HomeMy WebLinkAboutAttachmt 1 - Exhibit A - Tab 1.2 Preliminary Information
Preliminary Information
DUBLIN RANCH AREA F
TRACT 7282
Site Development Review
For the Fl Neighborhood Architecture
Project Description
The following findings related directly to the specific questions listed under the written statement
section of the City's application submittal requirements for site development review.
A. What type of business, activity or use are you proposing?
In January, 2004, the City of Dublin approved a P.D. Rezone for Area F North (PA 01-037). The Fl Neighbor
hood encompasses 16+ acres. The project contains two land uses including Open Space and Medium
Density Residential.
In January, 2004, a Vesting Tentative Map, Tract 7282 (PA 01,037) and Community/Neighborhood
Landscaping SDR was approved for the Fl Neighborhood within Area F North of Dublin Ranch.
The Vesting Tentative Map included 119 lots on 16 acres with a minimum lot size of 3, 150 square feet.
B. How many employees will you have or propose to have?
Not applicable
C. What are the proposed hours and days of operation?
Not applicable
D. Are there any ways in which your business, activity or use have a negative effect on the health or safety
of persons residing or working in the vicinity, to be detrimental to the public health, safety or
general welfare?
The design of this project and its improvements are not expected to cause serious public health problems as no
land uses requiring the use or manufacturing of toxic materials are planned to occur on site.
E. Describe how the design of the project including site layout, structures, vehicular access, circulation and
parking etc will provide a desirable environment for the future development.
The Fl Neighborhood within Dublin Ranch is a residential community. The layout of the residential neighbor
hood takes advantage of distant views of the Tri, Valley area.
Access to the Project Area will ultimately be provided primarily for Gleason Road, an existing four lane paved
road that connects Tassajara Road to Fallon Road and Grafton Street. Eventually as other areas of Dublin
Ranch to the south or adjoining properties are built out, the remainders of the roads will be constructed per the
approved PD.
F.
Is the site physically suitable for the type and intensity of development proposed?
This site is physically suitable to accommodate the type of single,family medium,density residential
development and open space proposed.
G.
Describe how the proposed development may impact views.
The Fl Neighborhood is not within Tassajara Road scenic corridor as defined in the Eastern Dublin Scenic
Corridor Policies and Standards. A view easement will be established with the Final Map to
protect the views of the adjoining homes in the neighborhood north of the Project area.
H.
Describe the physical characteristics of the site including existing slopes and topographic features.
The Project Area was sheet graded during the summer of2004, as part of the overall Tract 7281 grading
operation.
1.
Describe the architectural design/theme of the development including character, scale and quality
of design, and explain how the project will relate to and be compatible with the existing site and
character of adjacent buildings, neighborhoods and uses.
The design of the Sonata neighborhood includes 3 floor plans massed in 5 complementary architectural
styles. Each plan allows for several massing interpretations based upon the chosen
architectural styles. The homes address both the human and neighborhood scale in a variety of ways. In
plan they create a layering of spaces in the public realm of the street to the semi,public front yards
to semi-private porches and the privacy of the interiors of the homes. Porch elements scale the entry of
the homes to human scale while clearly defining an entry point of the homes. Through diversity of
style, massing, and authenticity of detailing, the homes shall contribute positively to the character of Area
F,I neighborhood,
Plan 1
Sonata Plan 1 for Dublin, Area F -1 is characterized by series of complementary architectural styles,
These include American Farmhouse, East Coast Traditional, Monterey, and Craftsman. These four
elevation styles are defined through main roof span, massing, articulation, detailing, and colors. Diversity
and authenticity in massing as well as consistent detailing on all four sides of the homes shall contribute
value to the neighborhood.
The Plan 1 American Farmhouse incorporates the use oflap siding featuring a window box and a porch
with braced detailing. The East Coast Traditional uses classical proportioning of columns
at the porch, gable end detailing, and cantilevered balcony detail. The Monterey exterior is
composed of stucco and has a two-story porch as well as a large accent pot shelf, The Craftsman
elevation uses lap siding as its primary material, featuring a porch with a brick column base, and
vertical board and batten at the gable end detail. Main span roof forms are varied per style to the diversity
of massing along the street scene.
Colors of the homes have been assigned to reinforce the authenticity of each style of architecture.
The colors also contribute to variation along the street scene. American Farmhouse features more
saturated earth tones with lighter trim. Cooler colors such as blue, green, and ochre with white trim are
used for the East Coast Traditional. The Monterey style is rendered in lighter earth tones with darker
trim. Craftsman elevations are typically darker earth tone colors balanced by lighter trim.
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Plan 2
Sonata Plan 2 for Dublin, Area F ,I is characterized by a series of complementary architectural styles. These
include American Farmhouse, East Coast Traditional, Monterey and European Eclectic, These four elevation
styles are defined through main roof span, massing, articulation,
detailing, and colors, Diversity and authenticity in massing as well as consistent detailing on all four sides of
the homes shall contribute value to the neighborhood.
The Plan 2 American Farmhouse incorporates the use oflap siding featuring a two-story porch with braced
detailing. The East Coast Traditional uses classical proportioning of columns at the porch and gable vent
detailing. The Monterey exterior is composed of stucco and has a cantilevered deck as well as accent shutters,
The European Eclectic elevation uses stucco as its siding, featuring a porch, a window box, and lap siding at
the gable end detail. Roof pitches are varied per style to contribute to the diversity of massing along
the street scene.
Colors of the homes have been assigned to reinforce the authenticity of each style of architecture.
The colors also contribute to variation along the street scene. American Farmhouse features more saturated
earth tones with lighter trim, Cooler colors such as blue, green, and ochre with white trim are used for the
East Coast Traditional. The Monterey style is rendered in lighter earth tones with darker trim and accent
shutters. European Eclectic elevations are typically lighter earth tone colors balanced by darker trim.
Plan 3
Sonata Plan 3 for Dublin, Area F -I is characterized by a series of complementary architectural styles. These
include American Farmhouse, East Coast Traditional, Craftsman and European Eclectic. These four elevation
styles are defined through main roof span, massing, articulation, detailing, and colors, Diversity and
authenticity in massing as well as consistent detailing on all four sides of the homes shall contribute value to
the neighborhood.
The Plan 3 American Farmhouse incorporates the use oflap siding featuring a wrap around porch with braced
detailing, a shed dormers. The East Coast Traditional uses classical proportioning of columns at the wrap
around porch, gable end vent detailing, and dormers. The Craftsman exterior is composed of lap siding, eave
braces, and a wrap around porch composed of brick columns bases and posts. The European Eclectic elevation
uses stucco as its siding, featuring a wrap around porch, lap siding at gable end detail, and dormers, Accent
roof forms are varied per style to contribute to the diversity of massing along the street scene.
Colors of the homes have been assigned to reinforce the authenticity of each style of architecture.
The colors also contribute to variation along the street scene. American Farmhouse features more saturated
earth tones with lighter trim. Cooler colors such as blue, green, and ochre with white trim are used for the East
Coast Traditional. The style is rendered in lighter earth tones with darker trim and accent shutters. European
Eclectic elevations are typically lighter earth tone colors balanced by darker trim.
J.
Describe how the landscape features have been designed so as to insure visual relief and an attractive
environment for the public.
Standard Pacific - Sonata
Design Objectives
The landscape and site design for the Dublin Ranch FI North Neighborhood (Sonata) is designed to
reflect the existing natural features and topography as well as those of the surrounding neighborhoods,
thus Sonata will develop as a coherent part of Dublin Ranch.
The proposed plant material ties Sonata to the rest of Dublin Ranch and to the existing natural
environment. One important way in which the design reflects the surrounding community is the
rows of street trees along all primary and secondary roads. The Aristocrat Pear has been selected to
line the streets because of its functional quality and vibrant color and strong vertical form,
The sidewalk and streetscape along Gleason Drive, Graftson Street, Kohnen Way, and Brannigan
Street is lined with flowering evergreen trees, shrubs, and groundcover that will provide year
round visual interest.
J.
Describe how the landscape features have been designed so as to insure visual relief and an
attractive environment for the public. (CONTINUED)
All fences and walls are made with materials that complement the architecture, blend with the natural
environment and maintain consistency with the existing materials of Dublin Ranch. Stone veneer
pilasters are placed at entrances, acting as gateway devices, as well as a starting point for fences and
walls. The post and rail fences are the most common due to their ability to compliment the rural ranch
setting, in addition to providing a barrier between different spaces, while diminishing them as a visual
barrier, Individual backyards are provided with a 6' -0" good neighbor fence to allow for privacy and, on
street facing sides, lattice is utilized on top of the fence to maximize openness. At the neighborhood
entries from Gleason Drive, low curvilinear stucco wall with a concrete cape are used as entry structures
that are consistent in providing a natural look and similar to the neighboring community, In areas of dense
planting, such as the sloped area along Gleason Drive, and on the backside of the residences along
Grafton Street, a 6'-0" community wall is located. The community wall blends perfectly with the
surrounding neighborhood by combining the low stucco entry wall material and the stone pilasters,
and creating a beautiful backdrop for the natural plant setting in the foreground.
All proposed plant material used within the stream corridor is native to California and similar to the
vegetation in the existing stream corridor throughout the community. To promote the development of a
natural stream corridor, the trees proposed include natives (i,e. Buckeye, Sycamore, Valley Oak, etc.)
found in creek beds throughout this region. A non-irrigated dry and wet oak woodland seasonal grass
and annual seed mixture shall be planted within the corridor, as done in other areas of Dublin Ranch,
K.
Is the proposed project located on a hazardous waste and substances site? (A list of these sites is
available in the Planning Department)
A Phase 2 site assessment of the project area has been conducted by Berlogar Geotechnical
Consultants to determine the presence of anyon-site hazardous waste and sustenance sites. The findings
of this study indicate that no problem sites were found (see Appendix). In addition, Berlogar
Geotechnical Consultants previously conducted an environmental records search for Dublin
Ranch - Phase I project site to determine if the site was included on a list of hazardous waste and
substance areas. The results of this search indicated that no property within a two mile radius of Phase
I Dublin Ranch (which includes lands within the Project Area) are listed as a hazardous site, hazardous
material generator or transporter, or known to have underground storage tank leaks.
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