZING CRITERIA WITH 6" MAXIMUM PONDING DEPTH
1 145,822 28,500 193,822 150,622 6,025
DMA
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
TOTAL
AREA (SF)
EFFECTIVE
IMPERVIOUS
AREA (SF)
TREATMENT AREA
REQUIRED (SF)
TREATMENT AREA
PROVIDED (SF)
OVERFLOW RISER
FLOWS TO SD
SYSTEM
TR
E
A
T
E
D
O
U
T
F
L
O
W
CLEANOUT FOR
UNDERDRAIN
4" PERFORATED
UNDERDRAIN
NTS
TYPICAL BIO-RETENTION BASIN
3:
1
3:
1
B
B
4" PVC
PERFORATED
SUBDRAIN
CLASS 2 PERMEABLE MATERIAL
PER CALTRANS SPECIFICATIONS,
SECTION 68.
OVERFLOW
PIPE
STORMWATER TREATMENT AREA
12
"
18
"
6"
M
I
N
.
PO
N
D
I
N
G
2"
F
R
E
E
B
O
A
R
D
6"
2"
3:1
M
A
X
.3:1 MAX
.
NATIVE SOIL
SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN
TOP OF
BASIN
OUTLET RISER
SECTION B-B
NTS
PERVIOUS
RETENTION
BASIN (SF)
19,500 6,067
2 133,000 24,000 179,000 137,600 5,50422,000 5,600
DRAINAGE MANAGEMENT AREA #1
C.3 WATER QUALITY TREATMENT FACILITY #1
BIO-RETENTION C.3 SWQ TREATMENT FACILITY
LIMITS OF DRAINAGE MANAGEMENT AREAS
FULL TRASH CAPTURE DEVICE (CONNECTOR PIPE SCREENS)
DMA #1
#1
TREATMENT AREAS/SPECIAL SOIL
TO MATCH LIMITS OF PONDED DEPTH
AREA PER C.3 FLOW/VOLUME BASED
SIZING METHODOLOGY OF M.R.P.
NEW INLET COLLECTS
WIDENED PAVEMENT FOR
SWQ TREATMENT
UN
T
R
E
A
T
E
D
IN
F
L
O
W
BUBBLE UP RISER OUTFALL
WITH 4" TO 6" DIA.
COBBLE (SEE DETAIL RIGHT)
BUBBLE UP RISER OUTSIDE OF
SPECIAL SOIL WITH COBBLE
OUTFALL TO BASIN. SEE
BUBBLE UP RISER DETAIL BELOW
17
7
6
45
1
3
8
11
22
23
16
PARCEL A
15
14
PARCEL B
19
9
18
25
24
12
13
10
2
21
PARCEL C
20
PANDORA WAY
12
5
11
10
7
6
4
9
16
15
8
3
2
20
21
CENTRAL PARKWAY DEDICATION
1
CROAK ROAD DEDICATION
13
14
17
18
TRACT 8667
PARCEL 8
PHASE 2
TRACT 8666
PARCEL 7
PHASE 1
LEGEND:
PHASE 1
PHASE 2
PRIVATE STREET AND
SWQ BASIN PHASE 1
PRIVATE STREET AND
SWQ BASIN PHASE 2
12
5
11
10
7
6
4
9
16
15
8
3
2
20
21
CENTRAL PARKWAY DEDICATION
1
CROAK ROAD DEDICATION
13
14
17
18
PARCEL D
C C C C C
C C
C
C
C
C C C C C C
AIRPORT PROTECTION AREA (APA) LIMIT
PARCEL 8 OF TRACT 8663 VTM
PRIVATE STREET
(PUBLIC ACCESS, EVA, UTILITY EASEMENT)
MAP NOTES:
1.OWNER/APPLICANT GH PACVEST, LLC
2800 POST OAK BLVD.
HOUSTON, TX 77056
CONTACT: WOOI SEE
(832) 397-6506
2.ENGINEER: MACKAY & SOMPS
5142 FRANKLIN DR. SUITE B
PLEASANTON, CA 94588-3355
CONTACT: MARK McCLELLAN/ NICOLA TAN
(925) 225-0690
3.AREA SUBJECT TO INUNDATION: NONE (PANEL 0607050002B)
4.SUBDIVIDED AREA: 7.16± ACRES - PARCEL 8 OF TRACT 8663 VTM
1.9± ACRES - PARCEL 11 OF TRACT 8663 VTM
5.ASSESSOR'S PARCEL NUMBER: PORTION OF 905-0001-006-03
6.WATER/SEWER SYSTEM: TO BE INSTALLED IN CONFORMANCE WITH DUBLIN
SAN RAMON SERVICES DISTRICT (DSRSD) STANDARDS.
7.DRAINAGE: TO BE INSTALLED IN CONFORMANCE WITH
CITY OF DUBLIN STANDARDS.
8.GAS & ELECTRICITY: TO BE INSTALLED IN CONFORMANCE WITH
STANDARDS OF PACIFIC GAS AND ELECTRIC CO.
9.TELEPHONE: TO BE INSTALLED IN CONFORMANCE WITH
STANDARDS OF SBC/AT&T.
10.EXISTING ZONING: PD-MEDIUM HIGH DENSITY RESIDENTIAL
PD-GENERAL COMMERCIAL/CAMPUS OFFICE
11.EXISTING LAND USE: VACANT LAND
12.PROPOSED LAND USE:PD-MEDIUM HIGH DENSITY RESIDENTIAL (PARCEL 8 OF TRACT 8663)
PD-GENERAL COMMERCIAL/CAMPUS OFFICE (PARCEL 11 OF TRACT 8663)
13.UNLESS OTHERWISE SPECIFICALLY STATED IN THE CONDITIONS OF APPROVAL, LOCAL AGENCY APPROVAL OF
THIS MAP SHALL CONSTITUTE AN EXPRESS FINDING THAT THE PROPOSED DIVISION AND DEVELOPMENT OF THE
SUBJECT PROPERTY WILL NOT UNREASONABLY INTERFERE WITH THE FREE AND COMPLETE EXERCISE OF RIGHTS
DESCRIBED IN GOVERNMENT CODE SECTION 66436(A)(3)(A)(I).
14.THIS VESTING TENTATIVE TRACT MAP IS A PROPOSED SUBDIVISION OF PARCEL 8 OF TRACT 8663 LARGE LOT
TENTATIVE MAP.
15.PARCEL DIMENSIONS ARE PRELIMINARY AND SUBJECT TO FINAL ENGINEERING DESIGN.
16.CONTOUR INTERVAL IS 1 FOOT. THE ELEVATION DATUM IS BASED ON EASTERN DUBLIN BENCHMARK.
TOPOGRAPHIC INFORMATION SHOWN IS BASED ON AERIAL FLIGHT DONE ON FROM DECEMBER 2016 BY GEOMAPS
INC.
17.UTILITY SIZES AND LOCATION, STREET GRADES AND LOT DIMENSIONS ARE PRELIMINARY AND SUBJECT TO
FINAL ENGINEERING DESIGN.
18.BUILDING SETBACKS ARE ESTABLISHED BY THE DEVELOPMENT STANDARDS IN THE STAGE 2 PD AND BY FUTURE
SDR.
19.ALL SEWER AND WATER MAINS ARE 8" UNLESS NOTED. ALL STORM DRAINS ARE 24" OR LESS UNLESS NOTED OR
AS DETERMINED BY FINAL ENGINEERING DESIGN.
20.THE APPLICANT RESERVES THE OPTION TO PHASE THE FINAL MAPPING AND CONSTRUCTION OF THIS PROJECT IN
VARIOUS COMBINATIONS OF FINAL MAPS/TRACT DEVELOPMENT AGREEMENTS AND/OR IMPROVEMENT
PLANS/IMPROVEMENT AGREEMENTS, ALL AS APPROVED BY THE DIRECTOR OF PUBLIC WORKS.
21.THIS VESTING TENTATIVE MAP ALLOWS FOR THE DEVELOPER TO SUBDIVIDE CONDOMINIUM AIR SPACE RIGHTS
THROUGH FILING OF SUBSEQUENT CONDOMINIUM PLANS, WHICH MAY ALSO BE PHASED THROUGH DEPARTMENT OF
REAL ESTATE (DRE).
LEGEND:
SHEET INDEX
SHEET DESCRIPTION
1 COVER SHEET
2 LOTTING PLAN/ANNOTATED MAP
3 DETAILS AND SECTIONS
4 PRELIMINARY GRADING PLAN
5 PRELIMINARY UTILITY PLAN
6 PRELIMINARY EROSION CONTROL PLAN
7 PRELIMINARY STORMWATER MANAGEMENT PLAN
8 PHASING PLAN
BOUNDARY LINE
PARCEL LINE
EXISTING PARCEL
LINE RIGHT OF WAY
EXISTING RIGHT OF WAY
EASEMENT LINE
AIRPORT PROTECTION AREA (APA) LINE
AC.ACRES
BNDY BOUNDARY
DSRSD DUBLIN SAN RAMON SERVICES DISTRICT
ESMT EASEMENT
PUE PUBLIC UTILITY EASEMENT
PSE PUBLIC SERVICE EASEMENT
PAE PUBLIC ACCESS EASEMENT
ROW RIGHT OF WAY
EVAE EMERGENCY VEHICLE ACCESS EASEMENT
THE BASIS OF BEARINGS SHOWN HEREON, IS THE LINE BETWEEN USC&GS
TRIANGULATION STATIONS "FALLON" AND "MOUNT DIABLO TOWER". THE
GRID BEARING CALCULATED FROM PUBLISHED CCS 27 ZONE 3 GRID
COORDINATES FOR THIS LINE IS TAKEN AS NORTH 15°44'21" WEST.
BASIS OF BEARINGS:
12
5
11
10
7
6
4
9
16
15
8
3
2
20
21
CENTRAL PARKWAY DEDICATION
1
CROAK ROAD DEDICATION
13
14
17
18
PARCEL D
6859± SF
11
5665± SF
10
8128± SF
7
6746± SF
6
8224± SF
4
6835± SF
9
6835± SF
166515± SF
15
6515± SF
8
8875± SF
3
7305± SF
2
7473± SF
20
10100± SF
21
3893± SF
CENTRAL PARKWAY DEDICATION
7379± SF
1
6123± SF
13
6070± SF
14
9983± SF
12
7292± SF
5
50'
55
'
112'
8'
64
'
69'
56
'
138'
38
'
6'4'1 7 '110'
3'
56
'
3'146'
2
8
'
32
'
6'
5'
75
'
57'
4'
13
8
'
57'
87
'
4'
50'
14
3
'
87'
13
8
'
11
2
'
144'
56
'
28'88'
3'
56
'
3'
141'
18
'
38
'
24'
24
9
'
52'22
1
'
2 2 '34'
3'
24
7
'
3'
37'2
2
'
21
9
'
55'
56
'
3'97'
4'
56
'
121'11
2
'
21'
56
'
4'114'
3'
56'
16
9
'
20'18'
2
7
'
16
3
'
4'
101'
7'
18'
36
'
1 7 '87'
3'
11
4
'
18
'
14'
49
'
57
'
3'
97'
12
4
'
3'
34'
2
2'
11
0
'
12
3
'
10
9
'
2 2'37'
3'
11
2
'
3'
114'4'
121'
56
'
120'
3'
58
'
135'10
'
40
'
1 7 '
48
'
127'
225'
12'
48
'
12'
162'
18
'
40
'
172'
12
5
'
15'
24
'
9'
1'
45'
14'
23'
36'
23
'
22'
27
'
23
'
1'
23
'
1'18
'
50'
35'
23'
27
'
11'
18
'
10'
1'
14'
87'
4
1
'
11
0
'
26
5
'
19
7
'
50'231'
54
5
'
73'
332'
13
'
58
1
'
25'
16'
51'
110'
N37°53'08"E
25.58' BNDY
N89°03'50"W 432.78' BNDY
N0
°
2
5
'
4
5
"
E
5
5
8
.
1
9
'
B
N
D
Y
N88°41'57"W 683.54' BNDY
N2
4
°
1
8
'
0
4
"
E
5
8
1
.
0
2
'
B
N
D
Y
11
3
'
43
'
14
3
'
50'
14
3
'
14
3
'
116'
56
'
119'
56
'
39'
11
0
'
12
4
'
12
3
'
10
9
'
93'
100'
118'
118'
56
'
16
8
'
57
'
41
'
56
'
6859± SF
17
6859± SF
18
11
2
'
56
'
56
'
11
2
'
118'
58
'
AIRPORT PROTECTION AREA (APA) LIMIT
AIRPORT PROTECTION AREA (APA) LIMIT
11
7
6
1
±
S
F
CR
O
A
K
R
O
A
D
D
E
D
I
C
A
T
I
O
N
108'117'
3
0
'
7481± SF
19
2'1'
2'
1 '
3'
8'
90435± SF
PARCEL A
32406± SF
PARCEL C
47
'
17
'
5'5'
3' PUE
3' PUE
3' PUE3' PUE
3' PUE
3' PUE
3' PUE
3' PUE
3' PUE
3' PUE
PUE, PAE, EVAE, DSRSD EASEMENTS
FOR PRIVATE STREET
36725± SF
3358± SF
PARCEL D
16363± SF
PARCEL B
19
'
3'
P
S
E
13
'
3'
P
S
E
55
'
6'
P
U
E
6'
P
U
E
6'
PSE
6'
PSE
17'
ROWDED
I
C
A
T
I
O
N
21'
ROWDED
I
C
A
T
I
O
N
73
'
MA
I
N
T
E
N
A
N
C
E
E
A
S
E
M
E
N
T
MAINTENANCE EASEMENT TO
HOA FOR LONG-TERM
MAINTENANCE OF SWQ BASINS
3' P
U
E
3' PUE3' PUE
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
PUE, PAE, EVAE,
DSRSD EASEMENTS
FOR PRIVATE STREET
3' PUE
3' PUE
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
3'
P
U
E
PAE, EVAE
APPLICANT TO COORDINATE WITH ADJACENT PROPERTY OWNER TO DEED
PARCEL 16 OF TRACT 8563 TO BE INCLUDED IN TRACT 8667 DEVELOPMENT
NOTE:
THIS VESTING TENTATIVE MAP ALLOWS FOR THE
DEVELOPER TO SUBDIVIDE CONDOMINIUM AIR SPACE
RIGHTS THROUGH FILING OF SUBSEQUENT CONDOMINIUM
PLANS, WHICH MAY ALSO BE PHASED THROUGH DRE.
LEGEND:
BOUNDARY LINE
PARCEL LINE
EXISTING PARCEL
LINE RIGHT OF WAY
EXISTING RIGHT OF WAY
EASEMENT LINE
AIRPORT PROTECTION AREA (APA) LINE
AC.ACRES
BNDY BOUNDARY
DSRSD DUBLIN SAN RAMON SERVICES DISTRICT
ESMT EASEMENT
EVAE EMERGENCY VEHICLE ACCESS EASEMENT
PAE PRIVATE ACCESS EASEMENT
PSE PUBLIC SERVICE EASEMENT
PUE PUBLIC UTILITY EASEMENT
ROW RIGHT OF WAY
C/L
26' WIDE ALLEY WITH PARKING
38.5' (PUE, PAE, DSRSD, EVAE)
0.5'
GARAGE FLR.
4'
MIN 8'
PARKING
13'13'
26' DRIVE AISLE
AC
AB
F/C
ROLLED CURB
SEE DETAIL HEREON
6" VERTICAL CURB
SEE DETAIL HEREON
P/L P/L
NTS5
F/C
4'
S/W
3'
PUE
3'
PUE
26' WIDE ALLEY WITH PARKING
NTS6
13'13'
38.5' RIGHT OF WAY
C/L
P/L P/L
AC
AB
8'
FLUSH CURB
SEE DETAIL HEREON
4'
MIN
4'
S/W PARKING
V-GUTTER
GARAGE FLR.
DISTANCE PER PLAN
26' DRIVE AISLE F/CF/C
GARAGE FLR.
3'
PUE
0.5'
(PUE, PAE, EVAE, DSRSD)
3'
PUE
13'8'5'13'8'5'
61'
C/L
S/W PARKING TRAVEL LANE TRAVEL LANE PARKING
AC
AB
52' PUE, PAE, EVAE, DSRSD
OFF-SITE PRIVATE STREET SECTION
NTS1
S/W
3'
L/S
6'
L/S
F/C F/C
RETAINING WALL
(HEIGHT VARIES PER PLANS)
3:1
3:
1
EASEMENT
LINE
CURB & GUTTER (TYP)
SEE DETAIL HEREON
PROJECT
BOUNDARY
PUE PUE
ROWROW
NTS
CURB
A
N
D
G
U
T
T
E
R
,
THEOR
E
T
I
C
A
L
T
O
P
AC PV
M
T
OF CU
R
B
CURB AND GUTTER TO
ROLLED CURB TRANSITION
TRC
B
E
G
/
E
N
D
T
R
A
N
S
B
E
G
/
E
N
D
T
R
A
N
S
3' TR
A
N
S
I
T
I
O
N
(TYP.
)
NH10
NH11/12
3" ROLLED CURB AND GUTTER
NTS
FA
C
E
O
F
C
U
R
B
GU
T
T
E
R
F
L
O
W
L
I
N
E
TOP OF ROLLED
CURB ELEVATION
(TRC)AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"R=0.5"
R=15"
R=4"
2%
FLUSH CURB
NTS
AC
PVMT
R=0.5"
CLASS 2
AGGREGATE BASE
CONC DWY
APRON
TOP OF FLUSH
CURB ELEVATION
(TFC)
6" VERTICAL CURB
NTS
CONC DWY
APRON
AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
TOP OF CURB
ELEVATION (TC)
NTS
6" CURB & GUTTER
R=1"R=1/2"
1/2"
TOP OF CURB
ELEVEVATION
(TC)
TOOLED
EDGE
3/4"
CLASS 2
AGGREGATE BASE
AC
PVMT RETENTIONNTS
3" PERFORATED
PVC PIPE
CURB AND
GUTTER
PAVEMENT EDGE SUBDRAIN
(IN PUBLIC STREETS)RETENTIONNTS
PRIVATE ALLEY
TRC
VER
T
I
C
A
L
C
U
R
B
FLUSH
C
U
R
B
TC
2%
PRIVA
T
E
A
L
L
E
Y
ROLLE
D
C
U
R
B
& GUT
T
E
R
TFC
2'
T
R
A
N
S
.
TYP
13'13'
50' RIGHT OF WAY
C/L
P/L P/L
AC
AB
ENTRY ROAD WITH PARKING
NTS3
8'
6" VERTICAL CURB (TYP)
SEE DETAIL HEREON
8'
PARKING
4'
S/W
4'
S/W PARKING
V-GUTTER
26' DRIVE AISLE
F/CF/C
3'
PUE
3'
PUE
(PUE, PAE, EVAE, DSRSD)
22' WIDE ALLEY
C/L
23' (PUE, PAE, DSRSD, EVAE)
0.5'0.5'11'11'
4'
MIN
FLUSH CURB
SEE DETAIL HEREON
GARAGE FLR.GARAGE FLR.
4'
MIN
AC
AB
ROLLED CURB
SEE DETAIL HEREON
22' DRIVE AISLE
F/C F/C
P/L P/L
NTS4
3'
PUE
3'
PUE
13'3'13'4'
C/L
P/L P/L
S/W TRAVEL LANE TRAVEL LANE
AC
AB
ENTRY ROAD
NTS2
PUE
3'
PUE
6" VERTICAL CURB,
SEE DETAIL HEREON
4'
L/S
34' RIGHT OF WAY
2:1
RETAINING WALL
(HEIGHT VARIES
PER PLANS)
CURB & GUTTER (TYP)
SEE DETAIL HEREON
2:1
BLDG BLDG
RETAINING WALL
(HEIGHT VARIES
PER PLANS)
HANDRAIL
4'4'
HANDRAIL
S/W S/W
F/C F/C
(PUE, PAE, EVAE, DSRSD)
C/L
22' WIDE ALLEY WITH PARKING
41' (PUE, PAE, DSRSD, EVAE)
0.5'
GARAGE FLR.
4'
MIN 18'
PARKING
11'11'
AC
AB
F/C
ROLLED CURB
SEE DETAIL HEREON
6" VERTICAL CURB
SEE DETAIL HEREON
P/L P/L
NTS7
F/C22' DRIVE AISLE
6'
S/W
3'
PUE
C/L
26' WIDE ALLEY WITH PARKING
45' (PUE, PAE, DSRSD, EVAE)
0.5'
GARAGE FLR.
4'
MIN 18'
PARKING
13'13'
26' DRIVE AISLE
AC
AB
F/C
ROLLED CURB
SEE DETAIL HEREON
6" VERTICAL CURB
SEE DETAIL HEREON
P/L P/L
NTS8
F/C
6'
S/W
3'
PUE
GUTTER
FLOWLINE
7.5% MAX
TOP OF RAMP
ROUNDED
SEE NOTE
BELOW
NOTE:COUNTER SLOPES OF ADJOINING GUTTERS AND
ROAD SURFACES IMMEDIATELY ADJACENT TO AND
WITHIN 24 INCHES OF THE CURB SHALL NOT BE
STEEPER THAN 5.0%. GUTTER PAN SLOPE SHALL
NOT EXCEED 5%.
CURB RAMP SECTION
NTS
C C C C C
C C
C
C
C
C C C C C C
12
5
11
10
7
6
4
9
16
15
8
3
2
20
21
CENTRAL PARKWAY DEDICATION
1
CROAK ROAD DEDICATION
13
14
17
18
PARCEL D
12.0%
1%447.
0
1.
5
%
446.
6
5%
449
3.
5
%
450.
1
1.
2
%
3.
5
%
451.
2
453.
81.
8
%
454.
2
0.
5
%
454.
7
453.
7
HP
1
.
1
%
1.2%452.
4
452.
1
0.8%
0.
7
%
451.
6
LP
0.
6
%
451.
8
1.2%452.
3
1.0%453.
0
1.0%2%453.
5
3.
5
%
452.
2
1.
2
%
450.
8
2%450.
2
1.0%449.
3
1.0%448.
8
4.
0
%
447.
2
1.
2
%
1.2%449.
0
2.
3
%
449.
5
1.2%
0.
8
6
%
446.
5
447.
0
3
%
0.
8
6
%
445.
9
2%450.
9
0.86%451.
3
0.86%
452.
5
451.
9
2%
1.
2
%
453.
1
453.
7
455.
0
1.2%2%
1.
2
%
1.0%455.
2
454.
4
3.
5
%
455.
7
2%1.5%
457.
0
456.
4
3.
5
%
456.
12%
1.
0
%
457.
7
422.
0
424.
0
5%430.
0
435.
0
440.
0
445.
012.0%12.0%12.0%
448.
9
5.5%1.5%453.
9
BIO-RETENTION BASIN
BOTTOM 418.0
TW 451.1
BW 448.5
TW 461.0
BW 457.4
TW 455.9
BW 452.0
FG 446.9
FG 446.9
FG 446.9
FG 446.9
FG 450.1
FG 452.4
FG 451.66
FG 453.6
FG 453.6
TW 457.4
BW 457.4
TW 478.3
BW 454.9
TW 452.0
BW 449.2
TW 449.5
BW 447.0
TW 446.9
BW 431.6
TW 486.1
BW 457.6
TW 462.0
BW 452.4
TW 452.9
BW 452.0
TW 448.0
BW 436.1 TW 448.0
BW 445.8
BIO-RETENTION BASIN
BOTTOM 442.8
TW 475.2
BW 457.6
TW 440.4
BW 424.4
TW 442.1
BW 426.1
TW 443.5
BW 427.5
TW 446.6
BW 428.6
TW 446.5
BW 430.5
TW 448.9
BW 433.0
TW 449.5
BW 440.5
TW 453.6
BW 445.8 25
%
TW 465.3
BW 458.2 TW 469.0
BW 457.6
TW 474.5
BW 457.6
TW 482.8
BW 457.5
TW 481.0
BW 457.6
TW 479.5
BW 457.0
NON-PAVED SURFACE
SUPPORTING FIRE
APPURATUS
FG 447.5
FG 445.5
FG 424.5
FG 447.5FG 445.5
TW 452.0
BW 452.0 TW 454.2
BW 452.0
500
47
5
45
0
450450
4
2
5
FUTURE 3:1 SLOPE AND
CROAK - EAST RANCH
GRADING SHOWN
FG 430.5
FG 430.5
FG 424.
5
2%2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
3:1
3:1
3
:
1
3:
1
451.
7
10% +/-2%
2%
1%
421.
5
425
430
435
440
445
4
2
0
4
2
5
43
0
4
3
5
4
4
0
4
4
5
4
5
0
435
440
445
450
435
440
445
450
42
0
42
5
43
0
43
5
PRIVATE LANDSCAPE AREA
DRAINS TO COLLECT DRAINAGE
ABOVE RETAINING WALLS
SWALE AND
FIELD INLET
SEE TRACT 8663 LLVTM
FOR ADDITIONAL ACCESS
TO NATURE PARK
PARCEL 6
2%2% MAX 2%2%
SECTION B
NTS
5'
L/S
8'
S/W
PAD
VARIES
3:1
1' OVERBUILD
3' PSE
13' ROW DEDICATION
EXISTING
12' TRAVEL
EXISTING
12' TRAVEL
EXISTING
7'BIKE
5'
L/S
8'
S/W
ULTIMATE 38' ROADWAYF/C
PROPOSED
F/C
SEMI-PUBLIC/
BASIN
3.7'2.4'
EXISTING INTERIM 31' ROADWAY
PROPOSED
7' BIKE
64'
PLBNDY
REMOVE EX. CONC V-DITCH
& TEMP AC BERM
2%2%2%
SECTION A
NTS
R/W
5'
L/S
10' MULTI-USE TRAIL
PAD
TW
BW
VARIES
18'± MAX
6' PSE
2:1
5'S/W
6'L/S
P/L
17'-21'
ROW DEDICATION
INTERIM PAVEMENT EDGE
WITH AC BERM PER APPROVED
EAST RANCH VTM & PLANS
REMOVE EX. AC BERM
6'-10' ADDED PAVEMENT
39-43' CROAK RD IMPROVEMENT
PER EAST RANCH
AC/AB
2%2%2%2% MAX
SECTION C
NTS
PAD
3' PSE
TW
BW
WALL
HEIGHT
VARIES
18'+/-
MAX
3:1
VARIES
13' ROW DEDICATION
TRACT 8667 PROJECT TO COMPLETE FRONTAGE
IMPROVEMENTS OF CENTRAL PARKWAY
(CURB, LANDSCAPE, SIDEWALK)
DRAINAGE
DITCH
EXISTING
12' TRAVEL
EXISTING
12' TRAVEL
EXISTING
7'BIKE
5'
L/S
ULTIMATE 38' ROADWAYF/C
PROPOSED
F/C
3.7'
EXISTING INTERIM 31' ROADWAY
PROPOSED
7' BIKE
5'
L/S
8'
S/W
BNDY
2.4'
8'
S/WSEMI-PUBLIC/
BASIN
64'
PL
REMOVE EX. CONC V-DITCH
& TEMP AC BERM
SECTION D
NTS
PL
PAD
TW
BW
WALL
HEIGHT
VARIES
25.3' MAX
VARIES
3:1
1' OVERBUILD
EX GROUND
DRAINAGE DITCH
2%
2%
ROW
5' S/W
PSE
15'±
3:1
3'
5'
MAX 3:1
MIN 2%
BIORETENTION BASIN
46'±
SECTION E
NTS
3:1
VARIES
F/C
2'
DISTANCE PER PLAN
SECTION F
NTS
3:1
BLDG
FFBLDG
FF
PRIVATE LANDSCAPE AREA
DRAINS TO COLLECT DRAINAGE
2%
26'
NON-PAVED SURFACE
SUPPORTING FIRE
APPARATUS
SECTION G
NTS
2%
8'
S/W
SECTION H
NTS
EX GROUND
SLOPE PER PLANS
AC BERM
FIELD INLET AND
DRAINAGE SWALE
P/L
1' OVERBUILD
2%
3:1 DAYLIGHT
18' MAINT. ESMT
4'12' ACCESS RD2'
CONCRETE J-DITCH
EX
GROUND
SDOCOMPACTED
GRAVEL
SECTION I
(NATURE PARK ACCESS DETAIL)
NTS
NATURE PARK
PARCEL 6
3:1
MAX
SWQ
BASIN
P/L
2%
18' MAINT. ESMT
4'12' ACCESS RD2'
NATURE PARK
PARCEL 6
1' OVERBUILD
3:1
MAX
COMPACTED
GRAVEL EX
GROUND
3:1
SWQ
BASIN
SECTION J
(NATURE PARK ACCESS DETAIL)
NTS
1
2
3
4
44
4
4
4
5
4
A
B
C
E
6
8
D
D
F
7
G
3
4
H
LEGEND - NATURE PARK ACCESS
PROPOSED CURB CUT AND ACCESS POINT FOR NATURE PARK
MAINTENANCE(DETAILS TO BE PER FINAL DESIGN)
PROPOSED MAINTENANCE ACCESS ROAD FOR NATURE PARK
MAINTENANCE(SEE SECTIONS I AND J)
I
J
12
5
11
10
7
6
4
9
16
15
8
3
2
20
21
CENTRAL PARKWAY DEDICATION
1
CROAK ROAD DEDICATION
13
14
17
18
PARCEL D
C C C C C
C C
C
C
C
C C C C C C
200LF ± 72" SD (HYDRO-MODIFICATION)
11
10
7
6
4
9
1615
8
3
2
20 21
1
13
14
17
18
12
FH
FH
FH
FH
FH
FH
ARV
BIO-RETENTION BASIN
10
'
6'
6'
6'
11
'
6'
4.
2
'
0.
8
'
12'
10'
6'6'
11
'
8'
7'
10
'
6'
6'
10'
8'
16'
10'
7.2'
0.8'
7'
12'
6.2'
8.8'
7'12'15'
18.2'8.8'15'
15'
8.8'
10
'
6'
6'
6'
10'
6'
6'
10
'
6'
6'
5.
2
'
0.8'
6.2'
12'
7'
0.
8
'
10
'
10
'
16'
BIO-RETENTION BASIN
CONNECT AT
EX 48" SD
5
EX UTILITIES SHOWN IN CROAK ROAD
ARE PER EAST RANCH OFFSITE
CROAK ROAD IMPROVEMENT PLANS
8'
6.2'
HIGH FLOW
BYPASS SD
LINE
DIVERSION STRUCTURE
(SEE TYP. DETAIL THIS SHEET)
DIVERSION STRUCTURE
(SEE TYP. DETAIL THIS SHEET)
HIGH FLOW
BYPASS SD
LINE
5
4
C C
4
SS LATERAL
(TYP)
POTABLE WATER SERVICE
& METER (TYP)
5
PRIVATE HOA LANDSCAPE
AREA DRAIN (TYP)
PRIVATE HOA DRAINAGE
PIPE (TYP)
PRIVATE HOA LANDSCAPE
AREA DRAIN (TYP)
PRIVATE HOA DRAINAGE
PIPE (TYP)
3' PUE3' PUE
ORFICES METER
2-10 YEAR STORM
FLOWS
INLET F
R
O
M
S
T
O
R
M
DRAIN S
Y
S
T
E
M
HIG
H
F
L
O
W
O
U
T
L
E
T
T
O
OUT
G
O
I
N
G
S
D
S
Y
S
T
E
M
HY
D
R
O
M
O
D
I
F
I
C
A
T
I
O
N
TA
N
K
OUTLET
T
O
B
I
O
R
E
T
E
N
T
I
O
N
B
A
S
I
N
(C3 FLO
W
S
O
N
L
Y
)
TYPICAL DIVERSION STRUCTURE DETAIL
NTS
TYPICAL UTILITY CONNECTION DETAIL
SCALE: 1"=20'
8' MULTI-USE WALKWAY FOR
PEDESTRIAN/BIKE
CONNECTION TO EAST RANCH
12
5
11
10
7
6
4
9
16
15
8
3
2
20
21
CENTRAL PARKWAY DEDICATION
1
CROAK ROAD DEDICATION
13
14
17
18
PARCEL D
C C C C C
C C
C
C
C
C C C C C C
BIO-RETENTION BASIN
BIO-RETENTION BASIN
CONSTRUCTION
ENTRANCE
DEP
T
H
3"-
4
"
SPAC
I
N
G
3' -
4
'
3"-
4
"
SPAC
I
N
G
3' -
4
'
DEP
T
H
8'-1
0
'
D
I
A
.
BIO-
D
E
G
R
A
D
E
F
I
B
E
R
S
STUF
F
E
D
I
N
A
B
I
O
-
DEGR
A
D
A
B
L
E
(
N
O
N
-
P
L
A
S
T
I
C
)
CALI
F
O
R
N
I
A
S
T
R
A
W
W
O
R
K
S
OPEN
N
E
T
NOTES:
LEGEND
STRAW WATTLES/SILT FENCE
GRAVEL CONSTRUCTION ENTRANCE
CATCH BASIN SEDIMENT BARRIER
DRAINAGE DIRECTION/OVERLAND RELEASE
C C C C C
C C
C
C
C
C C C C C C
DMA #1
12
5
11
10
7
6
4
9
16
15
8
3
2
20
21
CENTRAL PARKWAY DEDICATION
1
CROAK ROAD DEDICATION
13
14
17
18
PARCEL D
#1
#2
DMA #2
STORMWATER QUALITY TREATMENT OF CENTRAL PKWY
WIDENING TO BE PART OF EAST RANCH SWQ SYSTEM
DM
A
#
3
#3
SD OUTLET AT GRADE
WITH COBBLE
(SEE OUTLET DETAIL
THIS SHEET)
HIGH FLOW
BYPASS SD
LINE DIVERSION STRUCTURE
(SEE TYP. DETAIL SHEET 5)
HIGH FLOW
BYPASS SD
LINE
EAST HALF OF PUBLIC STREET DRAINAGE TO DRAIN
THRU CURB CUTS INTO SWQ SWALES
(SEE CURB CUT W/ COBBLE DETAIL THIS SHEET)
DIVERSION STRUCTURE
(SEE TYPICAL DETAIL SHEET 5)
SD OUTLET AT GRADE WITH COBBLE
SEE OUTLET DETAIL THIS SHEET)
72" HYDRO-MODIFICATION
DETENTION PIPE
STR
E
E
T
BIO
-
R
E
T
E
N
T
I
O
N
6" VERT
I
C
A
L
CURB
ARE
A
C
C
0.2
'
BIORETENTION SWALE
0.
2
'
WEED BARRIER
FABRIC
CURB & GUTTER
W/ CUT-OUT
TYPICAL CURB CUT WITH COBBLE DETAIL
NTS
2'
4'
SECTION C-C
NTS
DEEPENED EDGE ON
CURB ALONG
BIORETENTION SWALE
MIRAFI 180N FABRIC
OR EQUIVALENT
BASIN ELEV.
NOTES:
1.THE CALCULATIONS SHOWN IN TABLE HEREON ARE BASED ON ALAMEDA COUNTY CLEAN WATER PROGRAM,
C.3 STORMWATER TECHNICAL GUIDANCE MARCH 22, 2023.
2.EFFECTIVE IMPERVIOUS AREA = IMPERVIOUS AREA + 10% OF PERVIOUS AREA
3.RAINFALL INTENSITY = 0.2 IN/HR
4.BIORETENTION SOIL MIX TO HAVE A MINIMUM 5 IN/HR INFILTRATION RATE
5.THE TREATMENT AREA REQUIRED IS BASED ON A SIZING CRITERIA OF (0.2 IN/HR)/(5 IN/HR)=0.04
6.FINAL DESIGN CALULATIONS FOR SWQ TREATMENT AREAS SHALL BE PER C.3 FLOW/VOLUME BASED
SIZING CRITERIA WITH 6" MAXIMUM PONDING DEPTH
DRAINAGE MANAGEMENT AREA #1
C.3 WATER QUALITY TREATMENT FACILITY #1
BIO-RETENTION C.3 SWQ TREATMENT FACILITY
LIMITS OF DRAINAGE MANAGEMENT AREAS
FULL TRASH CAPTURE DEVICE (CONNECTOR PIPE SCREENS)
DMA #1
#1
OVERFLOW RISER
FLOWS TO SD
SYSTEM
TR
E
A
T
E
D
O
U
T
F
L
O
W
CLEANOUT FOR
UNDERDRAIN
4" PERFORATED
UNDERDRAIN
NTS
TYPICAL BIO-RETENTION BASIN
3:
1
3:
1
A
A
4" PVC
PERFORATED
SUBDRAIN
CLASS 2 PERMEABLE MATERIAL
PER CALTRANS SPECIFICATIONS,
SECTION 68.
OVERFLOW
PIPE
STORMWATER TREATMENT AREA
12
"
18
"
6"
M
I
N
.
PO
N
D
I
N
G
2"
F
R
E
E
B
O
A
R
D
6"
2"
3:1
M
A
X
.3:1 MAX
.
NATIVE SOIL
SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN
TOP OF
BASIN
OUTLET RISER
SECTION A-A
NTS
1 222,000
DMA
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
TOTAL
AREA (SF)
EFFECTIVE
IMPERVIOUS
AREA (SF)
TREATMENT AREA
REQUIRED (SF)
TREATMENT AREA
PROVIDED (SF)
PERVIOUS
RETENTION
BASIN (SF)
2 14,350
98,100
12,900
15,900
6,900
336,000
34,150
233,400
16,330
9,336
653
9,600
1,400
TREATMENT AREA/SPECIAL SOIL TO
MATCH LIMITS OF PONDED DEPTH
PER C.3 FLOW/VOLUME BASED
SIZING METHODOLOGY OF M.R.P
3 18,000 5,100 1,000 24,100 18,610 744 1,000
UN
T
R
E
A
T
E
D
IN
F
L
O
W
OUTLET AT
FINISH GRADE
4" TO 6" DIA COBBLE
AT FINISH GRADE FOR
12" AROUND OUTLET
AT-GRADE PIPE OUTFALL
WITH COBBLE DETAIL
NTS
12
5
11
10
7
6
4
9
16
15
8
3
2
20
21
CENTRAL PARKWAY DEDICATION
1
CROAK ROAD DEDICATION
13
14
17
18
PARCEL D
17
7
6
45
1
3
8
11
22
23
16
PARCEL A
15
14
PARCEL B
19
9
18
25
24
12
13
10
2
21
PARCEL C
20
PANDORA WAY TRACT 8667
PARCEL 8
PHASE 2
TRACT 8666
PARCEL 7
PHASE 1
LEGEND:
PHASE 1
PHASE 2
PRIVATE STREET AND
SWQ BASIN PHASE 1
PRIVATE STREET AND
SWQ BASIN PHASE 2
Attachment 8
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 1 of 3
ORDINANCE NO. XX – 24
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND SCS
DEVELOPMENT COMPANY RELATED TO THE DUBLIN FALLON 580 PROJECT
(PLPA-2023-00033)
(APNs 985-0027-002-00, 905-0001-006-03, 985-0027-004-00, 985-0027-005-00)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. A request has been made by GH PacVest LLC to enter into a Development Agreement with
the City of Dublin for the property known as the Dublin Falon 580 Project site, which includes
properties identified as Assessor Parcel Numbers 985-0027-002-00, 905-0001-006-03,
985-0027-004-00, and 985-0027-005-00, an approximately 192-acre site.
B. the Property Owner, GH PacVest LLC, is requesting approval of General Plan and Eastern
Dublin Specific Plan amendments, an amendment to the existing Planned Development (PD)
Zoning Stage 1 Development Plan, approval of a Stage 2 Development Plan for the
residential use, Vesting Tentative Map Nos. 8663, 8666, and 8667, and a Development
Agreement for the Dublin Fallon 580 Project. The proposed project would eliminate the
Public/Semi-Public land use designation and convert 42.6 acres designated Open Space to
Parks/Public-Recreation, establish development standards for the future development of 238
residential units and approximately 3,299,670 square feet of commercial/campus office use.
The 192-acre site would be subdivided into 11 parcels. These planning and implementing
actions are collectively known as the “Dublin Fallon 580 Project.”
C. The Project site is approximately 192 acres is located east of Fallon Road, north of I-580,
and along the future Dublin Boulevard Extension; and
D. Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City
prepared an Addendum for the Project, which reflected the City’s independent judgment and
analysis of the potential environmental impacts of the Project. Prior CEQA analysis for the
Project area includes: 1) the Eastern Dublin General Plan Amendment and Specific Plan EIR
(1993); 2) the East Dublin Properties Stage 1 Development Plan and Annexation
Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively,
these three environmental review documents are referred to as the “EDSP EIRs.”
E. The proposed Development Agreement is attached to this Resolution as Exhibit A.
F. The Planning Commission held a public hearing on the proposed Development Agreement
on June 11, 2024, for which public notice was given by law.
G. The Planning Commission recommended that the City Council approve the Dublin Fallon
580 Project including the Development Agreement by Resolution No. 24-xx.
H. A public hearing on the proposed Development Agreement was held before the City Council
on ______, 2024 for which public notice was given as provided by law.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 2 of 3
I. The City Council has considered the recommendation of the Planning Commission, including
the Planning Commission’s reasons for its recommendation, the Agenda Statement, all
comments received in writing, and all testimony received at the public hearing.
SECTION 2: FINDINGS AND DETERMINATIONS
Therefore, on the basis of: (a) the foregoing Recitals which are incorporated herein, (b) the City
of Dublin General Plan; (c) the Eastern Dublin Specific Plan, (d) the Dublin Fallon 580 Addendum;
(e) the Staff Report; (f) information in the entire record of proceeding for the Project, and on the
basis of the specific conclusions set forth below, the City Council finds and determines that:
A. The Development Agreement is consistent with the objectives, policies, general land uses
and programs specified and contained in the City’s General Plan, and in the Eastern Dublin
Specific Plan in that: (a) the Development Agreement incorporates the objectives policies,
general land uses and programs in the General Plan and Specific Plan and does not amend
or modify them; and (b) the Project is consistent with the fiscal policies of the General Plan
and Specific Plan with respect to the provision of infrastructure and public services.
B. The Development Agreement is compatible with the uses authorized in, and the regulations
prescribed for, the land use districts in which the real property is located because the
Development Agreement does not amend the uses or regulations in the applicable land use
district.
C. The Development Agreement is in conformity with public convenience, general welfare, and
good land use policies in that the Developer’s Project will implement land use guidelines set
forth in the Eastern Dublin Specific Plan and the General Plan as articulated in Resolution
No. xx-24, amending the General Plan and the Eastern Dublin Specific Plan, adopted by the
City Council on ________, 2024.
D. The Development Agreement will not be detrimental to the health, safety, and general
welfare in that the Developer’s proposed Project will proceed in accordance with all the
programs and policies of the General Plan, Eastern Dublin Specific Plan, and future Project
Approvals and any Conditions of Approval.
E. The Development Agreement will not adversely affect the orderly development of property
or the preservation of property values in that the project will be consistent with the General
Plan, the Eastern Dublin Specific Plan, and future project approvals.
F. The Development Agreement specifies the duration of the agreement, the permitted uses of
the property, and the obligations of the Applicant. The Development Agreement contains an
indemnity and insurance clause requiring the developer to indemnify and hold the City
harmless against claims arising out of the development process, including all legal fees and
costs.
SECTION 3. APPROVAL
The City Council hereby approves the Development Agreement (Exhibit A to the Ordinance) and
authorizes the City Manager to execute it.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 3 of 3
SECTION 4. RECORDATION
Within ten (10) days after the Development Agreement is fully executed by all parties, the City
Clerk shall submit the Agreement to the County Recorder for recordation.
SECTION 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least
three (3) public places in the City of Dublin in accordance with Section 36933 of the Government
Code of the State of California.
PASSED AND ADOPTED this ____ day of _______ 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
RECORDING REQUESTED BY:
CITY OF DUBLIN
WHEN RECORDED MAIL TO:
City Clerk
City of Dublin
ƽƼƼ Civic Plaza
Dublin, CA DžǀǁǂDŽ
Fee Waived per GC LjǍljǎlj
Space above this line for Recorderʼs use
DEVELOPMENT AGREEMENT
BETWEEN THE
CITY OF DUBLIN
AND
GH PACVEST, LLC
FOR THE DUBLIN FALLON ǁDŽƼ PROJECT
APNs: DžƼǁ-ƼƼƽ-ƼƼǂ-Ƽƿ, DžDŽǁ-ƼƼƾǃ-Ƽƾ, DžDŽǁ-ƼƼƾǃ-Ƽǀ, and DžDŽǁ-ƼƼƾǃ-Ƽǁ
ƾ
THIS DEVELOPMENT AGREEMENT (this “Agreement” or this
“Development Agreement”) is made and entered into for reference purposes on
this day of , ƾƼƾǀ, by and between the City of Dublin, a Municipal
Corporation (hereaơer “City”), and GH PacVest, LLC, a Delaware Limited
Liability Company (hereaơer “Developer”) pursuant to the authority of §§ ǂǁDŽǂǀ
et seq. of the California Government Code and Dublin Municipal Code, Chapter
DŽ.ǁǂ. City and Developer are, from time-to-time, individually referred to in this
Agreement as a “Party,” and are collectively referred to as “Parties.”
RECITALS
A. California Government Code Sections ǂǁDŽǂǀ et seq. (“Development
Agreement Statute”) and Chapter DŽ.ǁǂ of the Dublin Municipal Code (hereaơer
“Chapter DŽ.ǁǂ”) authorize the City to enter into a Development Agreement for
the development of real property with any person having a legal or equitable
interest in such property in order to establish certain development rights in such
property.
B. Developer owns certain real property (the “Property”) consisting of
approximately ƽDžƾ acres of land, as more particularly described in Exhibit A,
Legal Description of Property, attached hereto and incorporated herein by
reference.
C. Developer has applied for, and City has approved, various land use
approvals in connection with a project consisting of up to ƾƿDŽ residential units
and up to ƿ,ƾDžDž,ǂǃƼ square feet of commercial/office development (the
“Project”), including, without limitation, amendments to the Dublin General
Plan and Eastern Dublin Specific Plan (Resolution No. ___-ƾǀ), an amendment to
Planned Development Zoning Ordinance No. ƿƾ-Ƽǁ for Fallon Village and a
Planned Development Zoning Stage ƾ Development Plan for the Dublin Fallon
ǁDŽƼ Project (Ord. No. ___-ƾǀ adopted by the City Council on _________ ___, ƾƼƾǀ),
Vesting Tentative Tract Maps DŽǂǂƿ, DŽǂǂǂ, and DŽǂǂǃ for the Dublin Fallon ǁDŽƼ
Project (Resolution No. ___-ƾǀ adopted on _______ ___, ƾƼƾǀ), and this
Agreement (approved by the Development Agreement (“DA ”) Approving
Ordinance (defined below)) (collectively the “Project Approvals”).
D. City desires the timely, efficient, orderly, and proper development of
the Project.
E. The City, in collaboration with the City of Livermore, is the lead
agency that desires to construct a project generally described as the roadway
extension of Dublin Boulevard from Fallon Road to the Dublin city limits,
ƿ
continuing easterly through unincorporated Alameda County and connecting to
North Canyons Parkway within the City of Livermore, commonly referred to as
the proposed Dublin Boulevard – North Canyons Parkway Extension Project
("Dublin Boulevard Extension”). On September ƿ, ƾƼƽDž, the City Council adopted
Ordinance No. ƽƼ-ƽDž to establish Right-of-Way Lines for Dublin Boulevard
between Fallon Road and the Eastern City Limit (“Precise Plan”).
F. City and Developer have reached agreement and desire to express
herein a Development Agreement that will facilitate development of the Project
subject to conditions set forth herein.
G. The development of the Property and the Project has been evaluated
in three environmental impact reports (“EIR”) certified by the City: (ƽ) Eastern
Dublin General Plan Amendment and Specific Plan Environmental Impact
Report, State Clearinghouse No. DžƽƽƼƿƼǂǀ; (ƾ) East Dublin Properties Stage ƽ
Development Plan and Annexation Supplemental EIR (State Clearinghouse No.
ƾƼƼƽƼǁƾƽƽǀ); and (ƿ) Fallon Village Project Draơ Supplemental EIR (State
Clearinghouse Number ƾƼƼǁƼǂƾƼƽƼ) (collectively, “Prior EIRs”). The Prior EIRs
specifically addressed the General Plan, Specific Plan and Stage ƽ Planned
Development Zoning and Development Plan for the Project. An Initial Study was
prepared for the amendment to Planned Development Zoning Ordinance No. ƿƾ-
Ƽǁ Stage ƽ Development Plan; Stage ƾ Planned Development Rezoning and
Development Plan; Vesting Tentative Parcel Maps DŽǂǂƿ, DŽǂǂǂ, and DŽǂǂǃ; and this
Development Agreement to determine whether these approvals will result in any
new or substantially more severe significant environmental impacts than those
analyzed in these prior EIRs or any other standard requiring further
environmental review under CEQA are met (Public Resources Code Section
ƾƽƽǂǂ and CEQA Guidelines Sections ƽǁƽǂƾ and ƽǁƽǂƿ). The Initial Study
determined that these approvals did not trigger any of the CEQA standards
requiring further environmental review. An Addendum was prepared for these
approvals explaining the basis for finding no further review is required under
CEQA pursuant to CEQA Guidelines Section ƽǁƽǂǀ(e). The City Council
considered and approved the findings in the Addendum (Reso. No. ___-ƾǀ
adopted on ______ __, ƾƼƾǀ) prior to approving the General Plan and Eastern
Dublin Specific Plan amendments, the amendment to Planned Development
Zoning Ordinance No. ƿƾ-Ƽǁ Stage ƽ Development Plan; Stage ƾ Planned
Development Rezoning and Development Plan; Vesting Tentative Parcel Maps
DŽǂǂƿ, DŽǂǂǂ, and DŽǂǂǃ; and this Development Agreement.
H. City has given the required notice of its intention to adopt this
Development Agreement and has conducted public hearings thereon pursuant to
ǀ
Government Code Section ǂǁDŽǂǃ and Chapter DŽ.ǁǂ. As required by Government
Code Section ǂǁDŽǂǃ.ǁ, City has found that the provisions of this Development
Agreement and its purposes are consistent with the goals, policies, standards,
and land use designations specified in Cityʼs General Plan.
I. On _______ __, ƾƼƾǀ, the City of Dublin Planning Commission, the
initial hearing body for purposes of Development Agreement review,
recommended approval of this Development Agreement pursuant to Resolution
No. ƾǀ-__.
J. On _______ __, ƾƼƾǀ, the City Council of the City of Dublin adopted
Ordinance No. __-ƾǀ approving this Development Agreement (the “DA
Approving Ordinance”). The DA Approving Ordinance took effect on ______ __,
ƾƼƾǀ.
NOW, THEREFORE, with reference to the foregoing recitals and in
consideration of the mutual promises, obligations and covenants herein
contained, City and Developer agree as follows:
AGREEMENT
ƽ. Description of Property. The Property that is the subject of this
Agreement is described in Exhibit A.
ƾ. Interest of Developer. Developer has a legal interest in the Property
in that it is the owner of the Property.
ƿ. Relationship of City and Developer. It is understood that this
Agreement is a contract that has been negotiated and voluntarily entered into by
the City and Developer and that neither City nor Developer is an agent of the
other. The City and Developer hereby renounce the existence of any form of joint
venture or partnership between them and agree that nothing contained herein
or in any document executed in connection herewith shall be construed as
making the City and Developer joint venturers or partners.
ǀ. Effective Date and Term
ǀ.ƽ Effective Date. The effective date of this Agreement (“Effective
Date”) is the date upon which the DA Approving Ordinance takes effect.
ǀ.ƾ Term. The term of this Agreement shall commence on the
Effective Date and shall continue for ƽƼ (ten) years following the City Councilʼs
ǁ
acceptance of the Dublin Boulevard Extension project as constructed to its
ultimate width and length as described in the Cityʼs certified EIR for the Dublin
Boulevard Extension, as more particularly described in Exhibit C, attached
hereto and incorporated herein, unless said term is otherwise extended or
terminated as provided in this Agreement (as so extended or terminated, the
“Term ”). In the event that any third-party lawsuit is filed challenging the Cityʼs
issuance of the Project Approvals or its compliance with CEQA, the Term of this
Agreement shall be automatically extended for a duration equal to the time from
the filing of such lawsuit to the entry of a final order dismissing or otherwise
finally terminating such lawsuit, which duration shall include any appeals
(“Litigation Extension”). If required by one of the parties, the other party shall
enter into a Clarification pursuant to Section ƽǀ.ǀ below memorializing the
length of such Litigation Extension. This Agreement shall terminate with
respect to any for sale residential lot and such lot shall be released and no longer
subject to this Agreement, without the execution or recordation of any further
document, when a certificate of occupancy has been issued for the building(s)
on such lot.
ǀ.ƿ Optional Extension. Prior to the expiration of the Term of this
Development Agreement, as provided in Section ǀ.ƾ, Developer may extend the
Term of the Development Agreement. To do so, Developer shall give City written
notice at least ninety (DžƼ) days prior to the termination date of the Development
Agreement. At the time Developer provides such notice, Developer shall make a
payment to City in the amount of $ƾǁƼ,ƼƼƼ (adjusted for inflation from the
Effective Date using the CPI-U, San Francisco-Oakland-San Jose Area) for each
year of extension requested under this provision. Upon receipt of the notice and
the contribution, the City Manager shall approve the extension and shall notify
the Developer in writing that the Term of the Development Agreement has been
automatically extended for an additional time period equal to the time period
requested by Developer under this provision, commencing on the date the
Development Agreement would otherwise have terminated; provided Developer
may exercise its option to extend the Development Agreement no more than five
(ǁ) times, for a maximum total Term of the Development Agreement of fiơeen
(ƽǁ) years (plus any extensions pursuant to Sections ǀ.ƾ or ǀ.ƿ hereof). Provided
there is an extension period remaining, Developer may request the extension for
multiple years and provide the payment due for each yearʼs extension. Each
extension shall apply to the entire Property upon payment of one $ƾǁƼ,ƼƼƼ (as
adjusted in accordance with this Section ǀ.ƿ) per year extension payment, even if
the Property is owned by multiple Developers at that time.
ǂ
ǀ.ǀ Term of Project Approvals. The term of any Project Approvals
(as defined in Recital C) for the Property or any portion thereof, specifically
including without limitation the Vesting Tentative Tract Maps DŽǂǂƿ, DŽǂǂǂ, and
DŽǂǂǃ, shall be extended automatically for the Term of this Agreement.
ǀ.ǀ.ƽ Termination of Agreement. In the event that this
Agreement is terminated prior to the expiration of the Term, the term of any
Project Approval and the vesting period for any final subdivision map approved
as a Project Approval shall be the term otherwise applicable to the approval.
ǁ. Vested Rights/Use of the Property/Applicable Law/Processing
ǁ.ƽ Right to Develop. Developer shall have the vested right to
develop the Project on the Property in accordance with the terms and conditions
of (i) this Agreement, the Project Approvals (as and when issued), and any
amendments to any of them as shall, from time to time, be approved pursuant to
this Agreement, and (ii) the Cityʼs ordinances, codes, resolutions, rules,
regulations and official policies governing the development, construction,
subdivision, occupancy and use of the Project and the Property including,
without limitation, the General Plan, the Dublin Municipal Code, and the
Specific Plan, the permitted uses of the Property, density and intensity of use of
the Property and the maximum height, bulk and size of proposed buildings, and
the provisions for reservation or dedication of land for public purposes that are
in force and effect on the Effective Date of this Agreement (collectively,
“Applicable Law”). In exercising its discretion when acting upon subsequent
project approvals, City shall apply the Applicable Law as the controlling body of
law. Notwithstanding the foregoing or anything to the contrary herein, any
amendment to the Project Approvals shall not become part of the law Developer
is vested into under this Agreement unless an additional amendment of this
Agreement is entered into between Developer and City in accordance with this
Agreement. In the event that such amendments to the Project Approvals are
sought for any distinct portion of the Property or Project, such amendments
shall not require amendment of this Agreement with respect to any other
portion of the Property or Project, except to the extent set forth in such
amendment.
ǁ.ƾ Fees, Exactions, Dedications. The City shall not apply to the
Project any development impact fee or any application, processing, or inspection
fee (collectively, “Fees”) that the City first enacts aơer the Effective Date. Except
as otherwise set forth in this Agreement, City and Developer agree that this
Agreement does not limit the Cityʼs discretion to impose or require (a) payment
ǃ
of any fees in connection with the issuance of any subsequent project approvals
as necessary for purposes of mitigating environmental and other impacts of the
Project, (b) dedication of any land, or (c) construction of any public
improvement or facilities (collectively “Exactions”). Except as specifically
provided herein, nothing in this Agreement shall limit the Cityʼs ability to
impose existing development impact Fees at rates that are increased beyond the
amounts in effect on the Effective Date or limit Developerʼs ability to challenge
any such increases under state or local law.
ǁ.ƿ Construction Codes. Notwithstanding the provisions of
Section ǁ.ƽ above, to the extent Applicable Law includes requirements under the
state or locally adopted building, plumbing, mechanical, electrical and fire
codes (collectively the “Codes”), the Codes included shall be those in force and
effect at the time Developer submits its application for the relevant building,
grading, or other construction permits to City. In the event of a conflict between
such Codes and the Project Approvals, the Project Approvals shall, to the
maximum extent allowed by law, prevail. For construction of public
infrastructure, the Codes applicable to such construction shall be those in force
and effect at the time of execution of an improvement agreement between City
and Developer pursuant to Chapter Dž.ƽǂ of the Dublin Municipal Code.
ǁ.ǀ New Rules and Regulations. During the Term of this
Agreement, the City may apply new or modified ordinances, resolutions, rules,
regulations, and official policies of the City to the Property which were not in
force and effect on the Effective Date only to the extent they are not in conflict
with the vested rights granted by the Applicable Law, the Project Approvals, or
this Agreement. In addition to any other conflicts that may occur, each of the
following new or modified ordinances, resolutions, rules, regulations, or official
policies shall be considered a per se conflict with the Applicable Law:
ǁ.ǀ.ƽ Any application or requirement of such new or
modified ordinances, resolutions, rules, regulations or official policies that
would (i) cause or impose a substantial financial burden on, or materially delay
development of the Property as otherwise contemplated by this Agreement or
the Project Approvals, (ii) frustrate in a more than insignificant way the intent or
purpose of the Project Approvals or preclude compliance therewith including,
without limitation, by preventing or imposing limits or controls in the rate,
timing, phasing or sequencing of development of the Project; (iii) prevent or
limit the processing or procuring of subsequent project approvals; or (iv) reduce
the density or intensity of use of the Property as a whole, or otherwise requiring
any reduction in the square footage of, or total number of, proposed buildings,
DŽ
structures and other improvements, in a manner that is inconsistent with or
more restrictive than the limitations included in this Agreement and the Project
Approvals; and/or
ǁ.ǀ.ƾ If any of such ordinances, resolutions, rules,
regulations, or official policies do not have general (City-wide) applicability.
ǁ.ǁ Moratorium Not Applicable. Notwithstanding anything to the
contrary contained herein, if a City ordinance, resolution, policy, directive, or
other measure is enacted or becomes effective, whether by action of the City or
by initiative, and if it imposes a building moratorium which affects all or any
part of the Project, City agrees that such ordinance, resolution or other measure
shall not apply to the Project, the Property, this Agreement or the Project
Approvals unless the building moratorium is imposed as part of a declaration of
a local emergency or state of emergency as defined in Government Code Section
DŽǁǁDŽ, provided that to the extent a moratorium applies to all or any part of the
Project then the Term shall automatically be extended for a period of time equal
to the period of the moratorium.
ǁ.ǂ Revised Application Fees. Notwithstanding Section ǁ.ƾ, any
existing application, processing and inspection fees that are revised during the
Term of this Agreement shall apply to the Project provided that (ƽ) such fees
have general applicability and are consistent with State law limitations that
processing fees not exceed the estimated reasonable cost of providing the
service for which they are charged; (ƾ) the application of such fees to the
Property is prospective; and (ƿ) the application of such fees would not prevent,
impose a substantial financial burden on, or materially delay development in
accordance with this Agreement. By so agreeing, Developer does not waive its
rights to challenge the legality of any such application, processing, and/or
inspection fees.
ǁ.ǃ New Taxes. This Agreement shall not prohibit the application
of any subsequently enacted City-wide taxes to the Project provided that (ƽ) the
application of such taxes to the Property is prospective, and (ƾ) the application of
such taxes would not prevent development in accordance with this Agreement.
By so agreeing, Developer does not waive its rights to challenge the legality of
any such taxes, facially or as applied to its Project or Property, or to claim
exemption from any taxes to the extent allowed by law.
ǁ.DŽ Development of the Project; Phasing, Timing. Since the
California Supreme Court held in Pardee Construction Co. v. City of Camarillo
Dž
(ƽDžDŽǀ) ƿǃ Cal. ƿd ǀǂǁ, that the failure of the parties therein to provide for the
timing of development resulted in a later adopted initiative restricting the timing
of development to prevail over such partiesʼ agreement, it is the Partiesʼ intent to
cure that deficiency by acknowledging and providing that this Agreement
contains no requirements that Developer must initiate or complete any action,
including without limitation, development of the Project within any period of
time set by City. Nothing in this Agreement is intended to create nor shall it be
construed to create any affirmative development obligations to develop the
Project, or liability in Developer under this Agreement if the development fails
to occur. It is the intention of this provision that Developer be able to develop
the Property in accordance with its own time schedules and the Project
Approvals.
ǁ.Dž Processing. Nothing in this Agreement shall be construed to
limit the authority or obligation of City to hold necessary public hearings, nor to
limit the discretion of City or any of its officers or officials with regard to
subsequent project approvals that require the exercise of discretion by City,
provided that such discretion shall be exercised consistent with the vested rights
granted by this Agreement, the Applicable Law, and the Project Approvals.
ǂ. Property Grading.
ǂ.ƽ Phasing. For mutual benefit, the Parties desire mass grading
of the Property prior to the Dublin Boulevard Extension through the Property.
Pursuant to Dublin Municipal Code Section ǃ.ƽǂ.ƽǃƼ(B), when the intended use
of a site requires approval of a discretionary zoning permit, a grading permit
shall not be issued until said approval. The Parties agree that the intended use,
exclusively for purposes of Dublin Municipal Code Section ǃ.ƽǂ.ƽǃƼ(B) and this
Section, shall mean the Dublin Boulevard Extension. In accordance with this
Section, Developer may apply for, and City may issue a grading permit,
notwithstanding approval of a discretionary zoning permit for the intended use
of the remainder of the Project site.
ǂ.ƾ Slope Easement. The Project Approvals require Developer to
dedicate a Slope Easement (“SE”) for that portion of the Property adjacent to the
future Dublin Boulevard frontage, if mass grading has not commenced per the
preliminary grading plan as shown on the Vesting Tentative Tract Map DŽǂǂƿ.
Developer shall cooperate in good faith with the City Engineer on the extent of
the SE dedication necessary to accommodate the Dublin Boulevard Extension.
The SE shall be dedicated by separate instrument, in a form satisfactory to the
City Engineer and City Attorney, prior to the first final or parcel map filed by
ƽƼ
Developer within the three-year (ƿ) period referenced in Section DŽ. If a final or
parcel map is not filed by Developer within the three-year (ƿ) period, the SE shall
be dedicated in conjunction with the Dublin Boulevard Extension right-of-way
dedication described in Section DŽ.
ǃ. Affordable Housing.
ǃ.ƽ Units Required by Regulations. Developer proposes up to ƾƿDŽ
residential units on the Property. Pursuant to the Cityʼs Inclusionary Zoning
Regulations (Chapter DŽ.ǂDŽ of the Dublin Municipal Code) (the “Regulations”),
developers of more than twenty (ƾƼ) residential units are required to set aside
ƽƾ.ǁ% of the total number of units in the project as affordable units as specified.
ǃ.ƾ Alternative Compliance Authorized. Under the Regulations,
certain exceptions permit developers to satisfy the obligation other than through
on-site construction. For instance, part of this obligation can be satisfied
through the payment of a fee in-lieu of construction of units. In addition,
developers can satisfy their affordable housing obligations by, among other
mechanisms, obtaining City Council approval of an alternative method of
compliance that the City Council finds meet the purposes of the Regulations.
ǃ.ƿ Satisfaction of City Requirements. Developer shall satisfy its
affordable housing obligation through compliance with the Regulations.
DŽ. Right-of-Way Dedications. The Project Approvals require
Developer to dedicate a portion of the Property to the City in fee as right-of-way
for the Dublin Boulevard Extension, in general conformance with the adopted
Precise Plan, the most current design plans on file with the office of the City
Engineer at the time of dedication, and the Vesting Tentative Tract Map DŽǂǂƿ.
Such dedication shall occur no later than three (ƿ) years from the approval date
of the Vesting Tentative Tract Maps DŽǂǂƿ, DŽǂǂǂ, and DŽǂǂǃ. The dedicated right-of-
way shall be shown on the first final or parcel map filed within three-years (ƿ) of
the approval date of Vesting Tentative Tract Maps DŽǂǂƿ, DŽǂǂǂ, and DŽǂǂǃ. If a final
or parcel map is not filed within the three-year (ƿ) period, the right-of-way shall
be dedicated by a separate deed instrument, in a form satisfactory to the City
Engineer and City Attorney. Developer agrees that it will not receive any
ƽƽ
compensation or receive any Eastern Transportation Impact Fee (“EDTIF”)
credits for dedicating the right-of-way for the Dublin Boulevard Extension.
Dž. Community Facilities District – Service and Maintenance of Public
Streets and Improvements.
Dž.ƽ Community Facilities District. Developer agrees to cooperate
in the formation of, or annexation into, a community facilities district or
districts established pursuant to the Mello-Roos Act, including approval of RMA
for the purpose of financing the services and maintenance of all public streets
(including storm drain systems, streetlights, and other street appurtenances)
constructed by the Developer within the future residential tract parcels aơer
Cityʼs acceptance of improvements. Developer agrees that the boundaries of the
district(s) will include all of the Property, and that Developer will not contest and
will, for and on behalf of all of the Property, vote in favor of formation of or
annexation into the district(s) prior to filing the first final map. Developer shall
pay its fair share of administrative costs incurred by the City associated with the
formation of and/or annexation into the district(s), as determined by the City
Engineer, prior to filing the first final map.
Dž.ƾ Alternative Method of Compliance. Notwithstanding the
foregoing, City agrees that Developer may alternatively establish a maintenance
fund, in an amount to be determined by the City Engineer, that compensates for
all future maintenance of all public streets (including storm drain systems, street
lights, and other street appurtenances) within Parcels ǃ and DŽ (future residential
tract), as shown on the Vesting Tentative Tract Maps DŽǂǂƿ, DŽǂǂǂ, and DŽǂǂǃ, aơer
Cityʼs acceptance of improvements. If Developer complies with this Section Dž.ƾ
prior to filing the first final map, Developer shall be exempt from compliance
with Section Dž.ƽ.
ƽƼ. Eastern Dublin Transportation Impact Fee Credits. Developer
shall not use or apply any EDTIF credits that it purchased or transferred from
any other credit-holder to satisfy Developerʼs obligations set forth herein. City
agrees that EDTIF credits for all eligible “Public Improvements” as defined in
Section ƽƿ shall be provided for use by Developer upon completion of
construction or upon bonding for said “Public Improvements.” Developer shall
also have the right to transfer or sell any eligible EDTIF credits that it receives
from the City to future commercial (GC/CO) or residential developers of the
ƽƾ
various parcels of Tract DŽǂǂƿ in accordance with the requirements of the
Consolidated Impact Fee Administrative Guidelines, February ƾƼƾǀ.
ƽƽ. Cooperation with Mitigation.
ƽƽ.ƽ The City is in the midst of pursuing regulatory-agency permits
for the Dublin Boulevard Extension project (“DBE project”) that crosses through
the Property. The Property is such that the City is required to mitigate for the
permanent indirect impacts on special status species in the areas of the Property
south of Dublin Boulevard. Developerʼs Project will require Developer to mitigate
for direct impacts on special status species in the areas of the Property south of
Dublin Boulevard. The City has already committed to financing the mitigation of
the DBE project, and Developer will directly benefit from such expenditure.
Meanwhile, Developer is prepared to submit permits of its own to the resource
agencies, and those permit submittals will require a mitigation plan that
includes mitigation for the permanent indirect impacts south of Dublin
Boulevard, and the City is not yet prepared to submit its permits. The City has
caused its consultant, Resource Environmental Solutions, Inc., to begin
developing a plan to make its mitigation solution available for Developerʼs use in
mitigating the Projectʼs direct impacts. The Parties agree to cooperate in a
commercially reasonable manner to effectuate the goal of making the Cityʼs
mitigation solution available to Developer. Accordingly, each party agrees to
deliver whatever consents may be necessary to accomplish such objective.
ƽƾ. Nature Community Parkland.
ƽƾ.ƽ Purchase and Sale. Subject to to-be-negotiated terms, the
Developer will sell, and City will purchase, using revenues derived from the
Public Facilities Fee (“PFF”), the approximately ǀƾ.ǂƾ acres of land on the
Property that is presently designated as “Open Space” under the Cityʼs General
Plan and the Eastern Dublin Specific Plan (the “Nature Park Land”) for a total
purchase price of $ƾǃ,DŽǀǃ,DžƼDŽ (“Purchase Price”). The purchase price is based on
the land value of $ǂǁƿ,ǀƼƼ per acre used in the Cityʼs PFF program. If the final
acreage delivered to the City is more or less than ǀƾ.ǂƾ acres, but not more than
ǀDž.ƽƼ acres, the Purchase Price shall be adjusted accordingly. The Parties agree
to negotiate in good faith toward a mutually agreeable purchase and sale
agreement (the “PSA”) within six months of the Effective Date.
ƽƾ.ƽ.ƽ Initial Payment. The Parties agree that the Cityʼs initial
payment under the PSA will take the form of a $ǃ,ƾǂDž,ƽǂǀ payment (or such
amount as may be adjusted below) (the “Initial Payment”) to the Developer from
ƽƿ
the PFF that will be simultaneously paid by the Developer to the City. The Initial
Payment calculation of $ǃ,ƾǂDž,ƽǂǀ is the Cityʼs present estimate of the Cityʼs cost
of mitigating for the permanent indirect impacts on special status species of the
Dublin Boulevard Extension project on the Property in areas south of Dublin
Boulevard (the “Mitigation Cost”). Should the Mitigation Cost exceed $ǃ,ƾǂDž,ƽǂǀ,
the Initial Payment shall be increased to be equal to the increased amount.
Developer has previously committed to reimbursing the City for the Mitigation
Cost because the Mitigation offsets the Developerʼs obligation to mitigate for the
direct impacts on special species of the development on the same lands. Should
negotiations on the PSA not be proceeding to the Cityʼs satisfaction, the City may
elect at any time to require Developer to reimburse it for the Mitigation Cost.
ƽƾ.ƽ.ƾ Remaining Balance. With regard to the remaining
balance aơer the Initial Payment, the Parties acknowledge that the Public
Facilities Fee funds presently available are insufficient to allow the City to pay
the full amount of the Purchase Price in the short term. The City acknowledges
that its obligation to negotiate in good faith toward the PSA includes negotiating
a mutually agreeable payment schedule for payment of the balance of the
Purchase Price (the “Payment Schedule”) that would be reflected in the PSA. If
the Parties are unable to agree on the Payment Schedule in the PSA, Developer
may elect to have the balance treated as a credit under the terms of the PFF
program.
ƽƾ.ƾ Wetlands. The Parties acknowledge that there are the
jurisdictional wetlands on the Nature Park Land and that Developerʼs Resource
Agency Permits may subject such lands to a deed restriction or conservation
easement for wetland preservation. The Parties agree that the ownership of such
lands, and the impact of the deed restriction or conservation easement, should
the City take ownership of such lands, on the Purchase Price are unresolved and
will have to be resolved in the course of negotiating the PSA. If the City were to
take ownership of the jurisdictional wetlands, the Developer shall provide a
maintenance fund or establish a maintenance mechanism for maintenance of
the wetlands within the Nature Park Land as required by the Resource Agencies.
ƽƿ. Public Improvements. The parties agree that the Projectʼs build out
will require the completion of certain improvements and that the Cityʼs approval
of Vesting Tentative Tract Maps DŽǂǂƿ, DŽǂǂǂ, and DŽǂǂǃ shall not prevent the City
ƽǀ
from later requiring the completion oơhe following in conjunction with later
phases of the project:
ƽƿ.ƽ Dublin Boulevard. In conjunction with development of either
Parcel ƽ or Parcel ƾ of Vesting Tentative Tract Map DŽǂǂƿ, Developer shall
coordinate with the City of Dublin and Alameda County Transportation
Commission (ACTC) on the Dublin Boulevard – North Canyons Parkway
Extension Project. Developer shall construct Dublin Boulevard Extension Project
improvements between Fallon Road and Croak Road, consistent with the latest
Dublin Boulevard Extension Project Improvement Plans. The Developer shall be
eligible for Eastern Dublin Traffic Impact Fee (EDTIF) credits for the cost of the
eligible improvements constructed or bonded for excluding the land cost of the
right-of-way, not to exceed the cost shown in the EDTIF.
ƽƿ.ƾ Dublin Boulevard. In conjunction with development of either
Parcel ƿ or Parcel Dž of Vesting Tentative Tract Map DŽǂǂƿ, Developer shall
coordinate with the City of Dublin and Alameda County Transportation
Commission (ACTC) on the Dublin Boulevard – North Canyons Parkway
Extension Project. Developer shall construct Dublin Boulevard Extension Project
improvements between Fallon Road and easterly project terminus or any portion
not yet constructed within the project boundary, consistent with the latest
Dublin Boulevard Extension Project Improvement Plans. The Developer shall be
eligible for Eastern Dublin Traffic Impact Fee (EDTIF) credits for the cost of the
eligible improvements constructed or bonded for excluding the land cost of the
right-of-way, not to exceed the cost shown in the EDTIF.
ƽƿ.ƿ Dublin Boulevard / Fallon Road Intersection. In conjunction
with development of either Parcel ƽ, Parcel ƾ, Parcel ƿ or Parcel Dž of Vesting
Tentative Tract Map DŽǂǂƿ, Developer shall complete the Dublin Boulevard /
Fallon Road intersection improvements to accommodate the following
intersection lane geometry. The minimum width of through lanes and turn lanes
adjacent to the median and the curb shall be ƽƾʼ.
x Northbound: three leơ-turn lanes, four through lanes, two right-turn lanes
x Southbound: two leơ-turn lanes, four through lanes, one right-turn lane
x Eastbound: two leơ-turn lanes, three through lanes, two right-turn lanes
x Westbound: three leơ-turn lanes, three through lanes, one right-turn lane
The Developer shall be eligible for Eastern Dublin Traffic Impact Fee (EDTIF)
credits for the cost of the eligible improvements constructed or bonded for
ƽǁ
excluding the land cost of the right-of-way, not to exceed the cost shown in the
EDTIF.
ƽƿ.ǀ Fallon Road / Fallon Gateway – Parcel ƽ Access Intersection. In
conjunction with development of either Parcel ƽ, Parcel ƾ, Parcel ƿ or Parcel Dž of
Vesting Tentative Tract Map DŽǂǂƿ, Developer shall complete the Fallon Road /
Fallon Gateway intersection to accommodate the following intersection lane
geometry. The minimum width of through lanes and turn lanes adjacent to the
median and the curb shall be ƽƾʼ.
x Northbound: two leơ-turn lanes, four through lanes, one right-turn lane
x Southbound: one leơ-turn lane, four through lanes, one right-turn lane
x Westbound: Applicant shall provide the appropriate number of through
lanes, leơ-turn lanes, right-turn lanes with sufficient storage space to
accommodate project traffic.
The Developer shall be eligible for Eastern Dublin Traffic Impact Fee (EDTIF)
credits for the cost of the eligible improvements constructed or bonded for
excluding the land cost of the right-of-way, not to exceed the cost shown in the
EDTIF.
ƽƿ.ǁ Fallon Road. In conjunction with development of either Parcel
ƽ, Parcel ƾ, Parcel ƿ or Parcel Dž of Vesting Tentative Tract Map DŽǂǂƿ, Developer
shall complete the following improvements and be eligible for Eastern Dublin
Tra ffic Impact Fee (EDTIF) credits for the cost of the eligible improvements
constructed or bonded for excluding the land cost of the right-of-way, not to
exceed the cost shown in the EDTIF:
ƽƿ.ǁ.ƽ Ultimate widening and frontage improvements for
Fallon Road along the Parcel ƽ project frontage, including northbound travel
lanes between I-ǁDŽƼ Interchange to Dublin Boulevard. Street improvements shall
include, but are not limited to DŽʼ wide protected bicycle lane and minimum ƿʼ
wide median, and minimum DŽʼ wide sidewalk. The cross-section of Fallon Road
shall have a minimum of four through travel lanes in each direction plus turn
lanes at the intersections; and
ƽƿ.ǁ.ƾ Improvements north of Dublin Boulevard to provide
connectivity to existing sidewalk to the north, City acknowledges that a portion
of the necessary right of way is owned by DR Acquisitions, LLC and that it would
need to be acquired by Developer or the City prior to improvements on that
portion of the right of way being completed. The City acknowledges that the
ƽǂ
requirements related to the improvements described in this Subsection ƽƿ.ǁ will
be subject to Government Code section ǂǂǀǂƾ.ǁ; and
ƽƿ.ǁ.ƿ Class IV bike lanes in both directions, consisting of a ƿ-
foot wide median and an DŽ-foot wide bicycle lane with protected intersections at
every signalized intersection along Fallon Road from the I-ǁDŽƼ Interchange to
Central Parkway per the Cityʼs Bicycle and Pedestrian Plan.
ƽƿ.ǂ Croak Road. In conjunction with any development proposal of
Parcel ƽ of Vesting Tentative Tract Map DŽǂǂƿ, Developer shall request the
abandonment of Croak Road south of Dublin Boulevard, acquire the lands at
“Fair Market Value”, and incorporate the lands into its project, prior to issuance
of a building permit for Parcel ƽ. The vacation of Croak Road shall exclude the
portion of right-of-way reserved for future Valley Link project. Developer shall
pay all costs associated with the right-of-way vacation and parcel acquisition.
The City would offset any Developer costs associated with the Developer or the
City acquiring the DR Acquisitions, LLC lands described in subsection ƽƿ.ǁ, from
the amounts payable by Developer for the acquisition of to-be-abandoned Croak
Road.
ƽƿ.ǃ East-West Street South of Dublin Boulevard. Unless Croak Road
is maintained as a private street, Parcel ƽ of Vesting Tentative Tract Map DŽǂǂƿ
shall include a private street that runs parallel to Dublin Boulevard connecting to
Fallon Road at the intersection with Fallon Gateway and Dublin Boulevard and
Croak Road intersection, which street shall include bicycle and pedestrian
connectivity.
ƽƿ.DŽ I-ǁDŽƼ / Fallon Road Interchange Fair Share. The Developer
shall pay the fair share towards the construction of the Phase ƾ I-ǁDŽƼ/Fallon Road
Interchange improvements no later than DžƼ-days aơer recordation of the first
residential final map (Tract DŽǂǂǂ or DŽǂǂǃ) and no building permits for the
residential development shall be issued until the fair share payment has been
made. The fair share will be determined based on the Phase ƾ Interchange cost
and the Cityʼs Local Transporation Analysis and any additional analysis subject
to approval of the City Engineer. Should the trips associated with actual
development on any of either Parcel ƽ, Parcel ƾ, Parcel ƿ or Parcel Dž of Vesting
Tentative Tract Map DŽǂǂƿ be less than used to calculate the fair-share payment,
the City will consider an appropriate refund to the then-owner of such parcel to
reflect the reduced number of trips.
ƽǃ
ƽƿ.Dž Vehicle Trip Reduction with Transportation Demand
Management. To reduce the impact of the project generated traffic along Fallon
Road and Dublin Boulevard, Developer shall be required to prepare and
implement in conjunction with each subsequent Site Development Review
(“SDR”) a Transportation Demand Management plan (“TDM plan”) to reduce
vehicle trips to and from the project site(s), to the satisfaction of the City
Engineer. The TDM plan shall include trip reduction measures necessary to
achieve a minimum overall target of trip reduction to reduce peak hour trips by
ƽƼ% or an appropriate amount of trip reduction based on future transportation
analysis but not less than ƽƼ% for office and residential uses. The TDM plan shall
also include and implement TDM Best Management Practices (BMPs) for the
retail uses. The SDR conditions shall require City approval of the TDM plan prior
to the issuance of a certificate of occupancy for the first building. The SDR plan
shall require annual reporting of trips, surveys, and the making of revisions to
the TDM plan as needed to meet the trip reduction targets or thresholds to the
satisfaction of the City Engineer. Vehicle trip reductions will be measured
through counts of vehicles that enter and exit the site and by comparison of the
results to established trip thresholds. TDM reduction targets will be applied to
establish the thresholds. The estimates and thresholds will be reviewed and
approved by the City Engineer.
TDM measures that target office employees shall be described in detail in
the TDM plan, including information regarding the direct implementing party.
The following TDM measures shall be considered for inclusion in the TDM plan.
ƽƿ.Dž.ƽ On-site support facilities including bicycle paths,
pedestrian paths linking buildings and bus stops.
ƽƿ.Dž.ƾ In building support facilities including showers,
changing rooms, bicycle storage rooms and bicycle racks.
ƽƿ.Dž.ƿ Ridesharing options for long distance commuters such
as carpool and vanpool matching services.
ƽƿ.Dž.ǀ Guaranteed ride home services for commuters who
carpool, take transit or bicycle to work.
ƽƿ.Dž.ǁ Financial incentives such as pre-tax benefits for transit
and bicycle expenses (e.g., Commuter Check) or subsidized transit passes (e.g.,
Commuter Checks, Clipper Cards) for all employees.
ƽDŽ
ƽƿ.ƽƼ Future Transportation Analysis. Developer acknowledges that
future Site Development Review approvals will require additional transportation
analysis, including but not limited to the following (Parcel references are to
Parcel designations in Vesting Tentative Tract Map DŽǂǂƿ):
ƽƿ.ƽƼ.ƽ The planned access along Dublin Boulevard to
Parcel ƽ and Parcel ƾ, between Fallon Road and Croak Road.
ƽƿ.ƽƼ.ƾ The east-west connection between Fallon
Gateway intersection and the signalized intersection of Dublin Boulevard/Croak
Road.
ƽƿ.ƽƼ.ƿ The intersection of Dublin Boulevard / Croak
Road.
ƽƿ.ƽƼ.ǀ The planned access along Dublin Boulevard to
Parcel ƿ and Parcel Dž.
ƽƿ.ƽƼ.ǁ Adverse effects to the Fallon Road-El Charro
Road/I-ǁDŽƼ Interchange.
ƽƿ.ƽƼ.ǂ Adverse effects to the Dublin Boulevard/Fallon
Road intersection.
ƽƿ.ƽƽ In the event of any conflict between this Section ƽƿ and the
conditions of approval for the Project Approvals regarding the Public
Improvements described in this Section ƽƿ, the terms of this Section ƽƿshall
control.
ƽǀ. Amendment or Cancellation.
ƽǀ.ƽ Modification Because of Conflict with State or Federal Laws.
The Project and Property shall be subject to state and federal laws and
regulations and this Agreement does not create any vested right in state and
federal laws and regulations in effect on the Effective Date. If state or federal
laws or regulations enacted aơer the Effective Date of this Agreement prevent or
preclude compliance with one or more provisions of this Agreement or require
changes in plans, maps or permits approved by the City, the Parties shall meet
and confer in good faith in a reasonable attempt to modify this Agreement to
comply with such federal or state law or regulation. Any such amendment or
suspension of the Agreement shall be subject to approval by the City Council (in
accordance with Chapter DŽ.ǁǂ). Each Party agrees to extend to the other its
ƽDž
prompt and reasonable cooperation in so modifying this Agreement or approved
plans.
ƽǀ.ƾ Amendment of Development Agreement by Mutual Consent.
This Agreement maƽy be amended in writing from time to time by mutual
consent of the Parties hereto and in accordance with the procedures of the
Development Agreement Statute and Chapter DŽ.ǁǂ. Review and approval of an
amendment to this Development Agreement shall be strictly limited to
consideration of only those provisions to be added or modified. No amendment,
modification, waiver, or change to this Development Agreement or any provision
hereof shall be effective for any purpose unless specifically set forth in a writing
that expressly refers to this Development Agreement and signed by the duly
authorized representatives of both Parties.
ƽǀ.ƾ.ƽ Partial Amendment. When a Party seeking such an
amendment owns or has an equitable right to only a portion of the whole of the
Property (“Portion”), then such Party may only seek amendment of this
Agreement as directly relates to the Portion, and the Party owning any other
Portion shall not be required or entitled to be a signatory or to consent to an
amendment that affects only another Partyʼs Portion.
ƽǀ.ƿ Amendments. Any amendments to this Agreement which
relate to (a) the Term; (b) the permitted uses of the Property as provided in
paragraph ǁ.ƽ; (c) provisions for “significant” reservation or dedication of land;
(d) conditions, terms, restrictions or requirements for subsequent discretionary
actions; (e) an increase in the density or intensity of use of the overall Project; (f)
the maximum height or size of proposed buildings; or (g) monetary
contributions by Developer as provided in this Agreement, shall be deemed an
“Amendment” and shall require notice or public hearing before the Planning
Commission and the City Council before the Parties may execute an amendment
hereto. The Cityʼs Public Works Director shall determine whether a reservation
or dedication is “significant” in the context of the overall Project.
ƽǀ.ǀ Clarifications. If and when, from time to time, during the
Term of this Agreement, City and Developer agree refinements and clarifications
are necessary or appropriate with respect to the details of performance of City
and Developer hereunder, City and Developer shall effectuate such clarifications
through letter agreements (each, a “Clarification”) approved by City and
Developer, which, aơer execution, shall be attached hereto as addenda and
become a part hereof, and may be further clarified from time to time as
necessary with future approval by City and Developer. No such Clarification
ƾƼ
shall constitute an amendment to this Agreement requiring public notice or
hearing. The City Manager or his or her designee shall have the authority to
determine on behalf of City whether a requested clarification is of such a
character to constitute an Amendment subject to Section ƽǀ.ƿ or a Clarification
subject to this Section ƽǀ.ǀ. The City Manager shall have the authority to
review, approve, and execute Clarifications to this Agreement provided that such
Clarifications are not Amendments.
ƽǀ.ǁ Cancellation by Mutual Consent. Except as otherwise
permitted herein, this Agreement may be canceled in whole or in part only by
the mutual consent of the parties or their successors in interest, in accordance
with the provisions of the Development Agreement Statute and Chapter
DŽ.ǁǂ. Any fees paid pursuant to this Agreement prior to the date of cancellation
shall be retained by the City.
ƽǁ. Annual Review.
ƽǁ.ƽ Review Date. The annual review date for this Agreement shall
be between July ƽǁ and August ƽǁ, ƾƼƾǀ, and thereaơer between each July ƽǁ and
August ƽǁ during the Term. Review shall be conducted in accordance with
Section DŽ.ǁǂ.ƽǀƼ of Chapter DŽ.ǁǂ and the provisions of this Section ƽǁ.
ƽǁ.ƾ Initiation of Review. The Cityʼs Community Development
Director shall initiate the annual review, as required under Section DŽ.ǁǂ.ƽǀƼ of
Chapter DŽ.ǁǂ, by giving to Developer thirty (ƿƼ) days prior written notice that the
City intends to undertake such review. Not less than thirty (ƿƼ) days aơer receipt
of the notice, Developer shall provide evidence to the Director, as reasonably
determined necessary by the Director, to demonstrate good faith compliance
with the material terms and provisions of the Agreement as to the whole or
relevant portion of the Property owned by Developer. The burden of proof by
substantial evidence of compliance is upon Developer.
ƽǁ.ƿ Staff Reports. To the extent practical, the City shall deposit in
the mail to Developer a copy of all staff reports, and related exhibits concerning
contract performance at least five days prior to any public hearing addressing
annual review.
ƽǁ.ǀ Costs. Costs reasonably incurred by the City in connection
with the annual review shall be paid by Developer in accordance with the Cityʼs
schedule of fees in effect at the time of review.
ƾƽ
ƽǂ. Default.
ƽǂ.ƽ Remedies Available. Upon the occurrence of an event of
default, the Parties may pursue all remedies at law or in equity which are not
otherwise provided for in this Agreement or in the Cityʼs regulations governing
development agreements, expressly including, but not limited to, the remedy of
specific performance of this Agreement.
ƽǂ.ƾ Notice and Cure. Upon the occurrence of an event of default
by either Party, the non-defaulting party shall serve written notice of such
default upon the defaulting Party. Subject to a Mortgageeʼs right to cure
pursuant to Section ƽǂ.ƾ hereof, if the default is not cured by the defaulting Party
within thirty (ƿƼ) days aơer service of such notice of default, the non-defaulting
Party may then commence any legal or equitable action to enforce its rights
under this Agreement; provided, however, that if the default cannot be cured
within such thirty (ƿƼ) day period, the non-defaulting Party shall refrain from
any such legal or equitable action so long as the defaulting Party begins to cure
such default within such thirty (ƿƼ) day period and diligently pursues such cure
to completion. Any notice of default given hereunder shall specify in detail the
nature of the failures in performance that the noticing Party claims constitutes
the event of default, all facts constituting substantial evidence of such failure,
and how such failure may be satisfactorily cured in accordance with the terms
and conditions of this Agreement. During the time periods herein specified for
cure of a failure of performance, the Party charged therewith shall not be
considered to be in default for purposes of (a) termination of this Agreement, (b)
institution of legal proceedings with respect thereto, or (c) issuance of any
approval with respect to the Project. Failure to give notice shall not constitute a
waiver of any default.
ƽǂ.ƿ No Damages against City. Notwithstanding anything to the
contrary contained herein, in no event shall damages be awarded against the
City upon an event of default or upon termination of this Agreement.
ƽǃ. Estoppel Certificate. Either Party may, at any time, and from time
to time, request written notice from the other Party requesting such party to
certify in writing that, (a) this Agreement is in full force and effect and a binding
obligation of the Parties; (b) this Agreement has not been amended or modified
either orally or in writing, or if so amended, identifying the amendments; and
(c) to the knowledge of the certifying Party, the requesting Party is not in default
in the performance of its obligations under this Agreement, or if in default, to
describe therein the nature and amount of any such defaults. A Party receiving a
ƾƾ
request hereunder shall execute and return such certificate within thirty (ƿƼ)
days following the receipt thereof, or such longer period as may reasonably be
agreed to by the Parties. The City Manager of the City shall be authorized to
execute any certificate requested by Developer. Should the Party receiving the
request not execute and return such certificate within the applicable period, this
shall not be deemed to be a default, provided that such Party shall be deemed to
have certified that the statements in clauses (a) through (c) of this Section are
true, and any Party may rely on such deemed certification. City acknowledges
that a certificate hereunder may be relied upon by Transferees (as defined in
Section ƾƽ.ƾ) and Mortgagees (as defined in Section ƽDŽ.ƽ).
ƽDŽ. Mortgagee Protection; Certain Rights of Cure.
ƽDŽ.ƽ Mortgagee Protection. This Agreement shall be superior and
senior to any lien placed upon the Property, or any portion thereof aơer the date
of recording this Agreement, including the lien for any deed of trust or mortgage
(“Mortgage”). Notwithstanding the foregoing, no breach hereof shall defeat,
render invalid, diminish or impair the lien of any Mortgage made in good faith
and for value, but all the terms and conditions contained in this Agreement shall
be binding upon and effective against any person or entity, including any deed of
trust beneficiary or mortgagee (“Mortgagee”) who acquires title to the Property,
or any portion thereof, by foreclosure, trusteeʼs sale, deed in lieu of foreclosure,
or otherwise.
ƽDŽ.ƾ Mortgagee Not Obligated. Notwithstanding the provisions of
Section ƽDŽ.ƽ above, no Mortgagee shall have any obligation or duty under this
Agreement, before or aơer foreclosure or a deed in lieu of foreclosure, to
construct or complete the construction of improvements, or to guarantee such
construction of improvements, or to guarantee such construction or completion,
or to pay, perform or provide any fee, dedication, improvements or other
exaction or imposition; provided, however, that a Mortgagee shall not be entitled
to devote the Property to any uses or to construct any improvements thereon
other than those uses or improvements provided for or authorized by the Project
Approvals or by this Agreement.
ƽDŽ.ƿ Notice of Default to Mortgagee and Extension of Right to Cure.
If the City receives notice from a Mortgagee requesting a copy of any notice of
default given Developer hereunder and specifying the address for service
thereof, then the City shall deliver to such Mortgagee, concurrently with service
thereon to Developer, any notice given to Developer with respect to any claim by
the City that Developer has committed an event of default. Each Mortgagee shall
ƾƿ
have the right during the same period available to Developer to cure or remedy,
or to commence to cure or remedy, the event of default claimed set forth in the
Cityʼs notice. The City, through its City Manager, may extend the thirty-day cure
period provided in paragraph ƽƾ.ƾ for not more than an additional sixty days
upon request of Developer or a Mortgagee.
ƽDž. Severability. The unenforceability, invalidity or illegality of any
provisions, covenant, condition, or term of this Agreement shall not render the
other provisions unenforceable, invalid or illegal; provided that, if the
unenforceability, invalidation, or illegality would deprive either City or
Developer of material benefits derived from this Development Agreement, or
make performance under this Development Agreement unreasonably difficult,
then City and Developer shall meet and confer and shall make good faith efforts
to amend or modify this Development Agreement in a manner that is mutually
acceptable to City and Developer.
ƾƼ. Attorneysʼ Fees and Costs.
ƾƼ.ƽ Prevailing Party. If the City or Developer initiates any action at
law or in equity to enforce or interpret the terms and conditions of this
Agreement, the prevailing party shall be entitled to recover reasonable
attorneysʼ fees and costs in addition to any other relief to which it may otherwise
be entitled.
ƾƼ.ƾ Third Party Challenge. If any person or entity not a party to
this Agreement initiates an action at law or in equity to challenge the validity of
any the Project Approvals (including this Agreement), the Parties shall cooperate
in defending such action. The Parties hereby agree to affirmatively cooperate in
defending said action and to execute a joint defense and confidentiality
agreement in order to share and protect information, under the joint defense
privilege recognized under applicable law. Developer shall bear its own costs of
defense as a real party in interest in any such action and shall reimburse the City
for all reasonable court costs and attorneysʼ fees expended by the City in defense
of any such action or other proceeding.
ƾƽ. Transfers and Assignments.
ƾƽ.ƽ Agreement Runs with the Land. All of the provisions, rights,
terms, covenants, and obligations contained in this Agreement shall be binding
upon and inure to the benefit of the Parties and their respective heirs, successors
and assignees, representatives, lessees, and all other persons acquiring the
Property, or any portion thereof, or any interest therein, whether by operation of
ƾǀ
law or in any manner whatsoever. All of the provisions of this Agreement shall
be enforceable as equitable servitude and shall constitute covenants running
with the land pursuant to applicable laws, including, but not limited to, Section
ƽǀǂDŽ of the Civil Code of the State of California. Each covenant to do, or refrain
from doing, some act on the Property hereunder, or with respect to any owned
property, (a) is for the benefit of such properties and is a burden upon such
properties, (b) runs with such properties, and (c) is binding upon each party and
each successive owner during its ownership of such properties or any portion
thereof, and shall be a benefit to and a burden upon each party and its property
hereunder and each other person succeeding to an interest in such properties.
ƾƽ.ƾ Right to Assign. Developer may wish to sell, transfer, or assign
all or portions of its Property to other developers (each such other developer is
referred to as a “Transferee”). In connection with any such sale, transfer or
assignment to a Transferee, Developer shall have the right to sell, transfer or
assign to such Transferee any or all rights, interests and obligations of Developer
arising hereunder and that pertain to the portion of the Property being sold or
transferred, to such Transferee, provided, however, that: except as provided
herein, no such transfer, sale or assignment of Developerʼs rights, interests and
obligations hereunder shall occur without prior written notice to City and
approval by the City Manager, which approval shall not be unreasonably
withheld, conditioned, or delayed.
ƾƽ.ƿ Approval and Notice of Sale, Transfer or Assignment. The City
Manager shall consider and decide on any transfer, sale, or assignment of this
Agreement within ten (ƽƼ) days aơer Developerʼs notice, provided all necessary
documents, certifications, and other information are provided to the City
Manager to enable the City Manager to determine whether the proposed
Transferee can perform Developerʼs obligations hereunder. Notice of any such
approved sale, transfer, or assignment (which includes a description of all rights,
interests and obligations that have been transferred and those which have been
retained by Developer) shall be recorded in the official records of Alameda
County, in a form acceptable to the City Manager, concurrently with such sale,
transfer or assignment.
ƾƽ.ǀ Considerations for Approval of Sale, Transfer or Assignment.
In considering the request, the City Manager shall base the decision upon the
proposed assigneeʼs reputation, experience, financial resources, access to credit,
and capability to successfully carry out the development of the Property to
completion. The City Managerʼs approval shall be for the purposes of a)
providing notice to City; b) assuring that all obligations of Developer are
ƾǁ
allocated as between Developer and the proposed purchaser, transferee, or
assignee as provided by this Agreement; and c) assuring City that the proposed
purchaser, transferee, or assignee is financially capable of performing
Developerʼs obligations hereunder not withheld by Developer. Notwithstanding
the foregoing, the City Managerʼs approval shall not be required for an
assignment to an entity or entities controlling Developer, controlled by
Developer, or under common control with Developer, provided that Developer
owns and controls no less than fiơy percent (ǁƼ%) of such successor entity or
controls the day-to-day management decisions of such successor entity.
ƾƽ.ǁ Release upon Transfer. Upon the transfer, sale, or assignment
of all of Developerʼs rights, interests, and obligations hereunder pursuant to
Section ƾƽ.ƾ of this Agreement, Developer shall be automatically released from
the obligations under this Agreement, with respect to the Property transferred,
sold, or assigned, arising subsequent to the date of City Manager approval of
such transfer, sale, or assignment; provided, however, that if any transferee,
purchaser, or assignee approved by the City Manager expressly assumes all of
the rights, interests, and obligations of Developer under this Agreement,
Developer shall be released with respect to all such rights, interests, and
assumed obligations. In any event, the transferee, purchaser, or assignee shall
be subject to all the provisions hereof and shall provide all necessary
documents, certifications, and other necessary information prior to City
Manager approval.
ƾƽ.ǂ Developerʼs Right to Retain Specified Rights or Obligations.
Developer may withhold from a sale, transfer or assignment of this Agreement
or any portion of the Property transferred, certain rights, interests and/or
obligations which Developer wishes to retain, provided that Developer specifies
such rights, interests, and/or obligations in a written document to be appended
to this Agreement and recorded with the Alameda County Recorder prior to the
sale, transfer, or assignment of the Property. Developerʼs purchaser, transferee,
or assignee shall then have no interest or obligations for such rights, interests,
and obligations and this Agreement shall remain applicable to Developer with
respect to such retained rights, interests, and/or obligations.
ƾƽ.ǃ Partial Assignment. In the event of a partial Transfer, City
shall cooperate with Developer and any proposed Transferee to allocate rights
and obligations under the Development Agreement and the Project Approvals
among the retained Property and the transferred Property. Provided that City
receives a copy of the assignment and assumption agreement by which
Transferee assumes the transferred rights and obligations associated with the
ƾǂ
transferred Property: (i) any subsequent breach with respect to the transferred
obligations shall not constitute a breach with respect to the retained rights and
obligations of such transferor (or any other Transferee) under the Development
Agreement, and (ii) any subsequent breach with respect to the retained
obligations of Transferor (or any other Transferee) shall not constitute a breach
with respect to the transferred rights and obligations of a Transferee under the
Development Agreement. The Transferor and the Transferee each shall be solely
responsible for the reporting and annual review requirements relating to the
portion of the Property owned by such Transferor/Transferee. Any amendment
to the Development Agreement between City and a Transferor or Transferee
shall only affect the portion of the Property owned by such Transferor or
Transferee.
ƾƾ. Bankruptcy. The obligations of this Agreement shall not be
dischargeable in bankruptcy.
ƾƿ. Indemnification. Developer agrees to indemnify, defend, and hold
harmless the City, and its elected and appointed councils, boards, commissions,
officers, agents, employees, and representatives from any and all claims, costs
(including legal fees and costs) and liability for any personal injury or property
damage which may arise directly or indirectly as a result of any actions or
inactions by Developer, or any actions or inactions of Developerʼs contractors,
subcontractors, agents, or employees in connection with the construction,
improvement, operation, or maintenance of the Project, provided that Developer
shall have no indemnification obligation with respect to negligence or wrongful
conduct of the City, its contractors, subcontractors, agents, or employees, or with
respect to the maintenance, use or condition of any improvement aơer the time
it has been dedicated to and accepted by the City or another public entity (except
as provided in an improvement agreement or maintenance bond). If City is
named as a party to any legal action, City shall cooperate with Developer, shall
appear in such action, and shall not unreasonably withhold approval of a
settlement otherwise acceptable to Developer.
ƾǀ. Insurance.
ƾǀ.ƽ Commercial General Liability Insurance. During the Term of
this Agreement, Developer shall maintain in effect a policy of commercial
general liability insurance with a per-occurrence combined single limit of not
less than $ƽ,ƼƼƼ,ƼƼƼ. The policy so maintained by Developer shall name the City
as an additional insured and shall include either a severability of interest clause
or cross-liability endorsement. City and Developer agree that such insurance
ƾǃ
may include alternative risk management programs, including self-insurance, or
a combination of self-insurance and insurance, provided that such alternative
risk management programs provide protection equivalent to that specified
under this Agreement.
ƾǀ.ƾ Workersʼ Compensation Insurance. During the Term of this
Agreement, Developer shall maintain Workersʼ Compensation insurance for all
persons employed by Developer for work at the Project site. Developer shall
require each contractor and subcontractor similarly to provide Workersʼ
Compensation insurance for its respective employees. Developer agrees to
indemnify the City for any damage resulting from Developerʼs failure to
maintain any such insurance.
ƾǀ.ƿ Evidence of Insurance. Prior to issuance of any permits for the
Project, including grading permits, Developer shall furnish the City satisfactory
evidence of the insurance required in Sections ƾǀ.ƽ and ƾǀ.ƾ and evidence that
the carrier is required to give the City at least fiơeen (ƽǁ) days prior written
notice of the cancellation or reduction in coverage of a policy unless replaced
with similar coverage. The insurance shall extend to the City, its elective and
appointive boards, commissions, officers, agents, employees, representatives,
and to Developer performing work on the Project.
ƾǁ. Sewer and Water. Developer acknowledges that it must obtain
water and sewer permits from the Dublin San Ramon Services District
(“DSRSD”) which is another public agency not within the control of the City. City
agrees that it shall not take any action with DSRSD opposing Developerʼs efforts
to reserve water and sewer capacity sufficient to serve the Project described
herein.
ƾǂ. Notices. All notices required or provided for under this Agreement
shall be in writing. Notices required to be given to the City shall be addressed as
follows:
City Manager
City of Dublin
ƽƼƼ Civic Plaza
Dublin, CA DžǀǁǂDŽ
Phone No.: (Džƾǁ) DŽƿƿ-ǂǂǁƼ
Fax No.: (Džƾǁ) DŽƿƿ-ǂǂǁƽ
With copies to: City Attorney
ƾDŽ
Notices required to be given to Developer shall be addressed as
follows:
GH PacVest, LLC
Lingyun Sun, Chief Americas Officer
ƾDŽƼƼ Post Oak Blvd., Suite ǁƽƽǁ
Houston, TX ǃǃƼǁǂ
Phone No.: (DŽƿƾ) ǃDŽǃ-Ƽǂƾǃ
Email: lsun@gha-group.com
A Party may change address by giving notice in writing to the other Party
and thereaơer all notices shall be addressed and transmitted to the new address.
Notices shall be deemed given and received upon personal delivery, or if mailed,
upon the expiration of forty-eight (ǀDŽ) hours aơer being deposited in the United
States Mail. Notices may also be given by overnight courier, which shall be
deemed given the following day or by facsimile transmission or email, which
shall be deemed given upon verification of receipt.
ƾǃ. Agreement is Entire Understanding. This Agreement, including its
exhibits, constitutes the entire understanding and agreement of the Parties and
supersedes all negotiations or previous agreements between the Parties with
respect to all or any part of the subject matter hereof.
ƾDŽ. Exhibits. The following document is referred to in this Agreement
and is attached hereto and incorporated herein as though set forth in full:
Exhibit A Legal Description of Property
ƾDž. Recitals. The foregoing Recitals are true and correct and are made
a part hereof.
ƿƼ. Counterparts. This Agreement may be executed by each Party on a
separate signature page, and when the executed signature pages are combined,
shall constitute one single instrument. This Agreement is executed in two (ƾ)
duplicate originals, each of which is deemed to be an original.
ƿƽ. Recordation. The City shall record a copy of this Agreement within
ten (ƽƼ) days following execution by all Parties. Thereaơer, if this Agreement is
ƾDž
terminated, modified, or amended, the City Clerk shall record notice of such
action with the Alameda County Recorder.
ƿƾ. No Third-Party Beneficiaries. Nothing contained in this Agreement
is intended to or shall be deemed to confer upon any person, other than the
Parties and their respective permitted successors and assigns, any rights, or
remedies hereunder.
ƿƿ. Applicable Law. This Agreement shall be construed and enforced
in accordance with the laws of the State of California.
ƿǀ. Time is of the Essence. Time is of the essence for each provision of
this Agreement for which time is an element.
ƿǁ. Further Actions and Instruments. Each Party to this Development
Agreement shall cooperate with and provide reasonable assistance to the other
Party and take all actions necessary to ensure that the Parties receive the
benefits of this Development Agreement, subject to satisfaction of the conditions
of this Development Agreement. Upon the request of any Party, the other Party
shall promptly execute, with acknowledgment or affidavit if reasonably required,
and file or record such required instruments and writings and take any actions
as may be reasonably necessary under the terms of this Development
Agreement to carry out the intent and to fulfill the provisions of this
Development Agreement or to evidence or consummate the transactions
contemplated by this Development Agreement.
ƿǂ. Section Headings. Section headings in this Development
Agreement are for convenience only and are not intended to be used in
interpreting or construing the terms, covenants, or conditions of this
Development Agreement.
ƿǃ. Construction of Agreement. This Development Agreement has
been reviewed and revised by legal counsel for both Developer and City, and no
presumption or rule that ambiguities shall be construed against the draơing
Party shall apply to the interpretation or enforcement of this Development
Agreement.
ƿDŽ. Authority. The persons signing below represent and warrant that
they have the authority to bind their respective Party and that all necessary
ƿƼ
board of directorsʼ, shareholdersʼ, partnersʼ, city councilsʼ, or other approvals
have been obtained.
ƿDž. Non-Intended Prevailing Wage Requirements. Except for public
improvements constructed by the Developer and to be dedicated to the City
(which are subject to conditions of Project Approval), nothing in this
Development Agreement shall in any way require, or be construed to require,
Developer to pay prevailing wages with respect to any work of construction or
improvement within the Project (a “Non-Intended Prevailing Wage
Requirement”). But for the understanding of the Parties as reflected in the
immediately preceding sentence, the Parties would not have entered into this
Development Agreement based upon the terms and conditions set forth herein.
Developer and City have made every effort in reaching this Development
Agreement to ensure that its terms and conditions will not result in a Non-
Intended Prevailing Wage Requirement. These efforts have been conducted in
the absence of any applicable existing judicial interpretation of the recent
amendments to the California prevailing wage law. If, despite such efforts, any
provision of this Development Agreement shall be determined by any court of
competent jurisdiction to result in a Non-Intended Prevailing Wage
Requirement, such determination shall not invalidate or render unenforceable
any provision hereof; provided, however, that the Parties hereby agree that, in
such event, this Development Agreement shall be reformed such that each
provision of this Development Agreement that results in the Non-Intended
Prevailing Wage Requirement will be removed from this Development
Agreement as though such provisions were never a part of the Development
Agreement, and, in lieu of such provision(s), replacement provisions shall be
added as a part of this Development Agreement as similar in terms to such
removed provision(s) as may be possible and legal, valid and enforceable, but
without resulting in the Non-Intended Prevailing Wage Requirement.
IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to
be executed as of the date and year first above written.
ƿƽ
CITY OF DUBLIN
By: _____________________________
Linda Smith, City Manager
Attest:
__________________________
Marsha Moore, City Clerk
Approved as to form:
__________________________
John Bakker, City Attorney
DEVELOPER
GH PacVest, LLC
By: __________________________
Name: Lingyun Sun
Its: Chief Americas Officer
(NOTARIZATION ATTACHED)
LEGAL DESCRIPTION
Real property in the City of Dublin , County of Alameda, State of California, described as follows:
PARCEL A:
PARCEL ONE:
BEING A PORTION OF SECTION 2, TOWNSHIP 3 SOUTH, RANGE 1, EAST MOUNT DIABLO BASE AND
MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE POINT OF INTERSECTION OF THE NORTHERN LINE OF THE STATE HIGHWAY
FROM DUBLIN TO LIVERMORE AS SAID LINE IS DEFINED IN THAT CERTAIN DEED FROM ALICE M.
SHORT AND BEATRICE B. BRIGHT, TO THE STATE OF CALIFORNIA RECORDED MARCH 13, 1934, IN
BOOK 3008 OF OFFICIAL RECORDS OF ALAMEDA COUNTY AT PAGE 324, WITH THE EASTERN LINE OF
COUNTY ROAD 6152, AS SAID COUNTY ROAD IS DESCRIBED IN THAT CERTAIN DEED FROM
HENRIETTA FARRELLY TO COUNTY OF ALAMEDA, RECORDED JANUARY 2, 1918, IN BOOK 2612, OF
DEEDS, AT PAGE 352, ALAMEDA COUNTY RECORDS; RUNNING THENCE SOUTH 89° 30' EAST ALONG
THE NORTHERN LINE OF SAID STATE HIGHWAY 814.50 FEET; THENCE NORTH 0° 31' WEST 2855.00
FEET TO THE NORTH BOUNDARY LINE OF TOWNSHIP 3 SOUTH, RANGE 1 EAST, MOUNT DIABLO BASE
AND MERIDIAN; THENCE WEST ALONG THE LAST NAMED LINE 435.70 FEET TO THE EASTERN LINE OF
SAID COUNTY ROAD NO. 6152; THENCE ALONG THE LAST NAMED LINE THE FOLLOWING COURSES
AND DISTANCES; SOUTH 36° 35' WEST 23.40 FEET; THENCE SOUTH 23° 20' WEST 901.40 FEET;
THENCE SOUTH 0° 31' EAST 2001.40 FEET TO THE POINT OF BEGINNING.
ALSO BEING A PORTION OF THE SANTA RITA RANCHO.
EXCEPTING THEREFROM THE PORTION CONVEYED TO THE STATE OF CALIFORNIA, BY DEED
RECORDED FEBRUARY 15, 1950, BOOK 6021, PAGE 575, SERIES NO. AE-13413.
ALSO EXCEPTING THEREFROM THE PORTION CONVEYED TO THE STATE OF CALIFORNIA, BY DEED
RECORDED OCTOBER 24, 1968, BOOK 2279, PAGE 110, SERIES NO. BA-117504.
PARCEL TWO:
A PORTION OF THE PARCEL OF LAND CONVEYED TO THE STATE OF CALIFORNIA BY DEED NO. 6832
RECORDED FEBRUARY 15, 1950, IN BOOK 6021, PAGE 575, ALAMEDA COUNTY RECORDS, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING ON THE EASTERLY LINE OF CROAK ROAD (ALSO KNOWN AS COUNTY ROAD NO. 6152)
AT THE MOST NORTHERLY CORNER OF SAID PARCEL; THENCE ALONG THE GENERAL NORTHERLY LINE
OF SAID PARCEL FROM A TANGENT THAT BEARS SOUTH 0°21'44" WEST, ALONG A CURVE TO THE
LEFT, WITH A RADIUS OF 50.00 FEET, THROUGH AN ANGLE OF 44°54'24", AN ARC LENGTH OF 39.19
FEET; THENCE NORTH 88°33'15" WEST, 9.88 FEET; THENCE NORTH 89°59'16" WEST, 4.70 FEET TO
THE EASTERLY LINE OF SAID CROAK ROAD; THENCE ALONG LAST SAID LINE NORTH 0°21'44" EAST,
35.14 FEET TO THE POINT OF COMMENCEMENT.
PARCEL THREE:
COMMENCING AT A POINT ON THE EASTERLY LINE OF SAID PARCEL DESCRIBED IN SAID STATE DEED
NO. 32178 (REEL 2001 OR IMAGE 911), DISTANT THEREON S. 0°21'44" W., 159.94 FEET FROM THE
F
Exhibit A
NORTHEASTERLY CORNER OF LAST SAID PARCEL; THENCE FROM A TANGENT THAT BEARS S.
31°56'43" W., ALONG A CURVE TO THE RIGHT WITH A RADIUS OF 270.00 FEET, THROUGH AN ANGLE
OF 56°35'28", AN ARC LENGTH OF 266.68 FEET; THENCE S. 89°59'16" E., 221.42 FEET TO THE
EASTERLY LINE OF SAID PARCEL DESCRIBED IN SAID STATE DEED NO. 6833 (VOLUME 6402 OR PAGE
393); THENCE ALONG LAST SAID LINE AND ALONG THE EASTERLY LINE OF SAID PARCELS DESCRIBED
IN SAID STATE DEED NO. 32177 (REEL 1995 OR IMAGE 343) AND SAID STATE DEED NO. 32178 (REEL
2001 OR IMAGE 911) N. 0°21'44" E., 127.11 FEET TO THE POINT OF COMMENCEMENT.
PARCEL B:
A PORTION OF THAT PARCEL OF LAND DESCRIBED IN THE INDENTURE FROM SAMUEL B. MARTIN TO
OWEN P. SUTTON, RECORDED JUNE 7, 1862, IN BOOK M OF DEEDS AT PAGE 266, BEING A PORTION
OF THE SANTA RITA RANCHO, DESCRIBED AS FOLLOWS:
BEGINNING AT THE POINT OF INTERSECTION OF THE EAST LINES OF FALLON ROAD, A COUNTY ROAD
WITH A WIDTH OF 60 FEET AS SAID ROAD IS DESCRIBED IN THE INDENTURE TO THE COUNTY OF
ALAMEDA, RECORDED JULY 31, 1941, IN BOOK 4115 OF OFFICIAL RECORDS, AS PAGE 57, WITH THE
NORTH LINE OF THAT PARCEL OF LAND DESCRIBED IN AFORESAID INDENTURE FROM SAMUEL B.
MARTIN TO OWEN P. SUTTON; SAID POINT OF BEGINNING BEING LOCATED ON THE ARC OF A CURVE
HAVING A RADIUS OF 430.00 FEET, THE CENTER OF WHICH BEARS SOUTH 63° 55' 40" WEST; THENCE
ALONG SAID NORTH LINE, SOUTH 89° 18' 00" EAST, 2,543.32 FEET TO A POINT ON THE NORTHERLY
PROJECTION OF THE WEST LINE OF COUNTY ROAD NO. 6152, KNOWN AS CROAK ROAD AND
DESCRIBED IN THE INDENTURE TO THE COUNTY OF ALAMEDA, RECORDED JANUARY 2, 1918 IN BOOK
2612 OF DEEDS AT PAGE 352; THENCE ALONG SAID WEST LINE AND PROJECTION THEREOF, SOUTH
0° 19' 30" EAST, 2274.37 FEET TO THE EASTERLY PROJECTION OF THE NORTH LINE OF THE PARCEL
OF LAND DESCRIBED IN THE DEED TO UNION OIL COMPANY OF CALIFORNIA, RECORDED JUNE 4, 1956
IN BOOK 8048 OF OFFICIAL RECORDS AT PAGE 339; THENCE ALONG SAID NORTH LINE NORTH 89° 20'
00" WEST, 200.40 FEET TO THE WEST LINE OF SAID UNION OIL COMPANY PARCEL; THENCE ALONG
SAID WEST LINE SOUTH 0° 25' 00" EAST, 242.29 FEET TO A POINT ON THE NORTH LINE OF STATE
FREEWAY 580, AS DESCRIBED IN THE INDENTURE TO THE STATE OF CALIFORNIA, RECORDED JULY 7,
1967 ON REEL 1995 OF OFFICIAL RECORDS AT IMAGE 347, SAID POINT BEING LOCATED ON THE ARC
OF A CURVE HAVING A RADIUS OF 222.02 FEET, THE CENTER OF WHICH BEARS NORTH 8° 11' 49"
WEST; THENCE ALONG SAID NORTH LINE OF STATE FREEWAY 580 AS FOLLOWS: WESTERLY ALONG
THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 8° 51' 49" AN ARC DISTANCE OF 34.35
FEET: THENCE TANGENT TO SAID CURVE NORTH 89° 20' 00" WEST, 302.60 FEET: THENCE ALONG THE
ARC OF A TANGENT CURVE TO THE RIGHT, HAVING A RADIUS OF 4972.48 FEET, THROUGH A CENTRAL
ANGLE OF 3° 33' 15" AN ARC DISTANCE OF 308.45; THENCE TANGENT TO SAID CURVE NORTH 85° 46'
45" WEST, 556.93 FEET; THENCE ALONG THE ARC OF A TANGENT CURVE TO THE RIGHT HAVING A
RADIUS OF 972.09 FEET, THROUGH A CENTRAL ANGLE OF 45° 00' 00" AN ARC DISTANCE OF 763.48
FEET; THENCE TANGENT TO SAID CURVE NORTH 40° 46' 45" WEST 369.85 FEET; THENCE ALONG THE
ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 278.03 FEET, THROUGH A CENTRAL
ANGLE OF 47° 30' 55" AN ARC DISTANCE OF 230.57 FEET; THENCE ALONG THE ARC OF A REVERSE
CURVE TO THE RIGHT HAVING A RADIUS OF 30.00 FEET, THROUGH A CENTRAL ANGLE OF 89° 37' 40"
AN ARC DISTANCE OF 46.93 FEET; THENCE TANGENT TO SAID CURVE, NORTH 1° 20' 00" EAST, 92.02
FEET; THENCE NORTH 88° 40' 00" WEST, 12.00 FEET TO THE EAST LINE OF AFORESAID FALLON
ROAD; THENCE ALONG SAID EAST LINE OF FALLON ROAD AS FOLLOWS: NORTH 1° 20' 00" EAST,
1457.58 FEET; THENCE ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF
430.00 FEET, THROUGH A CENTRAL ANGEL OF 27° 24' 20" AN ARC DISTANCE OF 205.68 FEET TO THE
POINT OF BEGINNING.
PARCEL C:
A PORTION OF THAT PARCEL OF LAND DESCRIBED IN DEED NO. 32178 (AZ69610) TO STATE OF
CALIFORNIA, RECORDED JULY 18, 1967, IN REEL 2001, IMAGE 911, OFFICIAL RECORDS OF ALAMEDA
COUNTY, DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT ON THE NORTHERLY LINE OF SAID PARCEL, DISTANT THEREON NORTH 83º
33' 16" WEST, 8.01 FEET FROM THE NORTHEASTERLY CORNER OF SAID PARCEL; THENCE ALONG THE
GENERAL NORTHERLY LINE OF THAT PARCEL OF LAND SHOWN AS PARCEL 11 OF THAT CERTAIN SET
OF MAPS OF 20 SHEETS ENTITLED "RELINQUISHMENT IN THE COUNTY OF ALAMEDA", RECORDED
JUNE 19, 1973, IN REEL 3444, IMAGE 722 TO 761, INCLUSIVE, OFFICIAL RECORDS OF ALAMEDA
COUNTY, SOUTH 0º 21' 44" WEST, 18.69 FEET AND ALONG A TANGENT CURVE TO THE RIGHT WITH A
RADIUS OF 222.00 FEET THROUGH AN ANGLE OF 82º 13' 05", AN ARC LENGTH OF 318.57 FEET TO THE
WESTERLY LINE OF FIRST SAID PARCEL; THENCE ALONG LAST SAID LINE NORTH 0º 21' 44" EAST,
242.28 FEET TO THE NORTHERLY LINE OF FIRST SAID PARCEL; THENCE ALONG LAST SAID LINE
SOUTH 88º 33' 16" EAST 191.97 FEET TO THE POINT OF COMMENCEMENT.
APN: 905-0001-006-03 (Parcel One of Parcel A), 985-0027-005 (Parcel Two of Parcel A), 985-0027-002
(Parcel B) and 985-0027-004 (Parcel C)
ƾ
A notary public or other officer completing
this certificate verifies only the identity of the
individual who signed the document to which
this certificate is attached, and not the
truthfulness, accuracy, or validity of that
document.
State of California )
) ss.
County of ____________ )
On_____________________, 20____ before me, _____________________, a Notary Public, in
and for said State and County, personally appeared _______________________, who proved to
me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
NOTARY PUBLIC
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