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HomeMy WebLinkAboutAttachmt 8 City of Dublin Scenic Corridor Guidelines , '\-~ \~ ---j ! .' - ! ,\ II, ~ . -..::..~ ./"' ,-- ~ Eastern Dublin Scenic Corridor Po{iciesand Standil1rfs ,. City of Dublin David L. Ga.tes & Associatps April 1996 Attachment 8 . '. . ~ . . .'. . . . ~ . . . . . . . . . . ~ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . \ 1/ '/-<....... -I_f -'--~ ,-- <::::::: TABLE OF CONTENTS pURPOSE........................ .............................. ..... ........ 1 METHODOLOGY.....................................................2 DEFINITIONS ...........................................................3 OVERALL IMPLEMENTING POLICIES ............... .9 SCENIC CORRIDOR ZONES .................................23 Zone 1: 1-580 ......................................................... 23 Zone 2: Tassajara Gateway.................................... 28 Zone 3: Tassajara Creek Valley .............................3] Zone 4: Tassajara Village Area .............................36 Zone 5: Fallon Rural Open Space ....................... 39 Zone 6: Fallon Road Gateway and Village ........... 43 IMPLEMENTATION ...............................................47 LIST OF FOLD-OUT DIAGRAMS Fig. 2: Environmental Constraints ............................ 5 Fig. 3: Land Use ......................................................... 7 Fig. 4: Visual Features ..............................................]3 Fig. 5: Zones .............................................................15 Fig. 6: Viewpoints .....................................................17 Fig. 7: Viewpoint 2 - Building heights .....................19 Fig. 8: Viewpoint 3 - Building heights ..................... 21 .......................................................................... ....... ..-:,.,.'................................................................. ........... PURPOSE The Eastern Dublin Specific Plan., in Program 6Q, states that "the City should officially adopt Tassajara Road, 1-580, and Fallon Road as des- ignated scenic corridors; adopt a set of scenic corridor policies; and establish review procedures and standards for projects within the sce- nic corridor viewshed." This document is an implementing tool which has been created to carry out the requirements of that Program and other policies and programs of the Specific Plan. Thus, the Scenic Corridor Policies and Standards are not intended to change any land uses described in the Specific Plan. Rather, they are intended to clarify how the land uses set forth in the Specific Plan will be implemented when development occurs adjacent to a Scenic Corridor, or affects a significant view from a Scenic Corridor. The policies set out in this document do not override other constraints stated in the Specific Plan. These policies and standards supplement and clarify the Specific Plan, rather than modify it. The intent of these policies and standards is to allow project development as shown in the Plan to occur while maintaining the visual character of the eastern ridgelines, watercourses, and distinct landscape features, for travelers on scenic routes in Eastern Dublin. VVhile the applicant should gen- erally comply with these standards, the City may allow some flexibility with meeting these standards only if the applicant demonstrates, to ------ ~ ..~. ---- '. P!-lI;l.IIJ ~~ I" .' : ) ..~~ ~-!-DUeu.l .-Y .' - f'AWA-l ~ ..~ '1-%0 Figure 1: l.JJcation Map 'To esta6[isfi a visUIJ[fy aistinc- tive wmmunit!f wfiufi pre- serVes tlie character of tlie natura[ [anafarms 6!f protut- ing ~!f visua[ efements a no maintaining views from 11Ui.- jor travef corridors ana pu6- [u spaces. 'UJste.rn Vub{in Specif~ Pran goaL Preserve tlie natura[ open 6eaufJ of tlie fiiffs ana otlier important visual resources, such as creek} ana major stamfs of vegetation. Po{ia) 6.28: 'Ealite.m VuE{fr/ SpWfi: 'Fum ...................................................................~ ........................................................................... ........ the satisfaction of the Planning DeparUllenL, compliance with the overall intent of the policies and standards. Should any of these poli- cies or standards conflict with the land use goals, policies or programs of the Eastern Dublin General Plan Amendment and Specific Plan, the land use constraints of the General Plan Amendment and Specific Plan shall govern. This document may be modified at any time by resolution of the City Council. Any such modification shall not con- stitute an amendment to the Specific Plan. METHODOLOGY In compliance with the Eastern Dublin Specific Plan policies and ac- tion programs, and the Eastern Dublin General Plan Amendment and Specific Plan Environmental Impact Report, the City of Dublin is of- ficially adopting 1-580, Tassajara Road and Fallon Road as designated scenic corridors. The City hired David L. Gates & Associates as con- sultant to prepare Eastern Dublin scenic corridor policies, and project review procedures and standards. To prepare these policies, procedures, and standards, the consultant conducted a visual survey of the Specific Plan area to identify and map scenic corridor viewsheds of existing scenic vistas. Prof1les of eleva- tions across the area were analyzed in order to evaluate the impacts of development on specific views. Two maps from the Specific Plan were also key in the development of these Scenic Corridor Policies and Standards. The first, Eastern Dublin Specific Plan Figure 6.3, Environmental. Constraints, (shown here as Figure 2), indicates the Visually Sensitive Ridge1ands and Tassajara Creek, which are focal points of the Scenic Corridors. The second, Eastern Dublin Specific Plan Figure 4.1, Land Use map, (shown here as Figure 3), indicates where there are opportunities, through use of des- ignated open space, for example, to maximize the scenic qualities of the Scenic Corridors. The Land Use map also illustrates where the thoughtful design of the streetscape itself and of the built forms adja- cent to the Corridor is the main defining characteristic of the Scenic Corridor, in areas such as the Tassajara Gateway/Town Center or the Tassajara Creek Valley. In developing these Policies and Standards, direction was obtained from City of Dublin staff and from property owners. A workshop was held with impacted property owners to informally review and com- ment on the proposed Policies and Standards. Input from the work- shop and meetings was used in developing the final document. ~.................................................................... ...:......... .............................................................. ......... The Scenic Corridor Policies and Standards inlegrate two approaches. 1. In order to address the variety of conditions along the Scenic Cor- lidors, policies specific to each segment of Scenic Corridor were de- veloped. 2. In addition, Viewpoints were designated where there is a specific \iew of outstanding scenic value. DEFINITIONS Scenic Corridor- The rights-of-way ofI-580, Tass~ara Road, and Fallon Road. Scenic Design Analysis - Design review, siting criteria and detailed \isual analysis as described in Mitigation Measure 3.8/8.1 of the East- ern Dublin CPA and Specific Plan EIR and Policies 6-28 through 6-39 of the Eastern Dublin Specific Plan and further detailed under the Implementation section of this document. Viewpoint - A point on the Scenic Corridor right-of-way designated as a "Viewpoint" and indicated on Figure 6, the Viewpoints map, from which a view of exceptional scenic quality is seen. Viewshed - The area, indicated generally by the shaded areas on Fig- ures 6, 7 and 8, between a Viewpoint and the designated object of the view, or the area within 700 feet of a Scenic Corridor that is visible from the Scenic Corridor. VISlliIlly Sensitive Ridgelands - The areas designated in Figure 6.3 of the Eastern Dublin Specific Plan as "Visually Sensitive Ridgelands - No Development." ...................................................................~ ... ............ ................................................................. ~.................................................................... /' .:i-~' '.. ...~ , " " ........ ....................... ........ ,'J , .._J' .,. }"/'" , .,;:. . S" ./ Fig. 2: Environmental Constraints . l~;"-~ -. . , ""',.' , 'r~ ::!' ',. ., .~ ...."':f.:'. 'n '."~ Legend ...-~ '. .-..~ .. ".~ :: ~.,...-. ' ,0' '.""'- . ' ~...- ....- ~...- ... ~ ~ Geotechnical Avoidance Areas Geotecnical Avoidanc e Areas - Infrastructure Feasible Siopes over 30% 100-year Flood Plain Tassajara Creek Intermittent Streams Sensitive Habitat Area Golden Eagle Protection Zone Visually Sensitive Ridgelands - No Development ',: " ::::::::: " .. 1:,';::,;,;,;:\ a E2J [I] 1....1 .. '. ~'v.. , / ~~" . ._7(;1:; , ' .-J' .~~. ,.' .;.~ .. /..*....... )~ ~: .. Visually Sensitive Ridgelands - Restricted Development .' " .,.'\ ~ n ',;oC" " '0. ", .~ ..'" \ r.._.._.._..~.:,~~.. · Glei!sc>n RCtao '" /\ " : " ./ "" ',~~;,;oo., , '. EASTERN DUBLIN Specific Plan . . . . Wallace Roberts & TOQd Urban and Envlrormental PIamers 12 1 Second StreeL 71h Aoor San F~. CA 94105 (415) 54 1-0830 / / \ '4~". · o 600 1200 F," IN"'1 1/4 1/2 I - r . . tfj ~ , ...1 .-.. . J' 1-580 NOTE: The intemal system of local streets shown in this figure is illustrative only. ,........ .................~ ~ .J " --",,-- .--,.~'. . / , ,,--" ..".,........ , .-"". \~;;c, ,.:..-.~~- " ..-,....'.. .c",; .' -- . '....~.. "'-"~ :'/ ' " .J;; ..:.r~ '. /~ . <,~.; ';~Oi' ..~:;> .. " , .(\!;;),~ .... ~,,~.... ,:"" _.~.-.._~...-...~...,..' . ,.....,.,,:. ..):..~:.,:~,I . ..; '(' ''",:1 .....:~r" . . ::~:~ ..':::;;-1, -' . .' ..' . . ""/ 'ii"~..J . /.... :\ . ~/ ,/ --~ ------~ . <> ~..: . . --- , .--* , --- .' . ;<'* ./' , , ~~ " ~.,.. . . '..r. ., ,.' ", ... / .._..'. ,..' ~ ," /' . .'... '. ~r;' "',of .\. .,'~,.~>. / ... i ".r'" ....1" J '-. !i00 ;(;,) / , ., (on .....:::::.:~'. i.,700. . .;i .....-6~.7 ; "--', " " '",--.! .'" "~;' '. ~-.:-... ...;?"-\ r ,:.p: '.e' .'''/'' ./ ..- ... ~. "', .._~(tN' '.-.\ , , '.~ " "" , '--. .......~ / ",/-" "~to;>' / ....... " /-'--', >0,; ,-:_.~... ...- "'._, "---' ;--../ NOTE: * General Commercial may be permitted by a Pla'nned Development Zoning Process [see text for complete discussion) ** Will convert to Future Study Area/Agriculture where determined inconsistent with Livermore P.PA [see text for complete discussion)." ", .J' ..' " "600. ,'~' , '. '-, / " ...... ''', , ..' ":::":""" " C_.J ',--' . . \_at>e.........../: , '''\ <':", ". " """, \....~G"." / The intemal system of local streets shown in this figure is illustrative only. ...... .......................... ........ Fig. 3: Land Use Legend a Roads RESIDENTIAL Rural Residentiall Agriculture Sln.gle Family 'Medium Density Med-Hi Density High Density o - am......... .........."" .......... - - .01 dulae 0.9-6.0 du/ac 6. '-14.0 dUlac 14.1-25.0 du/ ac 25.1'" du/ae COMMERCIAL IINDUSTRIAL 1m General Commercial ~ Neighborhood Commercial ~ Campus Office ~ Industrial Park PUBUC/SEMI-PUBLlC c E:::::::::~ PublielSemi-Publi c [ID Elementary Schocl [][] Junicr High Schcol ~ High Schcol . PARKS AND OPEN SP ACE l:::::::::~::::l ~ ~~t.\.7~' .Nelghborhood Square Nelghborhocd Park Community' Park City Park .Open Space ~ ["::"::9 ~ D EASTERN' DUBLIN Specific Plan Wallace Roberts & Todd Urban and Envlrormemal P\ame(s 12" Second Street, 7th Aoor San Franelseo, CA 94105 (415) 541-0830 ~ o 600 1200 UVI E9 , -, "" '" I '" ......,...................~ R~ . .:... ..~'.. ~..............................oo............................................................................................ .. .................. OVERALL IMPLEMENTING POUCIES FOR THE EASTERN DUBUNS~CCORroDO~ These overall implementing policies apply to all development a!ljacent to a Scenic Corridor, generally within 700 feet of such a corridor. Specific policies, set forth in the subsequent section, apply to development lo- cated along specific segments ("Zones") of the Scenic Corridorn. 1. Maintain a sense of place for Eastern Dublin with relation to natural landforms and topograPhy. 1-580, Tass~ara Road, and Fallon Road have been designated as Sce- nic Corridorn by the City of Dublin. The principal elements contrib- uting to the scenic character of these corridors are the sweeping pan- orama of the foothills and the rural landscape. As the rural landscape will be altered by development, maintaining views of the foothills and other significant features such as Tassajara Creek is essential if the area is to maintain its visual identity. Along Eastern Dublin's Scenic Corridors, there are places where Tassajara Creek, the foothills and ridge1ands, and other landscape features that distinguish the Eastern Dublin area are more visible, and more directly experienced. The map, VtsualFeatures (Figure 4), iden- tifies particular features visible from 1-580, Tassajara Road, and Fallon. In order to retain the sense of these natural1andfonns and emphasize their importance in defining the Community's identity, and in order to preserve the sense of openness that characterizes the Eastern Dublin area, special provisions are set forth protecting these views. 2. AUow the traveler along a Scenic Corridor to experience the varied features of the landscape. Eastern Dublin's Scenic Corridors traverse a range of landforms and existing and potential land uses. They take the traveler through town centern and open space, past creeks, parks and residential neighbor- hoods, and through knolls and valleys. They offer views of near foothills, prominentridgelands, and distantMt. Diablo. In order to maximize the opportunities that these corridors offer, it is necessary to address each segment as an entity with its own character and priorities. SiJ:egrariing ant! access roarls s/ia[[ milin.tain tlie naturae appefLrame of tlie upper ririgeliZ1ufs or fore,grounri fiiffs wiJ:!iin tlie viewsfier1 of trav- den aCoTIfJ 1-580, 'Jilssajara !/(pari, anri tIie future e)(J:en- swn of:r al10n 9I.pari. Streets sfiouIr16e aiigner1 to follow tlie naturae contours of tlie fr.if[- sUCe.<. Straigk, linear roWs of streets across tlie fau of fr.if{sUCe.< sfia[[ 6e avoUCer!. Po~ 6-33, 'IA<tun 'Dulifin spWfi !Eli," Structures 6uift near ries- ignateri sanu corrUCors sfia[[ 6e [ocater! so tfiat views of tlie 6acijrop rUCge {UCentifieri in. :r igure 6.3 as ''Visua[0 sensitive rUCgeCanris - no rieveCop- ment'~ are genera[0 7111lin.- tainer1 when viewer! from the scenir. corrUCors. Po(ir::lj 6-30: 'Eastern 'lJu6(itt Spt.C.ifiL P(o. ................................................................... ~ .. .. .. .. .. .. .. . . .. . . .. .. .. .. . .. .. .. .. .. .. .. . . . . .. . . . .. .. .. . .. . . . . . . . . . . . . . .. . . . . .. .. . .. .. . .. . .. . .. . . . . . . . . .. . . . .. ~ ~ 'lJevefopment is rwt permitte4 on tfie main ritfgefine that 60r- ders tfie pfanning area. to tfie rwrtfiandwst,6utmay6eper- . mitte4 on tfie joreground fijffs and rUfgefands. Minor inter- ruptions oj views oj tfie main ridgefine 6y indMdua!6ui!1fing masses may 6e permissi6fe in [imiJ:e4 ciraJmst;anas where all other remedies fULVe 6een C?C- l1auste4. 1t>1iq; 6-29.. 'Luttm '1JuJjfm sptdfr !IUn The Zones map (Figure 5) identifies six distinct zones, each with par- ticular policies and standards. Zone 1: 1-580 Zone 2: Tassajara Gateway Zone 3: Tassajara Creek Valley Zone 4: Tassajara Village Center Zone 5: Fallon Rural Open Space Zone 6: Fallon Road Gateway and Village At certain points, particularly significant views are possible from the Scenic Corridors. The Viewpoints map (Figure 6) identifies these special viewpoints,'theirview cones (where appropriate), and the fo- cus of the views to be preserved. 3. Assure that development along the Scenic Corridors is weU planned and sensitively sited to respect the natural topography. Although development along the Scenic Corridors will alter the rural character of the area, sensitive siting of development will preserve the semi-rural ambiance of the Eastem Dublin Community from the Sce- nic Corridors. It will prevent unnecessary intrusions into viewsheds. strive to preserve horizon lines, and maximize views to open space and natural features, while still allowing land uses as described in the Eastem Dublin Specific Plan. o Site buildings so as to blend with the landforms where possible, and to minimize the presence of buildings from the Scenic Corridors when the focus of the zone is the natural landscape. o Cluster buildings where possible in order to maximize open space and views from the Scenic Corridor. o Building setbacks are encouraged to allow views to hills and ridgelines. o Natural appearing berms may be used to screen buildings from Scenic Corridors. ~............................................................................. ...."..'.................................................................. .......... 4. Achieve high quality design and visual charactp:r for all development visible from designated Scenic Corridors, generally within 700 feet of a Scenic Corridor. High quality design will also complement the area's natural setting. It will enhance the semi-rural ambiance of the Eastern Dublin Commu- nity from the Scenic Corridors, and will present a positive image of the Community. . Architecture should complement the natural environment rather than distract from it . Roof lines should be varied in height and pitch to harmonize with the rolling and irregular forms of the topography. . Building masses should be broken so as not to be monolithic. . Base colors and materials used for buildings should harmoruze with the colors of the earth and natural colors of the environment 5. Assure that landscaPing adjacent to the Scenic Corridors harnwniz.es with the scenic environment. Planting along the Scenic Corridor right-of-ways should be appropri- ate to the varied conditions experienced along the corridors. . In the Fallon Rural Open Space Zone, informal massing of trees and shrubs harmonizes with the natural riparian and valley vegeta- tion and the irregular forms of the hills. . In the Town Center, where the built environment is the focus, more formal planting is appropriate. . Where the foreground hills are a focus of the Scenic Corridor expe- rience, landscaping should allow views of those hills through and/ or over planting. . Use of landscape plants which have forms that harmonize with the plants native to this area, and of native-compatib1e plants is encouraged. 'BuiJj[ing tfesignsfuUf conform to the naturae [ani form as mudi as posswfe. 'Tecfinique.s such as multi..{evef founia- tions, roof[ines wfiUhcompfe- ment the surrowufing sfopes ani topography, ani varia- tions in vertu.a[ massing to aVoW a 71UJnOtOnous or linear appearance sfwufti De used:. Policy 6-36, 'EAstern 'i>uDIinSpWft ""'" ...................................................................~ ............................................................ ............ .....'.'1' ~.................................................................... "'"1'.' .---- I ''i; ~ ~~.......... ---- /'" --- - ... ---:> ~ ~ s:::: ~ --..c:= . . . ~ . . ., . . . .' . ct1Y .' :.... '. - '. n:. 1'A\=i",- . 'u. t ~I-E' ,..-:.., ~ , I ::~__ . N. ....... , . , , . . . , . I I, .. " .. t _ . . ~e>\A~ J:IOL.\~~'. - . . . . .. .. - . . . . .. , . . . . . , . . , ~ V~ ~ / (JJl - -::1' . - . ..... l . ~ . . j . , . :' .'. I '.. '.. ~ , . I . . ". ~'. . .. . . . 'I . . . . ,I . . ...........:..J .......... ......... ... .............. \ \ ./,./ '0' . --~~ ~ Fig. 4: Visual Features ~~ o 400 8CO 1600 Ie!) 32aJft. 'd L Gates & Associates Prepared by Dam . ........~ ................ ~ " ',#,i.' , ---- l' . . . . . '.. . I. -'- --I I .,.-f- J ---. . . . .. .....--... I" . ... ----t~1t!4..: . . ________ T~AA " y~ z;:,l--le "?' ~~ ~~ V412( I I ~ '7.oJ.,E ? = t=Al-k?I-l RL.lAAI- or~ ar~ \ \ Zo~e. r;, ~ ~A\..l.O~ ~p 6fA"Jt:WAl ~'D Vll..~ -- . . , . . , . . I >1 . , . . . . . . ',"" . . . . ., . .. . . ~ \ . . 9PI1-ie.' . '. '. . . .:,,~-..-",-~, ".-, -, '.. . " . 0 ~" .' " ..' , ,,; , I . . . .'. . '1';': . .'.'..' ..-.-. '<i. .. ',.'. ". , ,.... .1 . . .,.. . " . , '. ..: ' .," .'. . . . "',' ,-'- . . .' 0' : . " . . ... '. . .'.; , . . ' . . ~JAPA ,~ . '.. ;,' i:j.., . : O. ..... . ': '. ' .';:11..01 IN. . .". . .. . . . I' . , . . . . ZO\..U~ .L : I~~O . . . . . ,"-..' . '. . ,': " '''. ~,~:, , .. . I . . . ,.- .f. '. :...-. ~ '. . . . . . . :r .1760 ..... . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . .. \ \ I/~ Y::f ----~ ,,- <:::::::: Fig. 5: Zones I", : ":,' :'\ Commercial & Residential I I Open Space, Parks, Schools , & Rural Residential Ir, I Zones r\nl o 400 800 l6IXJ 31ft. C) Prepared Uy David L Gates & Associates .. ,.................~ ..... ~... - ~ --- ~ ~ /rrJ/JII\~ ~ ----------- \ 0L~~~ ~ ~r-J ~C?lJ:__Wt-il ~ \7..i...~ """D I . ., ~....- .--.-' ;:ik I J ~ ~, I \ ni ~)~ -+ r--'---l V I V\~ 1'0 ! ~ +\,\u....e;, -~ .--- -- ... .-/ /~~~ y\~ \t:> \J\~~:l ~\ilVE 12l~ I ~ou.s~ ~ y\~ 'TO ~c;.o..JAAA ~~ ~ CfEN r , D. : : ~ 1/ tJ J Ii j i! /V\5W "to ! ~~[..L 4 \ \-'-'--- Y\5WSo Jtv/ ,.....,~--,-..-_........._-,----~~~~v~ H\US AfII!\:;;';' vIew; '11::> ~C". 1. '..,."..'-~ ,"--... V1~ 1Z;) ~u..\ ~11VE~~ 2. :t- ~8o (y~u..l , ~\1'\\JE.. ~~ FI2.oYeP~<;-; -'='55 F~.e ........................... ........ \ \ II, ~ ---~~ .r- <::::: Fig, 6: Viewpoints ~\ o 400 8aJ 16(X) Joft. C) Prepared by David L. Gates & Associates ..... ...................~ ~ "j . ~~ ~',,\ o ~ if ~ ~ ~ ~. ~.Aj.... .... ......................... ........ ,\ ", YJ ---~~ ,.- <::::::: Yl5\o.li::ll=- lylc?UA\..L.'( o.;e~ljIVE RI~l-IOC?' Fig. 7: Viewpoint 2 - Building heights within viewcone / / @1 ta) \ Hi. zol4e @1 'eO HT. "'!-lIS ~ : ~~ ~D e\.ev~ loBe. +';+1. ,'to' 100' !...~eo YlewPol~ g. (t?;lil?) A~~. P~A\4oe FlZt>11 ~ Of ~~I _ ~. ~(1f~. Prepared by David L. Gates & Associates ........................ ~ ~. . .' ~, ,,4,.. u ro~eGlA:>Ur-\D I_I-ll\..~ U~l~l~ ~"f"?U b\..lel..ll--l e,j..VD. "\>@ @ ~' HI. ZOI4e. ~ COMMeRCIAL- @ l?Ol HI. to /-.\IS @ 4OtHj, "ZONE. \-.lafe : ~11E- ~ aelA1\OI-t \0 e,e .,.~~ :r.-lSeo Y\e~fbl~ (-r,1~) ..... ....................... ......... ,\ '/, Y:::.f - --=~ ~ - "'-~~ ,,-- <::::::: Fig, 8: Viewpoint 3 - Building heights within viewcone Prepared by David L. Gates & Associates ...... ,.................~ ~,.' .' ! .... ;,.................. ............ ............................. .......... ........ SCENIC CORRIDOR ZONES Zone 1: 1-580 From the 1-580 Zone, Eastern Dublin is defined by the backdrop of ridges to tl1e nortl1 and east, and by large knolls to the northwest. 1- 580 crosses the Tassajara Creek corridor, a significant natural feature, providing a view up the creek corridor. At Fallon Road, a low group of hills, which are designated as open space, visually emphasize the character of the land. Mt. Diablo is visible in the distance. From the 1-580 Zone, millions of travelers annually will form their impressions of the community of Eastern Dublin, its fit with the landscape, and its connection to its rural surroundings and past. Figure 10: Viewpoint 2 (1-580 at the Tassajara Road overpass) Figure 11: Viewpaint 3 (1-580 at theFalhmRoad overpass) In! ~ Jl 11 JL~ , VIew ~ ~'1' ~1iI'IO' 12l~_..A..lt:....\ 41il~ ..........A..,g'I\~ l~l-IO HI~ (! , \ \ e;al4a>Al- CC\1~/~~ \\ ~ -.-J I~ ill Ii! 1 YI;;lJi"C'I>.rf .:':. YI6i.lR:>\\..li 2. ~ ~~e",. ~.J<.. Figure 9: Viewpoint 1 (1-580 at Tassajara Creek) Figure 12: Lncation of the 3 vier.JJpoints (See Figures i and 8 for details of Viewpoints 2 and 3) ...................................................................~I ..... .... ...................................... ........................... ......-. POUCY 1: Maintain a strong visual identity relating to the natural la.ndforms and ke)' visual elements in the Eastern. Dublin area. STANDARD 1.1: From the three designated Viewpoints in this Zone, shown on Figure 12. maintain a generally uninterrupted view to sig- nificant natural features. . From Viewpoint 1. (at the Tassajara Creek crossing) preserve a clear view to the Tassajara Creek corridor from 1-580. In order to form a view cone that will allow the rraveler on 1-580 to experience this view. building setbacks must increase closer to the creek crossing. Begin- .ning 450 feet east along 1-580 from the creek crossing. a setback line shall be established at a 23 degree angle from the roadway. as mea- sured from the center of the northernmost travel lane. ~AA CFei~ . J(' ,~ I~ I ~1.l1~e:~II-IC~ 0=-- f<>F. VI51' T"~ :~ ""'~"""'F~ '.. ~ VISW COi-lS . 'Z.;~., ~..."' oF1"'*'1OI- ~~ - ----- - - W'""Ttx'.I>JO ~'...eo MIO"''''''''' L - C\<;o , l - Figure 13: View cone a:wcstbound [-580 towards Tassajaro Creek . From Viewpoint 2, (at the Tassajara Road overpass) structures should not extend above the horizon of the Visually Sensitive Ridgelands (as mapped in the Eastern Dublin Specific Plan - "Visu- ally Sensitive Ridgelands - No Development") for more than 25% of the total horizon line. The total horizon line shall be defined as the limits of the Visually Sensitive Ridgelands as seen from the View- point. (See Figure 7) . From Viewpoint 3, (at the Fallon Road overpass) structures should not extend above the foreground hills located approximately 2500' north of the viewpoint for more than 25% of their horizon line. The horizon line of the foreground hills is generally defined as that part of the horizon which rises above an elevation of 450 feet. (See Figure 8) . Design of development within the '~ewsheds described or framing those views should complement the view, rather than distract from it. (See Figure 14) ~.................................................................... ....,........ .................................................. .......... .... ...., V""W\I..\.'i 0S~rnve. f'lD!r.,.l.At-<"'" ~ ~"jll<'.'1 t:>IlWC[ VIE\<."" :::--- / ~ ------- Figure 14: Protection ojthe horizon line and complementary design ojthe deuelopment STANDARD 1.2: Structures adjacent to the corridor, generally within 700 feet of the Scenic Corridor, should be allowed to obstruct views of the Visually Sensitive Ridgelands from 1-580 for not more than ap- proximately 50% of the developed frontages. . Views may be maintained by balancing building heights and set- backs so as to allow views over the buildings, by clustering buildings to allow views through, or by siting parking to preserve views to the hills. (See Figures 15 - 17) Vle\4 0-.;-"" iO 'V""-lAU-"( <?~l\Ive. l'-\P:So;""7 .ov~N 4:JI,.IIMV~ J l ~:~~~ Q ~ ~~~ 14(111 ~~ "l1~VI~() )1 ~ ~ P:-: ~ :r-58<' Figure 15: Alternative with larger building setbacks - example ~~II-OI;.l9'" \.lITH ~~CK'i> N-k>W VI"~ O\IIaR "''jRU? 'W""""\.I.'i ~l'{'l>Je i'l~..J.A""",,' ~" ~~ AUO>.I Y1el4<> ~ ~ Figure 16: Comparison oj sightlines in relation to building setbact.s St:nu:tures shaff 1UJt be foeatd wnere tney woufd obstruc: scenu views or appeac te o.:J:eruf above a scenu rdgetop (i.e. siffwuet1:etf)wnen viewa{ from aesignatetf scenu corri- aors. ?1it!t!ation!Ml:a..Wt! 3.8/5.1: 'Ea..tttm 'Duf:,(r: q~ & Spu.ifu '1W.n 'D.1\. ...................................................................~I ..~.. ~ ~ ~ ~.. ~ ~ .... ~ ~ ~ ~~.. ~~. ~ ~ ...~.. ~ ~ ~~..~.. ~ ~~. ~~.. ~~. ~ ~ ~ ~~. ~.~..... .~~ ~ ~ ~~ ~ ~..~..... ~ ~ ~".' J l l l ! ~ .Dt.aU,I..I ~~ \.A~ eu\I.DI~ IolIi\I ~ ~f'l<:"MI'S~ o~VIl!l-l" w.x."",x~~ "<7l'AI-~~ l , Figure 17: Alternative with srna11er building setback - example . Any structure which lies within a viewcone of a Viewpoin t described in Standard 1.1 shall adhere to the provisions of Standard 1.1 only. The provisions of Standard 1.1 shall supersede the provisions of Standard 1.2 for those structures. POLlCY 2: Create a positive image of Dublin for through travelers. STANDARD 2.1: Architecture visible from the Scenic Corridors should complement the local em~ronment. . Use varied roof forms and parapets of varying heights to break down the scale and add visual interest to commercial buildings. . The base colors and materials of buildings, fences, and walls should be compatible with natural environment. . Use landscaping to screen utility areas such as loading docks from view from 1-580. . Landscaping should incorporate semi-rural forms, such as formal windrows, orchard patterns, or informal massing. . Landscape setbacks should be planted so as to maintain periodic view corridors for travelers on 1-580, either by planting in windrows with corridors between, or in informal massing with open views between masses. (See Figure 18) I I I I !-",eo ,. L WIIolO!'<'W fOP. VIew<:; Figure 18: Windrow planting alnng 1-580 aUow through views ~.................................................................... . ...,...... ............................................................. .......... :t-~5o Fig. 19: View Stwi" from 1-580 ...................................................................~I .............................. ............................................. ....... Zone 2: Tassajara Gateway Tassajara Road will be the major entry to Eastern Dublin from 1-580. The entry to the Town Center for Eastern Dublin will be located along Tassajara Road. I>ecause of the f1amess of the topography in this area, here, built form and streetscape will be the predominant views. Moving north on Tassajara Road, views through the park at Gleason Road toward Tassajara Creek and the knolls beyond again connect the Scenic Conidor traveler with the natural features of Eastern Dublin. For this Zone, specific advisory guidelines from the Eastern Dublin Specific Plan are applied, to ensure scenic quality. \ , ) , (f~ I _/, .. i :: I GA1i=w.atT s;..e-j!!t-l'f h~- ,-"W Figure 20: Tassajara Gatewa)' \"owj.lA,\..I.."T ~NS:"""'" ~- l'f<ll!H~'f ~ ~'f"CAf'-' =;.t]"\ATi' I!Ul:.OIfIS;~H'f ~ i1'<<6 AT fl%;Al.. ~<>r 1Ie1>1ol>4"""'fl!l'- H~ ~1'( AI>OI-<t'\I'7jUFl'J.- ~ ~~ "I'"~.",,,,,,,, !'::>. ~.................................................................... ............ ............................................................. .......... POUCY 3: t.'sLoUish GaLl!Way to Eastern Dublin. STANDARD 3.1: Concentrate building height and mass at the focal intersection of the Town Gateway. . Step up building heights toward the Dublin Blvd. / Tassajara Road intersection. . Site buildings close to the Tass"!iara Road right-of-way, to emphasize the gateway effect. . Use distinctive right-of-way landscaping to emphasize entry. . Specific Plan Design Guidelines Sec. 7.4.1, and 7.4.2 contain fur- ther recommendations. The following provisions from the Specific Plan Design Guidelines are incorporated into this Standard as re- quirements: Orient buildings to m"!ior arterial streets within eastern Dublin to enhance the gatewa)' experience. Do not site buildings directly adjacent to the freeway ROW, where thev are oriented primarily toward passing freeway traffic, turn their backs on community streets, and block views from the freeway to the hills. Buildings should increase in height ,,~th distance from the freeway, ,,~th lowest buildings nearest the freeway ROWand tallest buildings near the intersection of Dublin Boulevard and the major north- south arterial. Articulate building corners around the intersection, for example by stepping up in height, adding towers or varying roof form. Divide parking lots into smaller units, and site buildings to screen views of parking from m"!ior thoroughfares. Landscape parking lots with one tree per 4-6 parking stalls. POUCY 4: Convey sense of connection to the vital commercial district. STANDARD 4.1: Create a pedestrian friendly streetscape with build- ings facing onto the street. (See Figure 21) . Site buildings at the setback line along Tassajara Road. . Facades should be varied and articulated. ...................................................................~ .. .................... ... ...................................................... ......... . Site padung behind buildings. . Landscaping along the Tas~ara Road tight-of-way should be formal. . Provide wide sidewalks with shade trees along Tassajara Road. Figure 21: Image o[Town Center POllCY 5: Leaving the commercial area, reconnect northbound travel- ers with sense of natural landforms and place. STANDARD 5.1: Provide transition from focus on built environment to focus on narural features. . Adjacent to the city park, incorporate landscaping for Tass":iara Road right-of-way into park design. . Maintain views through the park to the Tas~ara Creek Corridor. . High canopy trees may provide views to the creek corridor. . Incorporate informal massing of trees into right-of-way landscaping. STANDARD 5.2: From Viewpoint 4 (at Tassajara Road south of Gleason Road, where the park begins), provide a view to the north- western knoll. . By providing spaces between buildings and by keeping landscaping low between the Viewpoint and the western knoll, maintain a view corridor to knoll for northbound travelers. ~..................................................................... ........... ............................................................... ......... Zone 3: Tassajara Creek Valley This section of Tassajara Road parallels Tass~jara Creek through a \'alley formed by a series of knolls and low foreground hills. To main- tain a sense of this character, it is important to peliodically allow ,;ews of the hills and knolls as one proceeds through the corridor, and to allow the riparian vegetation along Tass:3jara Creek to periodically be seen from the road. The views from Tassajara Road at the creek cross- ing will provide the strongest sense of the natural landscape in this Zone. The semi-rural ambiance of this Zone will be reinforced by the character of the streetscape. 3 o ~ AA+-mt-q "'T ~;.o\olAu... f<::l'. ~F1""...P- WI-\S1tS ~ ~ "tlI;;."""",AL-L<>l-l ~c>HA'-~U~ ~!'-~v-~ '" "" "" '" B o o Q "- Hc>p.e ~ l'\Af{'j1tJer ~ ~ ~~ i<AlL-~ ~'< ~?:: ..',. ~~~~'~'~ ~~ WHI3'e fl:l%.Il!>l.e-,A~ Y1e~1 CIF~f.OH1UJ& ~ I ~ TC' ~'*"'T "" IS' .. ~~. ~d ~ ~ ~ ='- . -'E ~PHIu... ;:.::;~ ~~ ~ Figure 23: T assalaTa Creek vaUey POliCY 6: Emphasize valley character by creating viewpoints and view corridors to knoUs, foreground hills and to Tassajara Creek. STANDARD 6.1: Allow intermittent views from Tassajara Road to the hills, kn oils, and creek. . 'INhere chmering of buildings or varying roof heights and pitches allo"'~ for viev.~ over or through to the hills beyond, this is strongly encouraged. Figure 22: \lieu.! of creek vegetation ...................................................................~ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~. 'Tassajara Creel( ana otfter stream corridors are visua[ feawres tliat liavc spe.cia[ sce- nit. vafue for the pfa7111.ing area. '1ne visua[ cliaracter of tfte.se corriffors sftouftf be protectd from un:nec.essary afteration or aisturbance, am! atfjoining aevefopment sfwuU be sitd to maintain. visua[ access to tfie stream corriffors. PofUy 6-39: 'EAstern 'DuPlin Spe.cifi=. PUm . Generally, site entry roads into developments so as to provide di- rect views into the hills, knolls, and creek vegetation beyond. (See Figure 22) . The Tassajara Creek corridor should be visible through public lands. Right-of-way landscaping should not obscure views to the creek corridor. High canopy trees should be used on the western side of the road where views to the creek corridor are possible. Trees should be massed informally, or spaced to allow views through to creek corridor. STANDARD 6.2: From Viewpoint 5 (where Tassajara Creek's inter- mittent branch crosses Tassajara Road), maintain views to the creek and riparian vegetation, and to the open space to the east. . In order to form a view cone that will allow the traveler on TassaJara Road to expelience these views, building setbacks must increase closer to the creek crossing. Beginning 300 feet in each direction along TassaJara Road from the creek crossing, building setback lines shall be established at a 10 degree angle from the roadway, as mea- sured from the center of the outermost trave1lane in each direction. (Figures 24 and 25) , , i I i , , Pi.Af.lT\fJer ~ 1l'~~ ~~~ ~ 00' iN e.too\i o\l2EO'f1"f.l. cr- t;) G o D 0 al2t C~ 0 ; ~ i ~ Figure 24: Increased building setback for view of creek and riparian vegetation 132--,.................................................................... ... ..."'......... ......... ....... ....... ...................... ............ .... ..... r ~ YlS\<.l -~ ~ f1~ It a L' or'*' '.~ I-oW ~ 1'-' f1~ i-J1"Wf.l YISi-J Q::l4~ -! ~ i: 1'.0."" ~1-lS; ~1bA~~ 'v1e!4?CJF ~ ~ . R\fl'\RV>.I-i~ Figure 25: Right-{}fway landscaping pulled back to allow clear views of the creek and the riparian vegetation . Use a landscape buffer to create a transition between open space and built areas. . Design visible strucrures along the creek corridors to emphasize the rustic narure of the area through articulation of building mass, landscape treatment and selection of colors and materials to blend with the setting. . Use high canopy trees, and pull back other right-of-way landscap- ing to allow clear views to the creek and riparian vegetation, and to the Open Space to the east. . Right-of-way landscaping should provide smooth transition to ri- parian and open space areas adjacent to Tassajara Road. . High canopy trees should be used to preserve views to the creeks. ...................................................................~! . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~-. POllCY 7: Emphasize the semi-rural characteT of the aTea. STANDARD 7.1: Streetscape should reinforce semi-rural ambiance. (See Figure 26) ..l ..1 ,~ 111 :J ~ ~ I~ I~ Il t-t .. LJ CJ [jJ r-'- - i J ?p' AVj";~e 0"'~k v,t:>p.\SP ~ or: e:l.IlI.DIi-l::f" WtTrl ~L.~~~ ~;.o"""L.L. ~ 0fl=I-I FAI...~ ~~I~~D~ ~~ f1~;:>S!l.If.le[ ~w.i..l<'. ~ I;.lFaRf<\4'_, C~,.I2.ED ~ ~ ~,"I-D \.6i.4t:'J2. f\Af.tj' ~ 1b AUcW ~az. VI&l"" ~~~ ~AbAAI\.-~ 1Z'~~ Figure 26: Edge treatment and varied building setbacks . Use rural landscaping pattems, such as hedgerows, informal clus- ters, or orchard pattems. . Avoid continuous sound walls along residential areas. . Signs, fences, and ",-all materials should be appropriate to semi-ru- ral setting. STANDARD 7.2: Site and articulate buildings to provide interest and reduce perceived density. . Vary building setbacks from Tassajara Road, and vary building ori- entation. . Vary rooflines, pitches, and heights, and break up building masses. ~.................................................................... ......................................................................... ......... POllCY 8: PTOvide transition to l(LS.w}ara Village. STANDARD 8.1: North of the creek crossing at Tassajara Road, rein- troduce more formal, village elements. . On the western side of the right-of-way, begin more formal planting to announce presence of village. . On the eastern side of the right-of-way, continue the more informal planting pattern to the end of the rural-residential zone, to empha- size rural heritage, and to maintain views to rural-residential parcel and knoll. . West of Tassajara Road, reduce setback requirements to announce return to village setting. . East of Tassajara Road, where possible, site houses on the rural resi- dential parcel to provide views of knoll for travelers moving north. ~ ...................................................................~ ..... ...................... .............. .................................. .... .'. Zone 4: Tassajara Village Area Tassajara Village is the first point of entry to the Eastern Dublin com- munity from the north. To the south, the hills and ridges rise on the eastern and western sides. Several nearby knolls provide focal points from the Scenic Corridors. Traveling north on either Tassajara or Fallon Road, one passes these knolls as natural gateways into the vil- lage. Tassajara Village will be the core of the residential areas in the northern part of Eastern Dublin, with commercial and higher density uses centered around the "T" intersection of Tass'!iara and Fallon Roads. Here, the relationship of community to landform is apparent. As a coming together of two Scenic Corridors at a village center, this intersection should be celebrated. O"'''[AI-l\ V\e;!ol<o ""'Mi.~~ J.lHef'e ~ ~ 1'0"",....1<>14 fZ.lPA"''''''' ~11"'" '"e>l'E ~ VI"?ilAU,.! ~tvS I'l~ ~L-= e..f'a.l1.P 1OS~1!>11'lE-~ C!'~~lf.! HfC.~-~ ~- ~ Figure 27: Tassajara Village Area. POllCY 9: PreseTVe views of the surrounding knoUs and to Tassajam Creek. STANDARD 9.1: From Viewpoint 6 (at the intersection of Tassajara Road and Fallon Road), maintain view corridors that connect Tassajara Village to the surrounding landscape. . Maintain views up Tassajara Road, northwest to Mt. Diablo, by keep- ing median landscaping open. ~.................................................................... ...'................................. ..... ..................... ......... .......... . Provide view corridors to the surrounding knolls, and to the Visu- ally Sensitive Ridgelands to the nortl1east, by clustering develop- ment to allow views through. . Provide occasional views through to Tassajara Creek and its lipar- ian vegetation. POliCY 10: ReinfoTce image of Tassajam Village as a neighboThood center nestled into the surrounding landscape. STANDARD 10.1: Emphasize entries to Tassajara Village. . From the south, maintain view corridors to the knolls that form significant landmarks and create "gateways" to Tassajara Village. . Keep right-of-way landscaping open enough to preserve views to the knolls south of the village, which are located on rural residen- tialland. . Use siting and landscape to announce village presence and character. . North of the "gateway" knolls, reduce setbacks and reintroduce more formal planting. STANDARD 10.2: Reinforce image of the intersection of Fallon and Tass'!iara Roads as the core of Tassajara Village. . Unify design elements around this intersection, for residential and commercial, by using buildings of compatible scales, materials, styles and colors. . Maintain pedestrian/village scale in design of both high density residential and commercial buildings, to emphasize neighborhood character. . Use common landscape palette for parcels surrounding inter- section. ~ ...... ................................... ... ....................... .;)/ ..... ..... ................................................................ ........ ~u. -~---------- ------------- Fig. 28: VIeW Study from Tassajara/FaUon intersection ~.................................................................... .... ;......................... ......................................... ... ....... Zone 5: Fallon Rural Open Space Along this section of Fallon Road, open space and parkJand buffers the residential development from view. Access roads to development will be few. The character of this corridor is defined mostly by the land adjacent to tl1e right-of-way, which will be park, rural residential, or open space knolls, open slopes, or riparian drainage swale. In the northern half of tl1is Zone, there are distant, uninterrupted \~ews to the Visually Sensitive Ridgelands, to the rolling hills of the foreground, and along the riparian corridor that crosses the road and eventually joins Tassajara Creek. ~ ~V1EJ.o.1'C II , (=~~e ! l'-1"'f'~::><O (/ ","",,""""''i\Al- ~ ~\~ ~ \ Figure 29: Fallon Rural open Space (North) In the southern half of the Zone, views open across Livermore and the Amador Valley. Here, however, the character is defined more by the immediate open space - knolls on the east side and a drainage swale with riparian vegetation on the west side -which blocks or buffers views to development. The character of the right-of-way must relate to these open spaces and enhance the traveler's experience of them. ...................................................................~i ...... ............ .............. ....... ............................... ..... ......... ~","-""iW- - f2l3'Ol~ ~ =~iJ" A/.o.lOlf' ~ P11<liCf l-I""-""-~~ C1" ~..".. -------- ~ A~ 'TD CSSlv-....1l:>_I\.l P.1ll!O;'..1...ae.-""-~ Of"l"l-l~~'" ~""'"'~- ~.",'*~ ,<>jJ()~fl:!l Cfel..l VIe.!':>. Figurc 30: Fallon Rural Open Space (South) POllCY 11: Celebrate open space, with distant views as well as with foregmund view and right-ofway landscaPing. STANDARD 11.1: Emphasize the sense of openness and the distant views that occur in the northern part of this Zone. . Preserve views to Visually Sensitive Ridgelands. . Use rural landscape, and streets cape elements - informal clusters of riparian and/or oak trees which break the formal geometry of the street tree pattern, providing scenic rural relief. . Keep median landscaping open to allowviews across and/or through. . In the Rural Residential area, homes should not be located on top of ridges or knolls, but should be nestled into the topography. Views of roof lines behind hills are permissible. . Generally, avoid aligning entries to residential development with direct sight lines from the road. (See Figure 31) . Strive to minimize visual impact of reservoirs in these areas through siting, design, and landscaping. ~.................................................................... ., ................ .............. ........................................ .......... [ , --- I ~ em-t?"i> .~Y\~O;:: I~~ --- ./ --- --- I I \ I I C<$VS Oi2I~ I l1:> atf<\l~ PI~ vlewor~1 I ~ Jo.lmt Ga-m>( ~I.4TIH'r ~....-'-- ~.:Jfi/I / " /~ / " "-../ / \ / '--' ------ Figure 31: Entry alignment to residential deuewpment STANDARD 11.2: Enhance foreground \~ews of the riparian swale and the open space in the southern part of this Zone. . Use the drainage swale as a buffer to development along Fallon Road. . Extend the riparian vegetation along the swale into the right-of-way to become an integrated part of the streetscape. (See Figure 32) . Use the riparian vegetation along the swale as a buffer to the resi- dential development and to filter views of development. I~~"F- ~I..e ~TA11O'-l II-tp ~ ~tJ f<.::l.o.O ~ ~m.lT\AL- I ~---./ Figure 32: Integrate riparian vegetation with the streetscape STANDARD 11.3: From Viewpoint 7, (at the crest of Fallon where it emerges from between the knolls,just past the northern entrances to the residential development), maintain generally uninterrupted views of the Visually Sensitive Ridgelands. ...................................................................~ ......... ................................................................... ........ . Open su'eet planting to allow views to Visually Sensitive Ridgelands and knolls. . In the Rural Residential area, homes should not be located on top of ridges or knolls, but should be nestled into the topography. They should not break the horizon line formed by the Visually Sensitive Ridgelands. 142~.................................................................... ......-........ ........................................................... .......... Zone 6: Fallon Road Gateway and Village It is anticipated that the area between 1-580 and the low lying fore- ground hills will be comprised of auto-oriented commercial develop- ment. The foreground hills will remain open space, and provide a significant backdrop to these uses. In this area, the focus will be on the hills, and on assuring that development is visually compatible with the adjacent community-oriented commercial and residential devel- opment. Fallon Road will be a secondary Gateway to the Eastern Dublin Community. Both the presence of commerce and the sense and views of the hills are important in this Zone. C\ ~\\' ~~ -..:::::,..::::>. ~AQOUI-ID ~ ,'-. ~% HIUP.> ~/(((((' . ;;J;II\\\\ 1,IC!'e....e ~cr ~ (I leuII.DlI4:?fToAU<:WY1~ - 7",0 ~NO HII-lP.> 4= fl<E-l Z-5'bO Figure 33: Fal1LJn &00 Gateway and Vtllage North of the hills, Fallon Road passes through compact residential development. From there to the end of the Zone, Fallon is bounded to the west by the community park. The community park provides a transition from the commercial and neighborhood development to the open spaces beyond. Traveling south, the community park and the low lying hills provide the visual focus. ...................................................................~ ......................................................................... ......... POllCY 12: Establish secondary Gateway to n"'asteTn Dublin, emphasiz- ing fOTe[f1Vund hills and ruml heritage. STANDARD 12.1: Use building setbacks to create a Gateway at Fallon Road and Dublin Blvd., while remaining in scale with the adjacent residential and neighborhood development and in character with the semi-rural surroundings. . Minimize setbacks at the intersection of Fallon Road and Dublin Blvd. . Vary forms of roof lines and parapets for building interest. . Landscape parking lots in orchard patterns or with other agrarian references. . Emphasize agrarian heritage in right-of-way landscaping by using orchard patterns or hedgerows, or informal clusters. . Specific Plan Design Guidelines Secs. 7 A.!. and 7 A.3 con tain fur- ther recommendations. The following provisions from the Specific Plan Design Guidelines are incorporated into this Standard as re- quirements: Orient buildings to major arterial streets within eastern Dublin to enhance the gateway experience. Do not site buildings directly adjacent to the freeway ROW, where they are oriented primarily toward passing freeway traffic, rum their backs on community streets, and block views from the freeway to the hills. Buildings should increase in height with distance from the freeway, with lowest buildings nearest the freeway ROWand tallest buildings near the intersection of Dublin Boulevard and the major north- south arterial. Site buildings or built elements (freestanding towers, monuments, architectural walls) within 75 feet of the ROW lines at the intersection of Fallon Road and Dublin Boulevard, to function as gateway markers. Use varied roof forms and parapets of varying heights to break down the scale and add visual interest to commercial buildings. Divide parking lots into smaller units, and site buildings to screen views of parking from major thoroughfares. Landscape parking lots with one tree per 4-Q parking stalls. STANDARD 12.2: From Viewpoint 8 (on Fallon Road south of the foreground hills), maintain open views of the foreground hills. ~.................................................................... ~ . . .'. . ',. . . . . . . . . . .. . . . . . . . . .. . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . -" . . . . . . . . . . . . . . . .. . . . . . . . . In order to form a view cone that will allow the northbound trav- eler on Fallon Road to have this view for a visually significant amount of time, building setbacks must increase closer to the hills. Beginning approximately 400 feet north of the Fallon Road / Dublin Blvd. intersection, setback lines shall be established at a 20 degree angle from the roadway, as measured from the center of the northbound travel lanes. (See Figure 33) . Keep right-of-way landscaping open to allow views of the fore- ground hills. POllCY 13: Pmvide a tmnsition from the commr:rcial and 'residential development to the open spaces to the nOTth. STANDARD 13.1: Reinforce visual connections to foreground hills, and to the community park. . Landscaping should reinforce the form of tile hills, for example, avoid planting tall trees around the bases of tilese hills, because theywould distract from the hills and minimize their apparent height. . UnifY right-of-way landscaping with community park design by cluster- ing trees to allowviews into the park, using natural patterns of clump- ing rather than formal geometric streetscape patterns. (See Figure 34) . At the Fallon Village Center, use storefront architecture and streetscape design which enhances the pedestrian experience. c::,,~F\TCo PAR"- n~ r:; .: V~. . . .CJ" .~ .-O~. /'l-'erHi.oi=-j.lt..i ~INC[ UlJIF'( I4m-\ l"AR"'- ~k , ~ PlANT PA!-E:1'Tco. L.l% "1"IilAl<. P\.A\.l1i~ 1'lo.~f.4 /Oi-U<;'J'ER. Figure 34: Integrate landscaping ...................................................................~ ........................................................................... ........ l='o~b HIJ..1.P.l t;'\U. Ol-J Fig. 35: VIeW Study from Fallon Road ~................................................................... . ~ . . .'.. ',' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IMPLEMENTATION 1. Applicants seeking Tentative Map and Site Development Review approval for development projects within the viewsheds of Tassajara Road, 1-580 and Fallon Road, as defined in the Eastern Dublin Scenic Corridor Policies and Standards, shall be subject during the project review process to Scenic Design Analysis and the following implemen- tation requirements. . Development within 700 feet of the Scenic Corridors is subject to Scenic Design Analysis unless the applicant demonstrates to the satisfaction of the Planning Department that at the time of the application, the development will not be visible from the Scenic Corridor. . Development located in shaded areas shown on the Eastern Dublin Viewpoints map (Figure 6), is subject to Scenic Design Analysis unless the applicant demonstrates to the satisfaction of the Planning Department that at the time of the application, the development will not be visible from the Viewpoint. This includes structures which appear in the foreground of a designated view to Visually Sensitive Ridgelands, slopes, hills, or knolls, even though they do not block the view. 2. The applicant shall provide wireframes, photo montages, cross sec- tions, or other graphics that demonstrate to the satisfaction of the planning department that the specific conditions described for the Zone in which the project is located, and for the Viewpoint (if any) to which it is adjacent, are met. 3. In conjunction with a Tentative Maps and Site Development Review application submittal, applicants for development subject to Scenic Design Analysis shall submit materials described below, according to the Zone in which their project lies: 3.1: All applicants in Zone 1: 1-580 shall submit: . Wireframes, photomontages, plans, and/or cross sections through the development, or other material demonstrating that the struc- tures to be built will not obstruct views of the Visually Sensitive Ridgelands for more than approximately 50% of the developed frontages. . Architectural elevations which show high quality building design. 'Ifie City sfwufd offidaffy adopt 'Tassajara 1(pad, J -580, and 'J a[[on 1(paa as aesignatd sceniL: corridors; adopt a set of sceniL: corridor pofUies; and esta6[isfi review procetfures and standaTlfs for projects wil:fiin tfie sceniL: corrUfor viewsfieL. Program 6Q; 'FA...ttt.m 'Duf,{m Spu.ifu. PLar. 'Ifie city sfwuM rquiTe projects witfi potentia[ impacts on scenic. corritfors to submit detaued visua[ anafysis wil:fi devefopment project app[im- twns. .9Lpp[imnts w;[[ 6e rc- quiTed to suEmitgrapfticsimu- fations and! or sections drawn fromaffet.ted travd corrUfors througfi tfie pared in question, represeming tgpim[ views of tfie pared from tfie..se sceniL rolLtes. 'IfiegrapfiiL aepiLtion of tfie foeatwn anL massing of tfie =ture and associated fandseaping can tfien 6e ILSd to aijILSt tfie project design to minimize tfie visua[ impact. Program m?; 'Ea..tte.m tJJuiJ[iJl spu.ifi: PLan ...................................................................~ .., ......................................................................... ....t<' . Landscape plans which show high quality landscape treatment in front of blank architectural walls visible from 1-580, and which show that utility areas such as loading docks will be screened from view from 1-580. 3.1.1: Applicants within the shaded area described as Viewpoint 1 shall submit, in addition to the requirements of Section 3.1: . Plans demonstrating that the setback requirement set forth in Stan- dard 1.1 is satisfied. 3.1.2: Applicants whose project is located in the shaded area described as Viewpoint 2 shall submit, in addition to the requirements of Sec- tion 3.1: . Wireframes, photomontages, plans, and/or cross sections through the development, as is appropriate, demonstrating that the struc- tures to be built will not extend above the horizon of the Visually Sensitive Ridgelands for more than approximately 25% of the total horizon line. 3.1.3: Applicants whose project is located in the shaded area described as Viewpoint 3 shall submit, in addition to the requirements of Sec- tion 3.1: . Wireframes, photomontages, plans, and/or cross sections through the development, as is appropriate, demonstrating that the struc- Ulres to be built will not extend above the horizon line of the fore- ground hills for more than approximately 25% of their total hori- zon line. 3.2: All applicants in Zone 2: Tassajara Gateway shall submit: . Plans demonstrating that buildings are sited and designed in a manner consistent with gateway prominence. . Plans and elevations demonstrating increased building heights and mass toward the Dublin B1vd./Tassajara Road intersection. . Architecrural elevations which show high quality building design. 3.2.1: Applicants whose project is located between Viewpoint 4 and the northwestern knoll shall submit, in addition to the requirements of Section 3.2: . Wireframes, photomontages, plans, and/or cross sections through the development, as is appropriate, demonstrating that a view of the northwestern knoll is maintained from the Viewpoint. ~l" . ... . ........... ................................ . .. ..... ....... ... ...... ...-,............................................................. .... .......... 3.3: All applicants in Zone 3: Tassajara Creek Valley shall submit: . Plans demonstrating that en try roads generally are si ted so as to provide views into the hills, knolls, and creek vegetation, and dem- onstratingviews to those features between buildings, where feasible. . Architectural elevations which show variation in rooflines, pitches, and heights, and high quality building design. 3.3.1: Applicants within the shaded area described as Viewpoint 5, or adjacent to the Open Space areas that are focal 'points of the View- point, shall submit, in addition to the requirements of Section 3.3: . Plans demonstrating that the setback requirement set forth in Stan- dard 6.2 is satisfied. . Landscape plans demonstrating a transition between open space and built areas. . Architectural elevations showing that visible structures along Tassajara Creek are designed so as to emphasize the rustic nature of the area. 3.3.2: Applicants whose project is located south of Viewpoint 5 shall submit, in addition to the requirements of Section 3.3: . Plans demonstrating variation in building orientation and setback from Tassajara Road. . Plans demonstrating discontinuous use of sound walls. . Graphics showing fencing, sign, and wall materials that are appro- priate to a semi-rural setting. 3.3.3: Applicants whose project is located north of Viewpoint 5 shall submit, in addition to the requirements of Section 3.3: . Plans demonstrating siting of buildings in conformance with Standard 8.1. 3.4: All applicants in Zone 4: Tassajara Village Area shall submit: . Architectural elevations which show high quality building design. . Site plans and landscape plans demonstrating that the design, sit- ing, landscaping, and setback requirements of Standards 10.1 and 10.2 are met. 3.4.1: Applicants whose project falls entirely or partially within a shaded area at Viewpoint 6, the intersection ofTass~ara Road and Fallon Road, shall submit, in addition to the requirements of Section 3.4: ...................................................................~ ~ " . a . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .', a . . ~.;:-.~ ....... .. Fe;, those projects located between the Viewpoint and the Visually Sensitive Ridgelands or surrounding knolls indicated on the East- ~111 Dublin Viewpoints map, plans and cross sections showing that " vIew to those Visually Sensitive Ridgelands or knolls has been preserved, where feasible. If a view to Tassajara Creek and its ripar- ian vegetation is possible, this is also strongly encouraged. . Architectural elevations which show high quality building design which is compatible in scale and style, and in material and color palette with other development adjacent to that intersection. . Landscape plan indicating use oflandscaping materials compatible with other development adjacent to that intersection. . Plans and elevations demonstrating pedestrian/village scale of both high density and commercial buildings. 3.5: All applicants in Zone 5: Fallon Rural Open Space shall submit: . Plans demonstrating that entry roads to residential development generally are not aligned with direct sight lines from Fallon Road. 3.5.1: Applicants within the Rural Residential Zone shall submit, in addition to the requirements of Section 3.5: . Plans demonstrating that structures are not located on the tops of ridges or knolls. . If located between Viewpoint 7 and the Visually Sensitive Ridgelands to the north, plans and cross sections demonstrating that structures will not extend above the horizon line of the Visu- ally Sensitive Ridgelands, where feasible. 3.6: All applicants in Zone 6: Fallon Road Gateway and Village shall submit: . Architecruralelevations which show high quality building design. 3.6.1: Applicants in the southern portion of the Zone, between 1-580 and the foreground hills shall submit, in addition to the requirements of Section 3.6: . Plans demonstrating that the setbacks around the intersection of Fallon Road and Dublin Blvd. are minimized. . Architecrural elevations showing variation in forms of rooflines and parapets. . ..................................................... r .....,................................................................. .......... . Landscape plans demonstrating use of agrarian patterns, such as hedgerows, orchard patterns, or informal clusters. 3.6.2: Applicants within the shaded area described as Viewpoint 8 shall submit, in addition to the requirements of Section 3.6: . Plans demonstrating that the setback requirement set forth in Stan- dard 12.2 is satisfied. 3.6.3: Applicants in the portion of the Zone between the foreground hills and Gleason Road shall submit, in addition to the requirements of Section 3.6: . Plans and elevations demonstrating pedestrian/village scale of streetscape and buildings. . If adjacent to the foreground knolls, landscape plans demonstrating that the form of the knolls is not obscured, but rather, emphasized. ...................................................................~ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .: .." ~....................................................................