HomeMy WebLinkAbout6.1 Fallon Village
CITY CLERK
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: December 20, 2005
SUBJECT:
A 1'1' ACHMENTS:
RECOMMENDATION:
~
PUBLIC HEARING: PA 04-040 and PA 05-038 Fallon Village
(Formerly EDPO) - PD Rezone with related Stage I Development Plan for
the overall Fallon Village project, Stage 2 Development Plan for the
northerly 488 acres of Fallon Village owned/controlled by Braddock &
Logan, and Development Agreement between the City and Dublin RE
Investors LLC (Braddock & Logan) - 2nd Reading (J{
Report Prepared by: Jeff Baker, A'.wciate Planner
1.
Ordinance approving a PD - Planned Development Rezone with
Stage I Development Plan for the overall 1,134 acres comprising
Fallon Villagc and the East Dublin Property Owners (EDPO)
Ordinancc approving a PD - Planned Development Rezone with
Stage 2 Development Plan for the northerly 488 acres of Fallon
Village owned/controlled by Braddock & Logan
Ordinance approving a Development Agreement for the northerly
488 acres of Fallon Village owned/controlled by Braddock & Logan
2.
3.
1.
2.
Open the Public Hearing;
Reccivc Staff presentation and take testimony from the Applicant
and the Public;
Closc the Public Hearing and deliberate;
Take the following actions:
a. Waive the 2nd Reading and adopt Ordinance approving a PD -
Planned Developmcnt Rezone with Stage I Developmcnt Plan
for Fallon VilJage (P A 04-040) (Attachment 1)
b. Waive the 2nd Reading and adopt Ordinance approving a PD -
Planncd Development Rezone with Stagc 2 Development Plan
for the northerly 488 acres of Fallon Villagc owned/controlled
by Braddock & Logan (PA 05-038) (Attachmcnt 2)
c. Waive the 2nd Reading and adopt Ordinance approving a
Development Agreement for the northerly 488 acres of Fallon
Village owned/controllcd by Braddock & Logan (PA 05-038)
(Attachment 3).
3.
4.
COPIES TO:
------_.__.~._----~-~~-----------------------~._--_._-------------------~---------~~----------------_._._-~-
Applicant
Property Owner
Page I of 5
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ITEM NO.
FINANCIAL STATEMENT:
An economic analysis has been completed as part of the review of
the proposed Fallon Village project. This analysis shows that the
proposed project will result in a positive revenue flow for the City
and that the cost of municipal services rcquircd for the project will
not result in a negative impact to the City's Gcncral Fund.
PROJECT DESCRIPTION:
Propo.,ed Project
The proposed Fallon VilJage project, formerly known as the East Dublin Property Owners (or EDPO), is
located east of Fallon Road and the Dublin Ranch project, wcst and southwest of the City Limits
boundary with unincorporated Alameda County, and north of Interstate 580 (1-580) as shown in Figure 1
below:
}<"igure I: Fallon Village Vicinity Map
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The FaIJon Vil1age project includes approximately 1,134 acres. Fallon Village encompasses 13 properties
owned by II different landowners as shown in Table I on the following page. Braddock & Logan
owns/controls the northern 488 acres of the FaIJon VilJage project (Figure 2).
Figure 2: Braddock & Logan Project Vicinity Map
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The proposed Fallon Village project area generaIJy consists of grasslands from high hills in the north and
northeast to relatively flat land at the southerly portion near 1-580. A serics of gradual hillsides and low
knolls trend from the northwest to the southeast near the southerly portion of the projcet site with gently
rolling hiJls near the center. HiIJsides arc intcrmixed with small valleys which function naturaIJy as
drainage for the area from the north to the south_ Topographic elevations range approximately from 350
to 970 feet above sea level.
The properties that comprise the project area generaJJy are vacant except for some storage, occasional
grazing by livestock, a horse ranch, and associated outbuildings_ Other improvements consist of paved
Page 2 of 5
and unpaved roads, fences, barns, corrals, wells, water tanks, ponds, several rural homcsteads, the
historically significant Fallon Ranch House (c. 1870), potentially historic structures located on Croak
Ranch (currently not evaluated), and pre-historic evidence on the 4J Ranch site (currently part of the
Jordan and Chen properties). To the east, the project area drops in elcvation towards Doolan Canyon
which is vegetatcd with native oaks and riparian plant materials and serves as a natural drainage course
toward the south.
Table 1: Properties within the proposed Fallon Village Project Area
Assessor Pareel Property Owner Loeatlon Area +/- EDSP
No.
1 905·0001·004-03 Monte Vista Properties north of 1-580 at Collier Canyon Road 9.3 ao yes
2 905·oo01-OQ4-04 BranaughlCollier north of 1-580. southeast oorner of site 40.2 ao yes
Canyon Properties, LLC
3 905-0001 -00&-02 Righetti north of 1-580 at Collier Canyon Road 49_8 ao yes
4 905·0001 ·006-03 Anderson north of 1-580 east of Croak Road 50.3 ao yes
5 985-0027-002 Chen NE quadrant at 1-580 and Fallon Road 140.1 ao yes
6 985·0027·004 EJB Partners, L.P. north of 1-580 west of Croak Road 1.1 ao yes
7 985-0027-005 Pleasanton Ranoh north of 1-580 west of Croak Road 0.4 ao yes
Investments
8 985-0027-008 Jordan Ranoh 4233 Fallon Road 189.7 ao yes
9 985·0027·007 IFirst Amerloan yes
Lot Une Adjustment Dublin Ranoh northeasterly boundary 15.0 ao yes
Subtotal 495.7 BO
10 90&-0002·001·01 approximately 1/2 mile north of 1-580 165-5 ao no
Croak east of Croak Road
11 90&-0002·002 ao no
Braddook & Logan. north of 1·580 approximately 1 mile.
12 90&-0002-003 east of Jordan Ranoh and east of Fallon 159.5 ao no
formerty Mandeville Road at terminus of Croak Road
Fallon Enterprises, north of 1·580 approximately 1 mile,
13 98&-0028·002 east of Fallon Road. north of 313.7 ao no
formerty Bankhead Jordan Ranoh
Subtotal 638.7 BO
TOTAL 1,134.4 BO
There are five components to the proposed project: I) Amendments to thc General Plan and Eastern
Dublin Specific Plan; Z) PD . Planned Development Rezone and related Stage I Development Plan for
the overall Fallon Village Project; 3) PD - Planned Development Rezone and related Stage Z
Development Plan for the Braddock & Logan properties; 4) Vesting Tentative Tract Map 7586 which
would create 1,043 residential lots on Braddock & Logan's property; and 5) Developmcnt Agreement for
Braddock & Logan's property. The proposed project is comprised of PA 04-040 representing the General
Plan and Specific Plan Amendments, and the Stage I PD rezoning, referred to here as "thc Project". PA
05-038 represents the Stage Z Planned Development rezoning and Development Plan, and Vcsting
Tentative Map for the Braddock & Logan property, referred to here as the "Developer's Project". The
Project and the Developer's Project are the subject of a Final Supplemental Environmental Impact Report
(FSEIR) that was certified by the City Council at their meeting on December 6, ZOOS.
Planning Commission Action
On November 8, ZOOS, the Planning Commission held a Public Hearing to review the proposed project.
After the Public Hearing, the Planning Commission adopted Resolution 05-61 approving Vesting
Tentativc Map 7586 for the northerly 488-acres of Fallon Village owned/controlled by Braddock &
Logan. The VTM creates 1,043 residential lots, Rural Residential/Agrieulture, Open Space and Semi-
Pagc 3 of 5
Public parcels, along wjth sites for a future elemcntary school, Neighborhood Park and Neighborhood
Square. The Planning Commis~ion also approved the following Resolutions recommending actions by
the City Council:
· Resolution 05-57 recommending City Council Certification of a Supplemental EIR for the Fallon
V illagc Project.
· Resolution 05-58 recommending the City Council approve General Plan and Eastern Dublin
Specific Plan Amendments for the Fallon Village Project.
· Resolution 05-59 recommcnding the City Council approve a PD - Planned Developmcnt Rczone
with Stage 1 Development Plan for Fallon Villagc.
· Resolution 05-60 recommending the City Council approve a PD - Planned Developmcnt rezone
with Stage 2 Development P1an for thc northerly 488 acres of Fallon Village owned/controllcd by
Braddock & Logan.
On November 22, 2005, the Planning Commission held a public hearing and adopted Resolution 05-62
recommending City Council approval of the proposed Development Agreement for the northern 488-acres
controlled by Braddock & Logan.
On December 13, 2005, on referral from the City Council, the Planning Commission reviewed and
recommended that the City Council approve modifications to the proposed Stage I Planned Dcvelopment
Plan for the Project and the Stage 2 Planned Devclopment Plan for the Developer's Project to requirc
public art.
City Council Action
On December 6, 2005, the City Council held a public hearing and heard a presentation from Staff and the
Applicant for the proposed project. At that time, the City Council adoptcd resolutions certifying the
Fallon Village Supplemental Environmentallmpact Report and adopting related findings, and approving
the General Plan and Ea~tern Dublin Specific Plan Amendments after eliminating Campus Office from
thc combined Industrial Park/Campus Office land use designation.
The City Council also waved the first readings and introduced the following Ordinances:
a. Ordinance approving a PD - Planl1ed Development Rezone with Stage 1 Development Plan for
Fallon Village (Attachmel1t I).
b. Ordinance approving a PD - Planned Development Rezone with Stage 2 Development Plan for the
northerly 488 acres of Fallon Village owned/controlled by Braddock & Logan (Attachment 2).
c. Ordinance approving a Dcvelopmcnt Agreement for the northerly 488 acres of Fallon Village
owned/controlled by Braddock & Logan (Attachment 3).
However, prior to introducing the Ordinances for the Stage I and Stagc 2 Planned Development rezones,
the City Council modified both of the proposed OrdiJ1al1ces. The City Council modified the OrdiJ1ance
approving the Stage 1 PD rezone to retain Industrial uses consistent with the Industrial Alternative studied
in thc Supplemental EIR. This alternative had previously been considered by the Planning Commission
and did not require a referral back to the Planning Commission for further consideration.
The City Council also modified the Ordinances approving the Stage I and Stage 2 Planned Development
rezones to require public art within the project area. The provision to require public art had not
previously been considered by the Planning Commission. Therefore, pursuant to Government Codc
§65857, the City Council referred the modification of the proposcd Ordinances to require public art to the
Planning Commission for a report al1d recommendation. As prcviously noted, the Plal1ning Commission
recommended approval of the Ordinances with the requirement to provide public art at their meeting on
Dccembcr 13, 2005.
Page 4 of 5
ANALYSIS:
As required by the City of Dublin Municipal Code, a second reading of the proposed Ordinances is
necessary prior to final adoption of the Planned Development Rezoning and Stage 1 and Stage 2
Development Plans, and Development Agreement.
RECOMMENDATION:
Staff recommends that thc City Council~ 1) Opcn the Public Hearing; 2) Receive Staff presentation and
takc testimony from the Applicant and the Public; 3) Close Public Hearing and deliberate; and 4) Take the
folJowing actions:
a. Waive the 2nd Reading and Adopt Ordinance approving a PD - Planned Developmcnt Rezone with
Stage I Development Plan for FaIJon Vil1agc (PA 04-040) (Attachment I)
b. Waive the 2nd Reading and Adopt Ordinancc approving a PD - Planned Development Rezone with
Stage 2 Development Plan for the northerly 488 acres of FaIJon Village owned/controlled by
Braddock & Logan (PA 05-038) (Attachment 2)
c. Waive the 2nd Reading and Adopt Ordinance approving a Development Agreement for the northerly
488 acres of Fallon Village owned/controlled by Braddock & Logan (PA 05-038) (Attachment 3).
Page 5 of 5
ORDINANCE NO. _-05
/ 1:J 3 l-2.
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
**..*******************************+***
AMENDING THE ZONING MAP TO REZONE THE 1,134 ACRE FALLON VILLAGE
PROJECT SITE TO THE PD.PLANNED DEVELOPMENT DISTRICT AND ADOPTING A
RELATED STAGE 1 DEVELOPMENT PLAN
P A 04-040
The Dublin City Council does ordain as follows:
SECTION 1. Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
I. The Fallon Village PD~Planned Development zoning, including a Stage 1 Development Plan,
meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive and coordinated
development plan for a large area with multiple ownerships. It creates a desirable use of land that is
scnsitive to surrounding land uses by making efficient use of development areas so as to allow sensitive
ridgelines and biological areas to be undeveloped. Comprehensive design guidelines applicable
throughout the pianning area, as well as a mix of complementary uses, establish thc project as an cfficient
and attractive eastern gateway to the City.
2. Development of Fallon Village under the PD-Planned Development zoning, including a Stage
I Devclopment Plan, will be hannonious and compatible with existing and future development in the
surrounding area in th.at non-residential uses on the site are located to take advantage of close proximity to
the 1-580 frecway. The land uses and site plan in the related Stage 1 Development Plan provide effective
transitions from non-residential use to residential uses, and from higher density residential uscs to lower
density and open space uses as the site moves from flatter areas along the 1-580 freeway to stceper areas
in the northern and eastern portions of the site. Rcsidential uses on the westerly portion of the project site
are similar in use and density to the adjacent Dublin Ranch development. Open space uses in the
northerly and easterly areas of the project site blend with the adjacent undeveloped areas in the County,
including Doolan Canyon. The Fallon Village Center provides an efficient mixed use area with
residential uses, neighborhood commercial uses and a high level of pedestrian, trail and bicycle access.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows.
I. Devclopment of Fallon Village under the PD-Planned Development zoning, including a Stage
I Development Plan, will be harmonious and compatible with existing and future development in the
surrounding area in that non-residential uses on thc site are located to take advantage of close proximity to
the 1-580 freeway. The land uses and site plan in the related Stage 1 Development Plan provide effective
transitions fwm non-residentiaJ use to residential uses, and from higher density residcntial uses to lower
density and open spacc uses as the sitc moves from Oattcr areas along the 1-580 freeway to steeper areas
in thc northern and eastern pOltions of the site. Residential uses on the westerly portion of the project site
are similar in use and density to the adjacent Dublin Ranch development. Open space uses in the
northerly and casterly areas of the project site blend with the adjacent undeveloped areas in the County,
including Doolan Canyon. The Fallon Village Center provides an efficient mixed use area with
residcntial uses, neighborhood commercial uses and a high Icvel of pedestrian, trail and bicycle access.
I ATTACHMENT L
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2. The Fal10n ViJlage site is flattcr towards the south, contains rolling hills general1y north of the
flatter areas and ascends to steeper slopes towards the north and cast. Development is concentrated in the
less constrained areas, with low density development, rural residential/agriculture and open space uses in
the more constrained areas. A large open space corridor through the center of the property protects
sensitive biological resources by limiting urban uses. Existing infrastructure (including roads, sewer,
stonn drain, potable and recycled water, natural gas, and electricity) is located immediately adjacent to the
site. Through the flexibility of the proposed PO-Planned Development district that allows development to
be tailored to onsite conditions, as well as development standards and design guidelines in the related
Stagc I Devclopment Plan, the project is physically suitable for the type and intensity of the proposed
zoning district.
3. The proposed PD-Planned Devclopment zoning will not adversely affect the health or safety of
persons residing or working in thc vicinity, or be detrimental to the public health, safety and welfare in
that the project will comply with al1 applicable dcvelopment regulations and standards and will implement
all adopted mitigation measures.
4. The PD-Planned Development zoning is consistent with the Dublin General Plan and Eastern
Dublin Specific Plan in that the project includes companion amendments to both plans, which
amendments were approved by the City Council in Resolution 223-05 on December 6, 2005, and are
reflected in the PO-Planned Development district and related Stage I Development Plan.
C. Pursuant to the California Environmental Quality Act, the City Council certified a Supplemental ElR
for the project in Resolution 222-05 on December 6, 2005, and also adopted mitigation and alternatives
findings, a Statement of Oveniding Considerations and a mitigation monitoring plan, as required to
support approval of the project, including approval of the PD-Planned Development zoning.
D. Pursuant to the Government Code Section 65857, the City Council finds as follows.
1. Thc City Council modified the Planned Development Ordinance for the Project to include a
requirement for public art. Because the Planning Commission had not previously considered this matter,
the City Council referred it to the Planning Commission for report and recommendation.
2. On referral from the City Council, the Planning Commission reviewed the requirement for
public art at the regular meeting of December 13, 2005, and recommended approval of this modification
to the City Council.
SECTION 2.
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 bclow to a Planned Development (PD) Zoning District.
Approximately 1,134 acres located in an area bounded by 1-580 to the south, Fallon Road and the
Dublin Ranch development to the west, the easterly Dublin city limit line to the east, and the
northerly Dublin city limit line to the north (APNs: various)
A location map of the rezoning area is shown below:
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SECTION 3. The regulations of the use, development, improvement, and maintenance of the Fallon
Village project area are set forth in the following Stage 1 Development Plan which is hereby approved.
Any amendments to the Stage I Development Plan shaH be in accordance with Section 8.32.080 of the
Dublin Municipal Codc or its successors.
Stage 1 Development Plan
I. Statement of Proposed Uses
PERMITTED, CONDITIONAL, AND TEMPORARY LAND USES
PD-Mixed Use
Intent. Ncighborhood Commercial provides for the creation of community and neighborhood
oriented commereial, service, restaurant, and multi-family residential uses that serve the needs of the
neighborhood.
Permitted U.e.. - Retail Commercial (Shall be pcrmitted on the first two floors of buildings, except
that they may not be allowed in any of the residential units).
Shopping center
Grocery food store
General merchandise store
Discount/Warehouse retail store
Clothing/Fashion storc
Shoe store
Home furnishing store
Office suppl y store
Home appliance/electronic store
Home improvement store
Music store
Hobby/Special interest storc
Gifts/Spccialty store
Jewelry and Cosmetic store
3
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Drug store
Auto parts store
Toy store
Book store (except adult bookstore)
Pct supplies store
Sporting goods store
Other similar commercial, retail and office uses
Pennitted Uses - Office and Service establishments (Shall be permitted on the first two floors of
buildings, except that they may not be allowed in any of the rcsidcntial units).
Accounting
Architect
Bank/Savings and Loan
Catering Establishments
Cleaner and dryer
Employment agency
Formal Wear/Rental
Hair/Beauty salon
Key shop
Legal
Optometrist
Real EstateITitle office
Repair shop (non-automotive)
Studios/Photographers/ Artists
Tailor
Travel agent
Technology Access Center
Tele-community center
Other Administrative and Profcssional offices
Pemlitted Uses - Eating. Drinking and Entertainment establishments (Shall be permitted on the first
two floors of buildings, except that they may not be allowed in any of the residential units)_
Restaurant (full service, sit-down)
Restaurant (convenience - does not include drive-through): delicatessen, bakery, ice cream shop,
sandwich shop
Outdoor seating (with approval of an SDR Waiver)
Wine or Liquor Bar with On-saJc liquor license
Pennitted Use" - Residential
Multi-family residential and associatcd uscs including the following:
Animal keeping - residential
Homc occupations
Multi-family dwelling (apartment, condominium, townhousc, flat, etc.)
Parking Lot- Residential
Private recreation facility/clubhouse (for homeowners and/or tenants)
Rental/sales management office
Underground/multi-story parking structure
Conditionally Pemlitted Uses (Shall be permitted on the first two floors of buildings, ell.cept that they
may not be allowed in any of the residential UllitS).
4
5
Athletic Club
Community, religious and charitable institutional facilities
Daycarc Ccnter
Hotel/Motel/Bcd & Breakfast
Indoor movie theater
MedicalIDental
Massage establishment
Micro-brewery
Nightclub
Outdoor Mobile Vendor
Public facilities and uses
Recycling center
Scmi-public facilities and uses
Vcnding Machines
Vetcrinary office
Other similar and relatcd uses as determined by the Community Development Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
PD·General Commercial
Intent. General Commereial accommodates the creation a range of regional and community oricnted
centers serving retail, service, and office uses.
Pemlitted Use.. - General Commercial
Community serving retail and office uses including but not limited to:
Auto parts
Auto/vehicle Brokerage
Book Store
Clothing! apparel/accessories
Drug store
Electronics/computers
General merchandise store
Grocery/food store
Hardware/home improvement store
Hobby shop
Home furnishings and appliances
Office- Professional and Administrative
Pct and Pet supplies
Shoe store
Sporting goods
Stationary and office supplies
Toy store
Other general and neighborhood rctail and similar and related uses as determined by thc
Community Development Director
Regionally oriented, high volume, retail uses including but not limited to:
Discount centers
Factory stores
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Furniturc outlets
Home improvement centers
Promotional centers
Other similar and œlated uses as determined by the Community Development Diœctor
Service uses including but not limited to:
Auto/vchiclc Rcntal
Bank, savings and loan and other tlnancial institutions
Barber/beauty shop/nail salon
Copying and printing
Dry cleancr (no plant on premises)
Formal wear - rental
Laboratory
Laundromat
Locksmith
Photographic studio
Real estate/title office
Shoe repair
Tailor
Travel agcncy
Watch and clock rcpair
Other similar and related uses as determined by the Community Development Director
Eating, drinking and entertainment establishments including but not limited to:
Bagel shop
Café/coffee house
Delicatessen
Ice cream/yogurt
Restaurant - no drive through
Theater - indoor (Dinner, Movie, Live Play, etc.)
Othcr similar and related uses as determined by the Community Dcvelopment Director
Conditionally Pennitted Uses - General Commercial (The review of conditionalJy permitted places of
assembly shall include an evaluation of the implications of being located within the Airport Protection
Area)
Animal hospital (no kennel)
Auto/vehicle Repair/Service (all work, storage, and parts to be indoors)
Auto/vchiclc Sales/Storage Lot
Bar/cocktail lounge
Day care ccntcr
Dtive-through/drive-in facility
Hotel and motel
Micro-brewery
Nightclub
Recreational faci lily - indoor
Service station
Other similar and related uses as determined by the Community Development Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
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PO-General CommcrciaVCampus Office
Intent. The PD-General CommereiallCampus Officc zoning accommodates a range of community
and regional serving retail, service, and office uses, including a compatible mixture of these uses.
This designation has been created for areas in proximity to major transportation conidors in or
adjacent to Fallon Village.
Pennitted Uses - General Commercial
Community serving retail uses including but not limited to:
Auto parts
Auto/vehicle Brokerage
Book Store
Cloth ing! apparel/accessories
Drug store
Electronicslcomputers
General merchandise store
Grocery/food store
Hardware/home improvement store
Hobby shop
Home furnishings and appliances
Pet and Pet suppJies
Shoe store
Sporting goods
Stationary and office supplies
Toy store
Other similar and related uses as determined by the Community Development Director
Regionally oriented, high volume, retail uses including but not limited to:
Discount centers
Factory stores
Furniture outlets
Home improvement centers
Promotional centers
Other similar and related uses as determined by the Community Development Director
Service uses including but not Jimited to:
Auto/vehicle Rental
Bank, savings and loan and other financial institutions
Barber/beauty shop/nail salon
Copying and printing
Dry cleaner (no plant on premises)
Formal wear - rental
Health serviceslclinics
Laboratory
Laundromat
Locksmith
Photographic studio
Real cstate/titlc office
Shoc repair
Tailor
Travel agency
Watch and clock repair
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Othcr similar and rclated uses as determined by the Community Development Director
Eating. drinking and entertainment establishments including but not limited to:
Bagcl shop
Café/coffee house
Delicatessen
lcc cream/yogurt
Restaurant - no drive through
Theater - indoor (DiImer, Movie, Live Play, etc.)
Other similar and related uses as determined by the Community Development Director
Permitted Uses - Campus Office
Accounting
Administrative headquarters
AnciJlary uses which provide support scrvice to businesses and employees including but not
limited to; restaurants, convenience shopping! copying services, blueprinting, printing and
branch banks.
Architect
Athletic Club
Business and commercial services
Business, professional and administrative offices
Cleaner and dryer
Employment Agency
Formal wear ~ rental
Financial lnstitutions/Banks
HairlBcauty salon
Key shop
Laboratory
Legal
Medical and Dental
Optometrist
Real estate/title offices
Research and development
Shoe repair
Tailor
TechnoJogy access center
Tele-commuting center
Tele-marketing center
Travel agency
Other similar and rclated uses as determined by the Community Development Director
Conditionally Pemlitted Uses - General Commercial (The review of conditionally pennitted places of
assembly shall include an evaluation of the implications of being located within the Airport Protection
Arca)
Animal hospital (no kennel)
Auto/vehicle Repair/Service (all work, storage, and parts to be indoors)
Auto/vehicle Sales/Storage Lot
Bar/cocktail lounge
Day care center
Drive-through/drive-in facility
Hospital/Medical
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Hotel and mote]
Micro-brcwcry
Nightclub
Parking lot/Garage- Commercial
Recreational facility - indoor
Recreational facility - outdoor
Service station
Othcr similar and related uses as determined by the Community Development Director
Conditionally Permitted Uses - Campus Office (The review of conditionally permitted places of
assembly shall include an evaluation of the implications of being located within the Airport Protection
Area)
Day care center
Health services/clinics
Hotel/motel
Hospital/medical ccnter
Recreational facility - indoor
Service Station
Other similar and related uses as detemUned by the Community Development Dircctor
Temporary Uses - General Commercial and Campus Office
Please refer to Zoning Ordinance Chapter 8.1 08 for a list of permitted temporary uscs and permit
procedures.
PD- Industrial Park
Intent. The PD-Industrial Park zoning accommodates a range of community and regional serving
light industrial uses including manufacturing, processing, assembly, high technology, and research
and development, or similar uses. This designation has been created for areas in proximity to major
transportation corridors in or adjacent to FaUon VilIagc.
Pem¡itted Uses - Service. Warehouæ and Light Manufacturing
Ambulance service
Automobile/vehicle rental
Beverage bottling
Broadcasting station or studio, excluding sending or receiving tower
Building Matcrial sales and storage (No outside sales or storage of materials or equipment)
Bulk cleaning and laundry
Ceramics Manufacturing
Contractor, general or subcontractor
Equipment storage (No outside storage)
Home appliance repair
Light manufacturing and processing that produce no noxious odors, hazardous materials or
excessive noise, such as:
Blueprinting, printing, lithography
Cosmetics compounding
Electronic assembly
Electronic Component manufacturing
Fabric assembly
Glass assembly
9
/0
Garment manufacturing
Instrument manufacturing
Jewelry manufacturing
Machine shop
Motion picture production
Musical instrumcnts, games or toy manufacturing
Office - Contractor
Omamcntal metal working
Pharmaceuticals compounding
Plastics assembly
Rubber assembling
Sheet metal assembly or fabrication
Sign manufacturing solar equipment assembly or manufacturing
Wood assembly (limited to finished products)
Office as ancillary use
Research and Development laboratories and offices
Wholesale or warehousc operations
Warehousing and distribution
Other similar and related uses as determined by the Community Development Director
Conditionally Pennitted Uses (The review of conditionally permitted places of assembly shall include
an evaluation of the implications of being located within the Airport Protection Area)
Automobile/vehicle repairs and service (aJl work, storage, and parts to be indoors)
Automobile/vehicle sales
Automobile/vehicle storage lot
Animal sales and service
Building Material Sales with outdoor storage
Carwash
Dance floor
Eating and drinking establishments
Gas Stations
Impound yard
Mini-Storage
Outdoor mobile vendor
Plant Nurscry, including outdoor yard
Public facilities and uses
Recreation- Indoor
Recreation- Outdoor
Recycling facility-commercial
Sma]] scale transfer and storage facility
Storage of petroleum products for on-site use
Tcmporary outdoor sale not related to on-site established business
Vehicle storage yard- commercial
Veterinary office
Other similar and related uses as determined by the Community Dcvclopment Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
10
II
PD-Single Family Residential
Intent. Single Family land use designations are established to: a) reserve appropriately located areas
for family living at reasonable population densities consistcnt with sound standards of public health
and safety; b) ensure adequate light, air privacy and open space for each dwelling; and c)
accommodate single family housing, including a wide range of units from small-lot and zero-lot units
to large lot estate units.
Permitted Uses
Accessory stmctures and uses in accordance with Section 8.40.030 of the Dublin Zoning
Ordinance
Animal keeping - residential
Community care faciJity/small (permitted if required by law, otherwise as conditional use)
Garage/yard sale
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Private recreation facility (for homeowners' association and/or tenant use only)
Secondary Unit
Singlc family dwelling
Sma]] family day care home
Similar and related uses as determined by the Community Development Director
Conditionally Pennitted Uses
Ambulance service
Bed and breakfast inn
Boarding house
Community clubhollse
Community facility
Day care ccntcr
Large family day care home
Mobile home/manufactured home park
Parking lot - residential
Plaot oursery
Semi-public facilities
Similar and related uses as determined by the Community Development Director
Temporary Use.l·
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
PD-Medium Density Residential
Intent. Medium Density land use designations are established to: a) rescrve appropriately located
areas for family living in a variety of types of dwellings at a reasonable range of population densities
consistent with sound standards of public health and safety; b) prcscrve as many as possible of the
desirable characteristics of the one-family residential district while permitting higher population
dcnsitics; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize
traffic congcstion and avoid the ovcrloading of utilities by preveo(ing the construction of buildings of
excessive size in relation to the land around thcm; c) provide necessary space for off-street parking of
automobiles aod_ Where appropriate, for off-street loading oftmcks; and f) protect residential
properties from the hazards, noise and congestion created by commercial and industrial traffic.
11
/éJ.,
Permitted Uses
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning
Ordinance
Animal Keeping - Residential
Community care facility/small
Garage/Yard Sale
Home occupations (pcr Chapter 8.64 of the Dublin Zoning Ordinance)
Large Family Day Care (9-14 children)
Multi-family dwelling
Private recreation facility (for homeowners' association and/or tcnants use only)
Single family dwelling
SmaU family day care home
Similar and related uses as dctermined by the Community Development Director
Conditionally Permitted (hes
Bed and breakfast inn
Boarding house
Community Care Facility/Large
Community Facility
Community Clubhouse
Day care center
Large family day care home
Parking lot - residential
Semi-Public facilities
Similar and related uses as determined by the Community Development Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
PD-Medium High Density Residential
Intent. Medium High Density land use designations are established to: a) reserve appropriately
located areas for family living in a variety of types of dwellings at a reasonable range of population
densities consistent with sound standards of public health and safety; b) preserve as many as possible
of the desirable characteristics of the one-family residential district while permitting higher population
densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize
traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of
cxcessivc sizc in relation to the land around them; e) provide necessary space for off-street parking of
automobiles and. Where appropriate, for off-street loading of trucks; and f) protect rcsidential
properties from the harards, noise and congestion created by commercial and industrial traffic.
Permitted Uses
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning
Ordinance
Animal Kccping - Residential
Community care facility/small (pcrmitted if required by law, otherwise as conditional use)
Home occupations (per Chapter 8.64 of the Dublin Zoning Ordinance)
Multi-family dweUing
12
/3
Private recreation facility (for homeowners' association and/or tenants use only)
Single Family Residence
Small family day carc homc
Similar and related uscs as dctcrmincd by the Community Development Director
Conditionally Pem¡itted Uses
Bed and breakfast inn
Boarding house
Community care facility
Community care facility/large
Community clubhouse
Day Care center
Largc family day care home
Parking lot - residential
Scmi-public facilitics
Similar and related uses as determined by the Community Development Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
PD-School
Intent. Identifies areas where compulsory public eduçation facilities are anticipated.
Pennitted Uses
Elementary School
Daycare Center
Underlying zone and uses if ,,,,hool use i.. not utilized:
PD Single Family Residential on Fallon Enterprises Property
PD Medium Density Residential on Jordan Trust/First American Property
PD- Park
Intent, Community and neighborhood open space and recreational area, both active and passive.
Pennitted Uses
Community Park
Neighborhood Park
Neighborhood Square
Recreational and educational facility
Trail staging area
Similar and related uses as determined by the Community Development Director
PD-Serni-Public
Intent. Identifies areas where institutional or community facilities uscs are anticipated. The exact
location of parcels with a Scmi,Public designation shall be determined at Stage 2. The Semi-Public
13
It.!
parcels on the Chen and Jordan properties (net 2.5-acres and 2.0-acrcs respectively) shaJl be located
within the Fallon ViJlage Center.
Permitted Uses, including, but not limited to:
Community center/Clubhousc
Community theater
Cultural center
Day care center
Educational facilities
Private school
Recreational facilities - public
Religious institutions
Senior Center
Special needs program facilities
Trail staging area
Youth Ccntcr
Similar and related uses as determined by the Community Development Director
PD-Open Space
Intent. Open Space land use designations are established to ensure the protection of those areas of
special significance.
Pennitted Uses
Conservation areas
Drainage and Water Quality Ponds and Other Related Facilities
Incidcntal and Accessory Structures and Uses
Private or Public Infrastructure
Private reaction facility - passive and active
Resource Management
Storm Water Detention Ponds and Other Related Facilities
Trails and maintenance roads
Wildlife habitat preservation area
Similar and related uses as detcrmined by the Community Development Director
PD-Rural Residential/Agriculture
Intent. Rural Residential/Agriculwre designations are established to accommodate agricultural
acti vities and other open spaces uses.
Permitted Uses
Agricultural Accessory Usc- Office
Animal Keeping- Residential
Drainage and Water Quality Ponds and Other Related Facilities
Mobilc Homc
Pri vate or Public Infrastructure
Single Family Residence
SmalJ Family Day Care
Storm Water Detention Ponds and Other Related Facilities
Similar and rclatcd uses as determined by the Community Development Director
14
/5
Conditionally Permilted Uses
Agricultural Housing
Agricultural Processing
Animal Keeping- Agricultural
Animal Keeping- Commercial
Animal Sales and Services
Bird Keeping- Commercial
Caretaker Residence
Crop Production
Farm Mobile Home
Horse Keeping
Horse Stable/Riding Academy
Plant Nursery
Recreational Facility- Outdoor
Similar and rclatcd uscs as determined by the Community Development Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures_
ACCESSORY USES. See Zoning Ordinance Chapter 8.40 for permitted accessory uses and structures
and related permit procedures for all land use categories above, except as otherwise provided in this
Stage I Development Plan.
2. Development Regulations
Purpose. Thc purpose of this section is to establish standards and regulations for development
projects in FaJlon ViJlage.
A. PD·GeneraI Commercial/Campus Office, and PD-Industrial Park
I. Development Standards
Intent. The foJlowing development standards are established to: a) encourage the orderly and
cohesive development of compatible land uses, b) ensure adequate light, air and privacy, c)
protect residential properties from the hazards, noise and congestion created by commercial
and industrial uses, and d) provide flexibility and encourage comprehensive development
plans for large commercial, office and industrial developments.
a. Standards
STANDARDS
MINIMUM LOT AREA
HEIGHT LiMnS
LANDSCAPE BUFFER (on-site)
General
Commercial
7,000 sq. ft.
45 feet (I)
10 (2)
Campus
Offiee
II ,000 s. f.
45 feet (1)
10 (2)
Industrial
Park
40,000 sJ.
35 fcet
10 (2)
(1) 45 feet excepl, 35 feel if principal struclure is within 50 reel of a residential zoning district.
15
he
(2) A minimum 10' landscape buffer ,hall be provided along sides and rear of properties with dissimilar
uses (i_e. commercial uses next to industrial uses, industrial uses next to residential uses. etc.).
b. Each propcrty owner shall develop their General Commercial/Campus Office parccl with a
mix of land uses consistent with the assumptions made in the Fallon Villagc Traffic Study
datcd August 2005. The Traffic Study assumed development would consist of 70%
commercial and 30% officc. This mix of commercial and office may be modified as long
as the traffic impacts for each parcel remain consistcnt with the assumptions made in the
Traffic Study.
c. These development standards may be modified through a Stage 2 Development Plan for
projects that are greater than IS acres.
2. Performance Standards.
Intent. The intent of this section is to establish performance standards that reduce the
potential for impacts to surrounding uses.
a. Land Use Mix. Industrial uses should be housed in their own development/complex and
not be intermixed with non-industrial uses within the same complex, except for those uses
that are allowed as permitted, conditionally permitted or temporarily permitted.
b. Use types eonducted entirely within a building. All use types shaH be conducted
entirely within a building with the exception of AutomobilelVehicle Rental, AutoNehicle
Brokerage, Parking Lot/Garage and Storage of Petroleum Products for On-site Use.
Approval of a Conditional Use Pel1IlÎt shall be required for all retail-outdoor storagc uses
such as vehicle storage yards, garden/nursery centers, building materialslhardwarellumber
sales, outdoor seating, outdoor recreation facility, equipment/material storage yard and
rccycling ccntcr uses.
c. Storage. Open air, exterior materials shall not be stacked so to exceed 6'. If a highcr
stack is desired, the stack shall be adequately shielded by an equal height screen, fence, or
waH as approved by the City per the CUP process.
d. Parking. Shared parking is strongly encouraged. Industrial sites should be self-contained
developments capable of accommodating parking on-site. The use of the public street for
parking and staging of trucks is not aHowed. Please refer to City of Dublin Zoning
Ordinance (Chapter 8.76) for parking requirements.
e. Circulation. On-sitc circulation drives and parking should adequately serve the project's
need to avoid interference with traffic flow on adjacent public streets.
f. Landscape Buffer. A minimum 10' wide landscape buffer shall be provided per parccL
Vehicular and pedestrian access may be provided perpendicularly through this buffer. The
buffer shaH be consistent with all screening requirements of Section 8.72.030.B, Screening
Requirements, of the Dublin Municipal Code. Additional architectural or landscape
buffering to obscure views of loading areas shaH also be provided where impacts to
adjacent uscs occur, or are visible to public streets, 1-580 and major pedestrian areas.
g. Freeway landscaping. Landscaping along thc freeway shall buffer parking and loading
areas from the freeway, while allowing for views into the projcct.
h. Noise or vibration. No noise or vibration, other than related to transportation activities
and temporary construction work, shall be discernible without instruments at any point on
a lot line of thc building site.
I. Radioaetivity. No activity, including storage or dumping, shall result in the emission of
radioactivity in dangerous amounts.
16
)~
J. Electrical disturbance. No activity shall cause electrical disturbance adversely affecting
the operation of any equipment other than that of the creator of such use.
k. Flammable or explosive materials. No flammable or cxplosive materials shall be
produced, used, stored, or handled unless provided at alJ points with adcquatc safety
dcviccs and proccdurcs against hazards of explosion and alJ equipment and devices for fire
prevention and fire fighting approved by the Alameda County Fire Department.
I. Air pollution. No air polJution or smoke shall be produced that is in violation of the
requirements of the Bay Area Air PolJution Quality Management District.
m. Heat or Glare. No direct or sky-reflected glare or heat shalJ be produced that is
disccmablc without instruments at any point on a lot line of the building site.
n. Odnrous Gases. No emission of any odorous gasses or matter shall occur in quantities
that are discernible without instruments at any point on a lot line of the building site.
o. Dust, dirt, or particulate matter. No discharge into the air of any dust, dirt, or
particulate matter shall occur from any activity or from any products stored on the building
site that is discernible without instruments at any point on a lot line of the building site.
p. Liquid eontaminants. No discharge into any public sewcr, private sewage disposal
system approved by the County Department of Environmental Health, stream, or into the
ground of any liquid contaminants or materials of such nature or temperature which
contaminatcs any watcr supply, interferes with bacterial processes and sewage treatment,
or in any way causes the emission of dangerous or offensive materials shalJ occur.
q. IncineratIon, There shalJ be no incineration of any site of waste materials.
3. Required Findings for Stage 2 Development Plans
Intent. The required findings are intcnded to encourage variety and flexibility in land use
types, while assuring that adjacent uses are compatible and developed in a reasonable manner.
The following findings shall all be made in order to approve a Stage 2 Development Plan for
projects with PD-Gencral CommcrciaJ/Campus Office, and PD-Industrial Park zoning.
a. The proposed use and development is consistent with the General Plan, Eastern Dublin
Specific Plan and Zoning Ordinance.
b. The proposed development is consistent with Stage I and 2 design guidelines.
c. Appropriate transitions are developed between projects whcre 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 sitcs, building and
circulation layout, and setbacks.
d_ The size, scale and intensity of development do not conflict with the character of the
district and adjacent land uses.
e_ Adequate space, light, and air along with visual and acoustical privacy are provided.
f. No excessive noise, ilJumination, unsightliness, odor, smoke, and other objectionable
influences are generated.
g. On and off-sitc vehicular and pedestrian linkages and circulation are functional and
minimize barriers.
h. Streetscapes and parking lots are varied, create visual intcrest and are pedestrian friendly.
1. The development provides acccss to public transit and services.
J- Adequate on-site parking, including thc ability to participate in shared parking, is provided.
k. Where possible, certain elements should be coordinated and shared, including access
drives; internal circulation; perimeter opcn space and landscape buffers; service, loading,
and refuse locations; and drainage, detention, and water quality facilities.
17
/9-
B. PD-Single Family and Medium Density Residential
1. Development Standards
Intent. The following development standards are established to: a) encourage the orderly and
cohesive development of compatible land uses, b) ensure adequatc light, air and privacy, c)
protect residential properties from the hazards, noise and congestion created by commercial
and industrial uses, and d) providc flexibility to cncourage comprehensive development plans
for large commercial, office and industrial developments.
a. A table showing residential development standards and plotting concepts are shown in the
following pages.
18
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19
dO
NOTES,
lA'
(B)
Ic)
Setbock5- rneo5ured fr'om propel'tY' line..
Se,e followin-g pages for graphic depiction of above Stondord~.
It@m such O'S-¡ but not limited to afr condi'h-oning condenser" pon;he$, çhimneys, boy window~, I'efùiriing walls less
than- 4' in height! medio centersl etc. may encl"Q-o-cn '2' info fhe reqvíred sêtbock of one s.idê yard, provided a
I"ninimum of 36.1'1' flat and level arQO ¡,S: main.loined for occess arouTld fhe hous.e.
¡D} Selboçk~ for oççes:;;ory st'l"udul'e'$ ;holl bé ïn CI~cordcnC9 w'ith the building code in effect at the time of
construchon;fnsf.cdlation. Noise generating U!ie-s: 51JlÇh 0'5 pOQI ond $.pa equipment snail be acoustically sCI"4:IQned
or located outside the setback ·area.
~EI Major ~h,,:t:!t edgê rêLlLJitémê/tts:
In neighÞorhood~. of lot,~ 5,500 SF and gl'eolél', 50% of home~ backing up to major streets (Class II collector or
greater), shall be 'one-story or ïncorporaf-s- one-$tory el~mént$.
In neighborhoods of 101s 51500 Sf ond greoter, 50% of homé~ backing up 10 maio( streets (Class II collector or
greeter), shall ho'~ 0 mlniml.,lm 10 feet offset ot the recll' éléYC;ltion.
In neighborhoods. of lots less fhan 51500 SF, 50% of hQm~ boçking up to tn0ïor ~h'éels (Clos:s II coUQdOI or
greater)} shall hove 0 minimum 2.5 feet offset at the rear elevation.
1') Subject to Bu;lclmg Cod. 'oqu;,.m<>nk to, oc<",..
r~) The third floor must be stepped back from front ond rear elevO'tion to reduce bvilding mOs'Ei.
;31 Where 50% or more of the side elevotion of CI home IS 0 ~,ngle $tory element and thêfe is a 2.51 minimum offset
between the 1"21 and 21'\d story e1ernen~'J the ~ide yard ~tboçk for the ~ln9le !>to!)' and remaining 2-story elements.
shall be considered os that for 0 single story building.
One-dory homes shall be defined to indude Itnested" habitable lïving 5pace wrthin the roof Of cHi/: ~poc.e. (Refer
to FClllon ViUCg9 De!åign Guideline: ¡. Sedion; Architectural Massing .
j4/ Swing-in garages are prohibited on lots less thon 551 wide.
is) Retaining walls up to 4' high may be used to create a level usable area. RetaIning walls, In S')::ces.$ of .4~ to cr'éote
us-able. C;lfêO .::Il'e SUbjÐd 10 'gIßêW end approval of the Community Development Dtrector. Retginïng woll:s: OV'e'r-
30" In height are subjed 10 scfaty iLriter'ic. aE: detefmil"9d by the Boilding Official.
(,oj Bvildlng utbclI:b shall be sUbject to rev.ew and approve I of Building Officiol for Building Code and Fire Code
ï~slJes. Setback to bvïlding Qver-hong sholl be ,3~ mìn. or O~ required by current City Building Code Standard5.
ii1 Where a minïmum 5' Wtde Homeowne~ AS'SQc,ohan ~HOA) pLircel hes bêtween a lot and an adjacent sfreet fhe
lot is not considered CJ çorner lot end interior IQt se-tbock '$tClndord~ ~nctli apply.
(e) At c,ul,-de-,$oc bulb.sl kl1uç,kles. ond slrnilor condltion$ wheJ'é lot dépth~ ore lê~S: than the standard depth¡ minimum
rear yard sQ'Jback requirements: may be reduced by an amount equal tQ' fhe rnín.~ 10" d.é-pth n,inu~ th-e actual depth
of the lot (i.e: 1001_901==. 10lln nQ Çl;lS1:;I will the reor yotd ~tback bé reduced 10 le,is than 10'.
(9) Curbside porkjng I'I'IClY be i:ounted toward !"equjfèd number of guest spaces. Tandem garage parkïng ïs
permïtted,
(lQ\ MQ;.c:imvm heïght of (] front Ç.Ourtyord woll $holl be 30/1' I'naximum (solid woll) or 42" maXImum
(lron,po,ent/fence).
{Hi A Se.cond Dwelling Unit is. permitte,d in neighbO'J"hood of loh: 6,000 !iqL1QJ'é koet or greater only. No more fhan
one (1) second dwelling unït is permïtted per lei and requires one odditiol'1ãl off-~t(êet parking space, tandem Of
uncovered "'pace permitted.
\11) Second DwelJing Unit Coverage: The principal residence end a :5eçond dwelling unit combined shall not exceed
the maximum lot coverage.
"1m !," It i~ onlit:;ipat~ I~I Qtne,r reBidet\tial prodlK type!!: not Qddre!:.~l!d herein may be propoß@d 1tIcr1 will not b!:! obi!: to conform 1Q the' (J(¡Q....'e $,i't~
devi!lopm1!n' 3tandard!:. Addibona' r~sion.¡; to th@'~ ~tondord3 may o@i!dto bi! pr'!p"Jfro an-d ( pprÇ'\l~ I;I~ port of th~ Steigi!' 2 PD ctpplicaf1:on ell!'. part of
"tho! !!;ubmirto~"
20
;)1
Typical Plotting Concepts
NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY.
" 9'
~
~,~
VI,¡bllity ,',
Are.a~_~ ",."
, ,~' r _ ,
[..1'- .10'
300 SF lotal flat y~rd 3re-a (Typ) with a min. 8' dlmensfon. Y;ard
area maY' be ptoIJided In more than .on!! location within a lot.
Min. reM )"ðtd :i '~ð . no SF_
Min_ç'Qurryard are! ~ 80 SF.
Courtyard
80 SF Mi"-
,
:;¡
Trarfic
Visibility
Arei)
..
.F;lItW
,. ",I·,""",
L¡_
TWO-STORY
CORNER LOT
TWO-STORY
INTERIOR LOT
TWO-STORY
INTERIOR LOT
{ 30'
TWO-STORY
CORNER LOT
LEGEND
D 1 Sl Story Elements
œ 2nd Story Massing
rMm Usable Rear Yard Mln, Area
LOT COVERAGE: 55% Max
(No One-Story Requirement)
NEIGHBORHOODS OF
LOTS 2500 SF AND GREATER
LOW AND MEDIUM DENSITY
SINGLE FAMILY DETACHED
SMALL LOT
21
Typical Plotting Concepts
:J.;)
N01£:ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY.
400 SF tOUtl flat yard ar~ð nyp)
wltn tI ml'n. lO' diml!!n.s.lon. Ytatd
ðl'l;!>ð m,,)' be provIded In rnör~
thð,n one IO(~t¡on wlH1In Í!t lOt
Min.".' y.'d ..'.·250 SF.
Mîn.cou'f'tyard area - '150 Sf.
Trbffic
Vi>lbililY iO:
Area
Irr
>- ~
«'"
Ut'
f~
~ :r
'.
"
50% of homes backing
onto major streets shall
have a min. 2.,,' Off$~t
on rear êle.vaUons,
50% of two-!itory h.om~:!'. badlng onto major
$treet$ (Cla$$ II c.~UeC'tor 01' g(@Î!lte-r).t$hal,1 iJtlUZè
Qne-~t(J:t'y elements.
II SO% 0' 0'0'0 of . ,Id, ,10»lion
is a single storY' eJemer,t the ~colid
$lory ,.tbock ,holl be conoid.red Ihol
of a one-story
"'
""
~
L--<!L.--J
TWO-STORY
CORNER LOT
TWO-STORY
INTERIOR LOT
TWO-STORY
INTERIOR LOT
j
TWD'STORY OR
ONE-STORY (OPllonaQ
CORNER LOTS
LEGEND
-"'- .. ----...---.--..-
o 1st Story Element
1m 2nd Story Massing
liifiIj Usable Rear Yard Min. Area
LOT COVERAGE: 4S% Max. (Two-Story)
SS% Max. (One-Story)
NEIGHBORHOODS OF
LOTS 4000 SF AND GREATER
LOW DENSITY
SINGLE FAMILY DETACHED
MEDIUM LOT
22
;?'3
Typical Plotting Concepts
NOTE:All DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY.
500 SF t:ot;¡¡, f ~t y¡¡¡rd ;;¡rli!;¡:! (iyp)
with,¡li min. 10' dimên5i:lon. Yard
.ðr~a 'mðy be- provided in moœ
1ha.n one IQc¡uiol1 within ~ IQt.
Min. rê<it yard ,¡m~a ,., 350 SF.
Mln,c;oul'"tyitrC; iIrlil'~' tSOSF.
SO% Qf twO-story Oc;lrne$
b.acklng onto major .streets
"hðll ul'ilize one-story
element~,
-It 50% or more of.. !tIde
elev~don 1$ a s1ngle !tory
@ @ment, the ~e(ond 'Story
setbac." .5hall be considered
tnðt of a on@wstory
5.0% of homes ba,itktng
onto major street~ shall
hlwea min, 10!Qfket an
rear e-Ieva,.ion! i
'I
. :s
;~.~
, i'!
Vi
...
'^
"
TJ~ffic "
VÎsibility
Are~
.,
',' .~.
Traffic;;
ViSibility
Art!a
u "
¡
TWO-STORY
CORNER lOT
rWO-STORV
INTERIOR LOr
TWO-STORY
INTERIOR lOT
ONE-STORY OR "NESTED'
HABITABLE SPACE
(REQUIRED ON 50%
CORNER lO1'S)
LEGEND
LOT COVERAGE:
45% Max. (Two-Story)
SS% Max, (One-Story)
D 1 st Story Element
. 2nd Story Massing
. Usable Rear Yard Min. Area
.. Refer to Residential Site Development Standard Notes: (11) iii (12)
NEIGHBORHOODS OF
LOTS 5500 SF AND GREATER
LOW DENSITY
SINGLE FAMILY DETACHED
LARGE LOT
23
Typical Plotting Concepts
NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY.
RECIPROCAL
USE EASEMENTS
~50 Sf '0'01 flat y"d
.r.. nyp) with. mln,
S' dlm@nsJon. Yatd
ðrea mðy be pro\lidl!:'d
In mor@than one
IQcatlcn within 11 lot.
Mln......r yard· 170 SF
Mìl\.<ourtyord ,50 SF
LEGEND
;)~
__ RECIPROCAL
USE EASEMENTS
250 Sf 'to'tal 'flat Y,¡I,-d ill"~a lTyp)
with.¡ll min, 8' d¡m~n.5ion. Yard
3Irèa mA)' be provJd~ In more
than one locaUon within ð lot.
Min. reaf )'iilrd - 170 S.F
Min. (Durward - 50 SF
AUTO COURT
CLUSTER HOMES
"
--..---.---
D 1 st Story Elements
~:'::f!i:'j 2nd and 3rd Story Massing
k2>«! Usable Yard Min. Area
I1fClPROCAL
USE EASEMENTS
~
::
«
-
~
GREENCOURT
LOT COVERAGE: 55% Max
(No One-Story Requirement)
NEIGHBORHOODS OF
LOTS 1800 SF AND GREATER
MEDIUM DENSITY
SINGLE FAMILY DETACHED
SMALL LOTSlCOURT HOME
24
d5
3. Stage 1 Site Plan. Please refer to Exhibit A.
4. Stage 1 Design Guidelines. Please refer to Exhibit B.
S. Site area, proposed densities. As foHows:
Land Use Acreage Density
Single Family Residential 403.6 acres 0-6.0 units/acre
Medium Density Residcntial 60.1 acres 6.1-14.0 units/acre
Medium High Density 23.8 acres 14.1-25_0 units/acre
Residential
Rural Residential! Agriculture 142.9 acres 1 unit/IOO acres
Mixcd Usc 6.4 acres 0.3-1.00 FAR
General Commercial 72.1 acres 0.20-0.60 FAR
General Commercial/Campus 72.7 acres 0.20-0.80 FAR
Office
Industrial Park 61. 3 acres 0.35 FAR
Community Park 18.3 acres --
Neighborhood Park 23.6 acres --
Neighborhood Square 8.0 acres --
Open Space 211.2 acres .-
Elementary School 21.1 -acres --
Scmi Public 8.6 acres 0.50 FAR
6. Phasing Plan. Please refer to Exhibit C.
7. Master Neighborhood Landscaping Plan. Please refer to Exhibit D.
8. Aerial Photo. Please refer to Exhibit E.
9. Master Infrastructure Plan. Please refer to Exhibit F.
10. Street Sections. Please refer to Exhibit G_
11. General Plan and Specifie Plan Consistency.
The Stage I Development Plan is consistent with the elcments, goals and policies of the Genera] Plan
and the Eastem Dublin Specific Plan as those plans were amcnded by the City Council in companion
actions to this Stage I Development Plan through Resolution 222-05 on December 6,2005.
12. Inclusionary Zoning Regulations
All residential development projects shaH comply with the City of Dublin Inclusionary Ordinance
(City of Dublin Zoning Ordinance Chapter 8.68) at the time of development. Each property owner
will identify a proposed method for meeting this standard at the time of Stage 2 Development Plan
application.
13. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the
25
:J...U;
provisions of this Planned Development District Rezoning/Stage 1 Development Plan, all applicable
general requirements and procedures of the Dublin Zoning Ordinance shall bc applied to the land uses
designated in this Planned Development District Rezoning.
14. Public Art. As follows:
Stage 2 development plans for aIJ development shaH contain a requirement to either make a
contribution for or provide public art in accordance with an ordinance or resolution requiring public
art in effcct at the timc of the Stage 2 development approval or, if no such ordinance or rcsolution is in
effect at the time of the approval of the Stage 2 development plan, as determined by the City Council.
SECTION 4. The use, development, improvement, and maintenance of the project area shall be
governed by the provisions .of the Dublin Zoning Ordinance e.~cept as provided in the Stage I
Dcvelopment Plan.
SECTION 5. This Ordinance shaH take effect and be enforced thirty (30) days following its adoption.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public
places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of
California.
PASSED AND ADOPTED BY the City Council of the City Dublin, on this 20'h day of
December, 2005 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2004\04-040 EDPO Specific Plan Amcndment\CC\cc ordinance st~gc I PI) 2nd readíng.DOC
26
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"'/1\ ";".". FALLON \l'ILIAGE
DUBLIN, CALIFORNiA
,
,I:
"
STAGE I
O~TOBER 31. 2005
RECE'V~n
DEC 1 2 ZOOS
DUBUN PL......II.'"
EXHIBliI
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....."··¡:..A
.:,...')'", I
FALLON VILLAGE
[)URLTN, CALTFORNIA
STAGE 1
CIVIL ENGINEERING
MACKAY & SOMPS
LANDSCAPE ARCHITECTS
GATES + ASSOCIAIES
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INTRODUCTION
30
TABLE OF CONTENTS
COMMUNITY COMPONENTS
Village Ccnter
R~sìd/:':ntbl N/;::ighl)()thoud$
Gen€to.al Commercial, Campus Office & 111du~lrial
9
9
17
29
COMMUNllY STRUC1URf
Circulation and Entries
Str~ctscapc
Trail and Park SY5tcm
33
33
45
71
IANDSCAPF FIFMJNTS
T.an.d::¡c.ape Charact.et
Si te Elements
81
81
89
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3\
PROJECT STATUS SUMMARY
Due: to the general nature of the Stage T Planned Dcvc:lopmcnt
Plan~ various issues will need to be st"ud.led and resolved when more
detailed infotmatiun and design pruposals ate subnlitted for subse-
'luent stages. The foHowing is an initial accounting and descr.iption
tv begin identifying the.se outstanding issues.
Fallon Village Center
lntersection geometrks bet\Veen Centra) Parkway ancl Croak
Road arc subject to further review tv deternIitlt: interinl and final
intersection des.ign.
In tangent with the Central Parkway/Croak Ruad intersection,
the layout of the ViHage Cente.r wÜlnee.d to be reorganized or
redesigned to reflect changed street alignrnents.
· A Üscal study may be reguired by the City to determin" specific
project viability of the Village Center.
· The alignttlent of Central Parkway is unknown until additional
evaluation is performed from an engineering and biological out-
look. This may affect the design of Upper Loop Road and other
streets and intct~cctions,
Parks and Schools
· WhiJc the City and Sehoul District d.ictate the design and orienta-
tion of parks and schoo,ls, these entities should tic into the ()vcr~
all Fallun Village design vocabulary and replicate the community
theme elernents especiaJly at entries and ~,Iong street frontage:.;,
Intercunnections Between Projects
It is recognized that prope.rty owners/applicants will nccd to
cooperate in certain instances to create::: a better overall project.
ThÜ jncludes: encouraging street connections betw"ccn different
properties; providing grad,ing easements on their property to ad,·
jaccnt dcvdopets/buílders to alluw sensitive and logical grading
conditions between different properties,
ßus Srops
ApphcatÜs shall work with the local bus agency to identify and
provide adequate hus stop/shelter facilities.
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,..' "......
6 (.:'A
INTRODUCTION
.-------...-.---... .,.-
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~--'
INTRODuc-rION
---..--....
--..----..----
VISION
CENTRAL DESIGN CONCEPT
PLANNING OJNC¡'I'TS
3~
VISION
Fallon Village i, located on approximately 1,110 acreS in the east-
ernmost portion of Dublin. The project area enc.ompasses multiple
properties under ,cparare ownership. The Fallon Village Guidelines
Ülu::)ttatc an ovcr-ridjng vision intended tu create a cohesive C.OrI'l-
munity_ These Guidelines establi,h thc general overall thetne for rhe
larger cunlnmnity while allowing for interpretation of the individual
clements. The detailed guidclinc, required for subsequcnt projects
within the community should reHect the established theme.
The:: Pallon Village is comprised uf the vital mi~nue of uses essential
for a 'complete' cummunity. This includes regiunal commercial and
office uses, local serving neighborhood retail¡ a range of residential
densitics¡ and an extensive park and trail .system edged by rural resi-
dential and open space arcas_
The Fal10n Village community is a discre.te visual placc_ It is en-
closed by open space ridgelines to the north and east. The exist-
ing Dublin Ranch development and Interstate 580 form the other
boundaries. The most' visible part of the community is the COmmer··
cial component, adjoining the 5RO-freeway corridor. This ,hopping
and office at~a sets the visual tone. for the Dublin comrrmnity at its
eastern gateway. Conscquently, generous. setbacks and special plant-
ing are used to allow a view of the architectl~re and the. knol1s while
creating a distinctive jmag~ for Du blin.
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The Village Cente.r is the visual and dynamic center of the rcs;··
dential community. The Center is bordered hy the higher- density
feside.nLial areas and the tottallunity park.. It provides opportuni-
ties fur shopping, day-care! recreation, places to eat, and places for
c€:1'emony and ritual, all within close walking distance uf the hìghe~t
density homes. Conncctivity he tween the school, parks, open spac.e
antÌ Village Center is achieved through an extensive system of ~¡dc-
walks and trails_
The residcntia] portion of the coulmmlity rCsts behind a serÎ,es of
knolls l"hal sit to the north of the rcgiona,1 cOlnmercial area. The
prinlary entry to the I'allon Village residenria; areas from the.. bal-
ance of the D'uLEn conltnunity i~ from PallOl1 Road and the extcn
sian of Central Parkway .as it sweeps along th~, nurthern edge of the
knolk An organizing circulation spine comprised of Upper Loop
Road, Croak Road, and Central Parkway connects the Village Center,
schools, and parks to the clusters of hottles. '1'h¡~ road is a visual and
physical spine.., linking the neighborhoods. The open space corridor
crosse.s the spine at two points_ The open space crossíngs arc distin(.-
rive events along the road. The sp;ne is the governing element uf
the residential citculatìnn hierarchy as indicated by a ccntralmediao,
a wide right-of-way, densely planted street trees, thcm~ lighting and
thematic elements. All neighhorhoods have a discrete entry off thc
cÜCUlatiOIl ;'õìpine and a unique visuí.ù chatactct_ A community-wide
sysr-em of inulti-use trails and sidewalks link the neighborhoods to
the schouls, parks and the VHlage Center.
35
3U2
CONCFI'I DIAGRAM
"
Neighborhood
I'>rI<.
Viii. Centér"
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CENTRAl DESIGN CONCEPTS
The development of a fit.."W community providc5 the unique or
poftunity to çreate a special, Illemorable.: place. To this end Fallon
Village ís founded aruund Seven Centtí.ù Design Concepts.
OeveJop Srrong Communiry Idemity: .Fsrablish a unique idenriry
which distinguishes "Fallon Village" £rUnl adjacent development.
Uribe rhematic architectural e1emenrs with a c.onsisrent, Jistinc-
tivt:, landscape palette and architectural guidc1inc~ to create a spc
cia1 place rerniniscent of agrarian comrnunities in the southern
Mediterranean.
Create A ComttlUIlity Which Celebrates the Environmental Set-
ting - The. foiling hills and the riparian corridors all are. an integral
parr of the community structure and character of the place.. Fal-
lon Villages is a series of neighborhoods enclosed hy open space
¡'j lis linked by rhe riparian corridor.
Create a. «1.ivablc~~ Community - A place where a. pedestrian
friendly stteetscape system promotes neighborhood cohesive.-
nc~~" An extensive pedestdan nCt\'Vork linking the residential ar
e.as with parks, schools, and the Village Center.
Cre~tf: a Sodal VillagE: Center: the he(lr " of the re.sidential com-
munity is a p1a.c~. to stop aod eat~ to socialize.! and have ceretnoni-
al cOlTlInutÚty level activities; a place where recreation¡ shopping¡
and other daily activities are. easily aœommodated.
~rcatc a ~ommunity that Incorporates "Concepts of Sustainahil,.
ityn; The Fallon Village vision etubraces the concept of sustain-
ability, induding denser hous.ing opportunitíes in village center
corel use of recycled water for irrigation and other ,innovative
concepts.
Crea.!"f: a rlîversîty of housing opportuni1"ies: the plan provîde~ fOf
the varying of lot sizes and housing product lypes induding the
traditional size famìly homc, rural residential and denser multi-
farnily residential clustered around village center.
Create. ~, Community that is Percejved as a. Cohesive Whole De-
spite Multiple Ownership: Strong guidelines insure a c.onsistent
level of quality throughout the community at aJl phasc~ of deve!
opmen\. ^ dear hierarchy of roadways and sensitive inrerface
between parcds will create a seamless transition.
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?/¿ LAND US!' DIAGRAM
_ IP -Indu'trial Park
_ GClCO - General Commercial/Campu, omce
.. GC - G@n@-ral Commercial
_ MU - MI.ed U,e
L - Low Density R@sldentlal
M - Medium Density R@s:jdentlal
,'A;::\':,; MH· Medium High Density ResidentIal
_ SP - Semi-Public
_ ES - Elementary School
_ NS - Neighborhood Square
_ NP - Neighborhood Park
_ CP - Community Park
iIIJìíI! RRJA· Rural Residential/Agriculture
_ OS - Open Space
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PLANNING CONTEXT
-:;;i.q
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The "Eastern Dublin Speci!1c Plan Goals" and City of Dublin Village
Conc.ept Policy provicle the f;ity)s genera] developmcnt vision, ohjec-
tives, prefcrences, and character for the evolution of eastern Dublin)
and in this case, FallQn VíIlage_ Pallon Village is pardcuJarly saHcnt
to these goals and policies as it will be a nwlti-phased development
consttur.tcò over a ]ong period of time by ttmltipk property owners
and/ or developers.
The following is a SlH111Mry extract of Relevant Eastern Dublin
Spcdfk Plan Goals:
· Establish an attractive and vital conltIlunity;
Provide a. diversity of housing opportunities;
Create a wen defined hicrarchy of neighborhood~ cummunity, and
regional commercial areas;
Prov.ide. a stable and economically sound cmployment base;
Develop a conlprehetlsive integrated park and recreation open
space system;
Provìdc a drculatíon ~ystern that is cunvenient and encourages
ahe:t'o'(.l,te modes of T~nsporta.don while ma.intaíning a neighbot-
hood scale street syste!n;
· Maximj;(.e. opportunities for travel by tranSÎt;
Provide a safe and convenient pedestrian and hícyclc circulation
systenl;
· ·Maintain and enhance the natural resourceSj
· Preserve Historic and cultural resources;
Establish" visually distinctive community;
Ensure full complement of community .services and facilities;
Development should fund the full costs of municipaJ services;
^ Village Center consi.stent with the Ury of Duhlin', Village
Cellter Policy.
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i-I ()
COMMUNITY COMPONENTS
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t-f{
VillAGE CENrER
VIHAGF CENTER DIAGRAM
sIn PLANNING &. DrSIGN
PARKING
'-1&/
VILLAGI' CENTER DIAGRAM
Pedestrlan/Blke Connection
to Community
f'<>..ible Grnde Seporoted
PedMtrl;an çrQ$~ ng to I
Fallon Sf'O"!$ Park f
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Village
Center
Boundary
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Auto ConnElt;tlon to
Regional Commercii!.!
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A CENTER AS THE COMMUNITY HUB
The traditional small downtown with it~ ~hadc:d village green sur-
rounded by pcdcfoitrian oriented comn}ercial and residentiall.1ses is
the model for Fallon Village Center. The Village Center is envi-
sioned as social gathc::ting and convenience ShOppÜ1,g hub to the
residential neighborhood in the surrounding hills.
To enhance the viability of the retail uses the Village Cente,· is
proposed to be 10catec1 at the intersection of Central Parkway and
Croak Road. The Village Center area is comprised of a vital mix of
land uSeS includIng MÜed-U'e, Meòium anò Medium High Density
Residential) a Neighburhood Square; Semj-Public, and Community
Park. The village center would be convenIently accessible by auto-
mobile) riue to its ]ocatiotl near the intersection of Central Parkway
and Croak Road anò by pedestrian traffic frum a community trail
systerrl.
PLANNING CONTEXT
Tbe design of the Fallon Village Center will be guiòeò by the City
of Dublin Village Center PolIcy, therein, a village is òefincò as a
physical de.veloplnent of Janc1 that has been designed tu encour-
age compact development of an area which integrates a va1'iety of
hOUS,ing types and densities with cottanunity facilities c,ivie and
educational uses. An enlphasis on pcckRtrian friendly design is
requi.red.
43
V\C\
CITY OF DUBLIN VILLAGE CENTER POLlCY
The Village Center will be the core of the Pallon Village comn)Unity
providing a mix of uses to establísh a ~oçia,1 and comnH~rcial ccnt~r
for the ptuject. The following program is planned for the Village
Ccnter,
· Medium Density Re~iòentjal
· Medium High Den,ity Re,idential
· Community Park
· Mixed··U,e
· Neighborhood Square
· Open Space
The City of Dublin', Village Policy Statement identifies the follnw-
ing as characteristics that should he indudecl in all identified vil-
lage center< within the Gty. TIÚ, policy can he used to refine and
enhance special atea> within the City of Dublin.
· A Village location shocdd be cumpatible witb lhe local environ-
ment induding surrounding I.and usage ancl topography..It shoulcl
respect constrains, roadways and environmental conside.ration;
· A Vjllage should have a mixture of hOl~si.ng types, densit.ies
ancl affotdabiHty and should suppOtt a tange of age and income
groups;
· Activity nodes (cOffitnerc.ial areas, community facilities and pub-
lic/private facilitie,) ,hould he easily accessible:
· 'I'rails) pcdestrb.t] walkways and street linkages should be estab-
lished to bring the parr, and clements of the Village together;
Street and Pedestrian linkages should link to transpurtation
spine~ including bQsses and transit service.s_
The Village should have a strong "edge" defining the boundar..
ìcs, This could include major streets~ architectural or landscape
arLas.
Village size. should teflect development that promotes pedestrian
walkabìljty, penn.its a sufficient tnixture of residential and pub-
lic/private uses and convenient commercial areas.
· Spe.cific identity sbould be fostered fot the Village are.as (special
signage, unique design dements, public plazas, ere.)
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FALLON VILLAGE CENTER BASIC DESIGN PRINCIPLES
· Create a vital and sodal mIxed-use Village Centet that provIdes for
the needs of Fallon Village residents.
Emphasize inviting¡ s01all-towll, pedestrian friendly ambiance: yet rc-
main consistent with the community's agrarian thenlt.
· EmphasizE:: variety and diversity in architectural design.
· Front buildings onto the neighborhood ~quarc and central parkway
ill Provide strong pcdct'ltrian linkti to adjacent residential development~
community park and open space.
· Emphasize design of reside.ntial scale ground floor facaòes along
rctaìl edges.
· Tuck on site parking behind buildings.
· Widen sidewalks in front Qf retail uses to provided outdoor display
and dining.
· Underground all miJities to the extent practical, or place. behind
huildings or in other tlon-visible locations.
Neighborhood Square
Focus of Village Center
Retail u."" ~dge Centrol
Parkway atld Surrounding
Square
Bike and pedes..-
trian connecto
through park
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Community
Park
Diagonal Parking Edge5
Neighborhood sqoare
Medium High Den$lty Re$ldential
and Semi-Public:: Uses
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SITE PLANNING
. The des.ign of the Village Center shall promote pedestrian aedvity
through the use of wide sidewal ks, plazas, a neighborhood square or
other gathering area, and human scaled architecture.
· The neighhorhood square shall front direcùy onto Central Parkway.
Buildings shall be placed SO a, to establish a strong eclge along Central
Parkway and the neighhorhood square.
Retail condnuity shall be mainrainecl aloog pedestrian-oriented Üont-
ages; the pedestrian shopping experience shall not he interrupted by
parking lots or hlank walk
Placeme.nt of parking and trash ar~as shall be scnsidve to any adjacent
residential units. Trash facilities shalt be enclose.u within structutes.,
(such as walls, fenets, and trellise,) that blend with thc arehitectuml
styles! materials, and (;ülut::¡ uf the adjacent buildings.
ARCHITECTURAL
· Buildings shall odent tnwarcl neighborhood square and Central
Parkway
- Buildings along Central Parkway and Neighborhood square should
he huilr to ancl parallel with the front setback line providing suhtle
12?¡ offsets at least every 75 feet? and a~ permitted hy allowance
encroachrnents, such as outdoor dining arc-as and entry plazas.
Along Central Parkway, provide special clctaHing such as: unique.
door and window treatments that differentiate for individual
shops for retail uses
· Enhance retail frD11tage. alO1Jg Central Parkway and the neighbor
hood square with awnings of various sizc:::s~ shapcf'i and colors; and
store. signage and displays.
· Encourage residential uses along Central Parkway tu front on to
the street.
· For retaH uses avoid one-sided architecture. The ~idc reat- facades in
the VHlage Center commercial area will he actively used therefore they
should have an appearance sim..ilar to a "ftunt" in tegard to doors,
windows, etc. Although the architecture treatment tT1ay be simplified
and -v""9.ry accoròing to function! these elevations should remain con-
sistent through styIt-., use of rnateri;.ù~? colors and derails.
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NEIGHBORHOOD SQ!1ARIi
Thc neighborhood square is the focus of the village center. This cen-
tral grecn should he dcsigned as ,odal gathedng p!aces for the com-
I,nullity. Allowable uses should include spaces to accommodate ch.:'
nlenDì such as fountains, outdoor dining, specimen trees~ public art
and special public events.
· Provjde convenient pedestrian links to retail uSeS and adjaCLITt rcsidcn
tÜù dcvclc)þ1l1cnt.
CIRCULATION AND PARKING
· On-site parking ,hall he located hehind huildings to the e1<tent pos-
,ihle.
· Pedestrian connc:nions from the rear parking area to the storefront
edge and to public streets shall be integrated into the site: dC('iign and
he clearly marked. The,e connections shall be emphasj,ed with land-
scaping¡ circulation design, and siting of blÜk.lings.
~lhere parking lots are not separated from roadways, architectural de-
ments (such as treWses, fences, ond other landscaping) shall be used
lo screen the view of parking lots ftOtIl the street.
· Parkiog lot design sholl address best management practices for storm
water management.
· Parking areas shall be landscaped and ~haded witn canopy trcc~_ Trcc~
shall be planted within parking ]ot~ at a patio of one t1't;:e for every six
(6) parking "oils. Trees may be duslered in c.oncentmted planting
areas to break up large parking lot surfaces.
· Pcrlestdan e1nphasis in the street Jesigns with convenient crossing
points at parking anù street intersections.
· J.'orollel on-street parking shall be provided along Centr'aI Parkway and
diagonal parking around neighhorhood ~qua1-e to provide hoth con-
venience and a "Main Street" ambiance.
In front of residential uses, the 8' wide sidewalk will be separated
frorn the ~tteet by an W wide: 1andscar~d parkway_ Adjacent residentiaJ
uses shou.ld be directly accessed from this sidewalk.
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. The sidewalk in frunt of thc retail uses shall be expanded to 16' width
with 5x5 tree cut ants along the:: curhs for street trees. The retail uses
shall be plùled fo!Ward to cnhance the slreel edge width sidewalk ,hall
accomtnodate window shopping, outdoor merchants and cafes.
Provide convenient COlulection puints to multi-use trail along open
space corridor through community park.
. Hncourage development of sidcwa]k cafes and indoor/outduur res··
taurants with recc:sscd storefronts to promote pedestrian intcracriotl
along Centra] Parkway and the neighbothood square fmntage,
Storefront
Specia.l Paving and Landscaping to
Emphasiz~ P@de~trlah Conneçtion
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l-iY
RESIDENTIAL NElGH.ßORHOODS
n____________ ,...
BASIC DESI(¡N PRINCI pus
NEIGHBORHOOD LAYOUT
OPEN SPACE INII'IU'ACL
I NITRfACE BnWHN PROPERTlES
GRADING STANDARDS
WALLS & FENCING
MULTI-FAMilY SITE PlANNING PRINCII.'IFS
RtJRAL RESI (JENTIAL ARLAS
fJJ
RESIDENTIAL NEIGHBORHOODS
The Fallon Village Plan envisions the creation of a 'ctic, of charm-
ing, distinct, pedestrian-oriented lleighborhoods~ nestled into the
surrounding topography and linked to thc ViIlagc Center via the
community loop road and the trail system along the open space cOt"
ridor. The guidelinc' descrihcd on rhc following pages are. intended
to achieve this goal.
Fallon Villagc rcsidential ndghhorhoods may include single-family
homes, cluster homes¡ \:(Jwnhouses~ senior hou~ing, live/work unit~¡
and apartments above ground-floor shup'. Rcgardless of rhe lot size
or neighborhood density, rhc hCHne, and rheir accompanying private
spaces shall be designed to contribute to thc overall quality of life
for residents.
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BASIC DESIGN PRINCIPLES
· A hierarchy of streets that logically step' down In size from collectors
to clù-de-sacs shall be utilized. Stœet widths shall reinforce the neigh-
borhood toad\V"aY hierarchy with important ~tree.ts bejng tnore wide
and minor streets bein.g tnore narrow.
- Wcll defined cnrries and edge, shall create distinct residential neigh-
horhoods and emphasize connection with the loop [Dad.
· Safe.) pleasant, peòestrian links to the Village Center, parks¡ ~ch(){)ls,
and open space shall be provided.
· Where applicable, dweŒng units and entries sh,ùJ facc ooto public
amenjties, such as neighborhoud parks and the open space corridor.
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NEIGHBORHOOD LAYOUT
· Providc a visual and physical connection to the open space by utilizjng
single-loaded streets with open space. corridor on one side and hou::;es
on the uther. Open ended cul-de-sacs along the open space corridor
may be considered on a case-by-case basis.
· Where cuI-de-sacs arc used, provide walk-throughs fton), the end of
cul-de-sacs to allow pedestrian acccss to adjacent O]1c;n spaçe
Where nec.essary traffic calming measures such as shortened street
lengths, narrower curb-to-curb Jitnensions; and trafnc roundabouts
should be incorporated as feasihle on major rcsidcntiaJ collectors.
· Provide a buffet, such í.ì.S a street or tnasonry wall~ between residen tial
uses and school Of parle
· Homes atc: encouraged to front on street facing a park.
· Avoid honles fronting on co1.lector streets
Provisions shall be made for nlture local ~tfcct connections between
dcvcl()pment areas and property ownerships.
OPEN SPACE INTERFACE
Open space edges should fl~nctjon to reduc.e. fire hazards and aHow
visual acç~ss to open space.
A n1inilT!Unl 45-foot wide fuel break band shall be establi,hed ;n
the tranS1tion 7.ones hct\Vccn n..:sídential neighborhoods and open
space. WÜhin this fueJ break, fire retardant and low fuel plam
materia.l::; shaH he planted. Annual grasses shall be mowed~ and
dead leaves and wood shall Le. deared out at least once a year.
Spec,ial Consideration will be given to architectural design adjacent
to open space in accordance with thc City of Dublin Wildfire
Management Plan.
· Utilize welded wire fenc,ing or view fence where hotne burders on
open .space.
· Encouraging residents to regard open space a.s an integral part uf
their environment.
6/
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INTERFACE BETWEEN PROPERTIES
Although thc flallon Village site is compriscd of many separate prop·
erties cootrolled by a varicty of owners, the Fallon Villagc commu-
nity is planned as a cohesive whole. The incremental development
of separate parcels shaH be knit tog-ether into a sc:::atnJc:ss community.
Strc::c:ts shall create an interconnected circulation systern. to this end.
.. Street trees, (and other plantings), walls¡ fences, street furniture,
and other elements that tnakc up the character of a community
shall be cun~htcnt along the entire length of a street~ regardless
of the number of prupcrties the street crosses.
Continuous and convenient pedestrian access shall be provided
fQr n:sidents by tnulti-use trails) bike ,lanes and walks that con-
necting each ncighborhood to the Village Center, schools¡ parks
and open space corridor.
Stree!; shaJl he designed to link neighborhoods to create an inter..
connected circulatiun system.
GRADING STANDARDS
Grades and elevations between neighborhoods shall he designed to
provide a vìsually appropriate interface. Grades between different
prop~rtie5 shall provide a smooth transition with natural ]ooking
contours. This can be implemented by utilizing rhe following strate-
gies:
· Provide a grading easement for later phases of developm.cnt on
adjacent propertie~ to ensure n~,(ural appearing grades bet'Jieen
parcels developed cady or later on.
· In lieu of slope benches and storm runoff ditches, recreated hill-
sides and terraces ,hall be designed to hlend with the s"rrounding
hillsides and knolls.
· Transition grading to adjacent uphiJl Open Space or Rl>ral Rcsi·
dential/ Agriculture. shall provjde fOf a nuintenance aceessway
and drainage collection along the toe.
· Grading with in, the Open Space corridor shall be permitted in
compliance with the Resource Management Plan (RMP). Grading
along the open space corridor is allowed to the extent that the
minimum and average width~ of preservation required under the
RMP are nlet. In general, no grading should take place within 50'
of the wate,r course. ExccptìQns to this standard an: noted in the
RMP.
Lots and street; sholl step up the grade together. Lot to lot slopcs
shall not exceed 2;1. Transition slopes to open space.: or open space
c.orridor shall nor exceed 3:1 slope. However, slopes of 2:1 are
permitted on a case by caSe basi.s.
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53
. All slupe banks shall be 3:1, <xe<pt as needed fot remedial grading
of hillside slope, at which Üme sJope banks may 10< 2:1 ot 2.5:1 un
a case-by-case basis.
Use of retaining walls should be minin.Üzed on street frontages
ot teat-yatd ,lopes visible to the general public. Whete retaining
walls are re'l\Jired they should not exceed 4 feet in height.
... Property lines shall be offset a lninimum of one foot ftom the tOp
of all slopes.
To ensure adequate maintenance of large slopes (3:1 or steeper in
excess uf 35 feet verÜeal), the pmpctty line sh",ùd stop at the toe
of the slope. The remainder of slope shall be held as common
open space IIlaintained by thc HOA, CHAD, or land trust.
Daylight grading abov< the 770 development elevaÜon cap shall 10<
pt:tt:rlitted if grading is designed to ensure natural appearing forms
and to conform with the adjacent hillsides. The maximum slope
fot such daylight grac\jng shall be :\:1, with limited 2:1 and 2.5:1
slopes pcrmitted on a case by case basis_ Grading ahovc the 7701
contour shall be evaluated on a case-by-case basis to determine
impacts to "visually sensitive areas..;; 111 no ca('ìe shall the grading
be pe.rmitted to extend within 50' horizontally of the ridgeline that
estahlishes the skyline.
Grading should genetally nOt be visible above the house moBine
from the public street immediately in front of the house, except
for remedi~,1 graòing, slide repair, key way c.onstruction, trail de
vdoptnent~ and \¡ses ílS permitted hy open space. and rural residen-
tial/agrìcultural zotling.
IJ~
~
.':._~,"':.".,::"',._',.",:,:::~,!<
COMMUNITY THEME WALL
'.T.i1.:·P[¡- 111.: In. ~ñll'fr'" I ìí
1:11 II: lilll['ln¡1 I]
,d] .WiLLi... Jl11 L ...
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WOOD FENCES
'... ,.=' 1JI "~ .., ~
VIEW FENCE
OPEN SPA<::E INTERFA<::E FENCE
FENCING
Fencing types should he consistent throughout all the residential areas
within Pallon Village. Several typcs of fencing are to be uscd for resi-
dential properties:
· Community Thettle Walls - A community theme wall ,hould he used
where properties are adjacent to m.ajor streets, multi-use trails¡ parks,
,chools and other highly visihlc locolions. The design, materÜls and
tìnish of the theme wall should be consistenr with the Mediterranean
Agradan rheme. Refer tü the Landscape Element~ section of the
Design Guidelines for height and finish ,peci fications.
· Wood Fence - Wood fence, ,hould be ,,,ed between lots and adjacent
to residential 'treets. These fences ,hould h. G' in height with posts
at a minimum of 8' a.c. A lattice top Of special design should be used
in nlore visible locations.
View Fence - A ornamental iron view fence should be used along the
golf course edge and in other locations where views are possible. It
may also be used when the elevation di fference between tear yards is
greater than 20'. This fence should be G' in height with ornamental
l11ctal post.s at 8' a.c.
Open Space Interfac.e Fence - A 6' tall open spß"ce interface fence
,hould he used where rear or side yard, abut open space. The design
of this fe.nee should allow for views to the open 'pace whiJe restricting
wildlife access to private property. At a minimum, the fence should
he welded wire on wood post with a wood rail, fence top anrl cap.
General guiddíncs for fencing of residential lots are as follows:
· Rear yard fencing backing onto a public street should be a COtnn\lmity
theme wall) not wood.
· Wood fences adjacent to residential streets should be located a mini.
tnutn of 5' from the back of sidewalk. In cases where the adjacent
lot is downslope fwm the ,idewalk, the fence. tt1ay he locared 3' fwm
the back of sidewalk. TaUer shrllbs should he planted to 'Creen the
fence from the street.
On corner lots, the fcnce shall overlap a !naXilllUm of 25¡Yú of the side
hon,e length. A view fence. may he added where the layout creates
a large side yard to provide more private space: for the horneowner.
Special care shaU be taken on cotner houses to insure that the charac.-
ter of front facing architecture wraps around side: clements.
" Where lots abut open space~ two fencing options conform wi.th the
Dublin Wildfire Management Plan. The first option is lo locate a 24"
masont-y piJaster next to the house with an open space interface fence
along the rcar property line and wood fencing on side property lines.
The seconJ option is to place a tubular stc.:c:J fence along the rear
property line with a 10' retllm 00 the side property line,.
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Wood Fsnce
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Wh~ 'e layout t;reates
a large !;1.it;le yard, view
fence may be added
CORNER LOT FENCING
>"","'¡"¡"-,'
,""
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.
CORNER LOT FENCING
Wood Fence
24" Masonry
Pilaster
FENCE AT OPEN SPACE
/'
J\Y.
RETAINING WALLS
Retaining walls are used to accommodate::: grade changes where neces-
sary. The style and fini,h of tetaining walls on residential lots will vary
according to theit' loc;3..tiol1. Refer (0 the Landscape Elements section of
the Design Guidelines for appropriate materia], and finjshes. General
guideline, for retaining waHs are as follows;
Walls visjble ftom tbe public right-of-way shall be consjstent wjth the
community design standatd for retajnjng walls and refleer the Medi-
terranean Agrarian theme.
Retaining walls shall be a maximum of four feet tall. Greater vertical
distances may be accommodated a.t the time of SDR or finished grad-
ing plan subrni.ttal on a case-by-case basis.
· Stepped wall, shall he separated" minjmum of 2' to ptovide fot land-
scaping. Stepped walls may be designed with maximum 2:1 slopes
between walls.
· In areas where retaining walls atc visible from adjacent Public R.O.W,
to provide a minimum. of 2~ of landscape between fence and retaining
wall.
· Backyard fences shall he offset from the wall a tninimum of VW'"o feet_
Provisions shall be made for aCceSS to the tear yard landscape slope.
{'tontyard retaining walls shall be located at ot behind the public
service easement at a rnininlum of 5' from the back. of sidewalk.
Utilities should be grouped and combined. w.ith front retaining walls
whcre requirecl to avoid multiple retaining walls on a ~it1gk lot.
Side yard retaining walls that are 2' or lower rnay be located on the
property .line with a 61 wood fence above. In locations whe.re the
side yarc.1 retaining wall is bet\Vecn 2~ ann 4\ the retaining wall rnust
be located a minimum of Y frorr) the property line to allow fot- a 2:·1
slope on the lower lot. In thi, condition, the lower lot shall be widet
to actonlInudate the change in elevation.
Retaining walls shall be de,igned to allow <.sy access by the honl-
eownet. Steps ,hall be tequired to access the slope jf the djstanee
between the retainjng wall and ptopetty line is greater than 5',
In situatiun.s where double retaining walls are rel..luired, the maximum
height of each wall shall be 2'.
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lattice Fence on 2' max,
Retaining Wall (if needed)
Front Yard Retaining
W~1I4' max. (if needed).
Minimum of 5' From Ba¡;:;k
of Sidl3W,lIk
t ,.' f--Lt
SECTION A
6-;
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4' max. Side Yard Wall
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¿
4' max. Retaining Wall
~
l' max. Retaining W;al1
~-~~*Î 4' I
Min~
~
~
SECTION B
s~
~
Wood Fence on Wall
(on Property Line)
2' Max Retaining Wall
2' RETAINING WALL AND FI'NCI'
r Wood FOn," on
Property line
5' or
Greater
SLOPI' ACCESS
varies
2-4' RetainIng Wall
-
2-4' RETAINING WALL AND FI'NCE
4' max.
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MULTI-fAMILY DESIGN GUIDELINES
In highcr·.dcnsity situations such as duster homes, townhouses! seniur
housing! and apartnH:::nts¡ catLful consideration should be. given to those
facilities that arc shared by al.1 reside.nts, including common outdoor
space::)1 parking areas and attac.hed bu..ildings.
Create an attractivc, pedestrian friencUy internal sttcctscape.
'II Encourage a variety of bousing densities and housing types to provide
a full co:mplement of housing opportunities.
· Use street trees planting~ and varying front and side yard setbacks to
create visual interest on intcrn~l medilHn density Sttcctscapcs_
· Street fUfnitt.:are in COtntnun landscape area shall be of a consistent
slyle., colot, alld matedal to unify the. nejghborhood.
Provide par1Üng in small parking areas or "streets;~ adjacent to units;
avoid large undifferenciated parking lots. Lalld,capc parking areas lo
provide shade and to softell vi,ual impact.
· Proviòe altet'nat'¡ve outdoor use ~pacc The demand for m¡tdoor space
can he rnet by providing private patios for ~açh home~ by developing
a cent!í.Ù rtcreation complex, or by a cornbiuatiun of hoth.
sC¡
lßO
RURAL RESIOENTJAU AGRICULTURAL & OPEN SPACE
AREAS
These. areas contribute significantly to the agrarian ambiance of the
Fallon Village community.
· Open space lands shall be protected ftDIT! undue impacts of devel-
opment and public access.
· Wherever possible, open space areas shall be made an integral
part of the ovetall conlmunity through providing physical and/or
vi~ual access to the open space,
'II Landscaping pattetns should resemble the natural setting, Use of
native plant communities shall be encouraged to provide wilùlife
habitat and contextDal imagery.
· Structures located in rura.1 residential areas shall be sited and ùe-
signed to nlini!nize visual impact_ Structures arc not permitted to
"daylight" on the main ridge line.
'" Rural residential and open space areas shall be de.veloped and
managed jn a manner appropriate for the control of erosion? the
prevention of overgrazing, and the::: prevention of the invasion of
nuxious weeds.
· Within the rural residential/agricultural area and upen space ar-
eas, designated pc«crves shall be fenced and posted to conttol
pedestrian and don}estic anitnal access to special habitat areas, as
identified in the Resource Management Plan.
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(pI
GI'NI::RAL COMMERCIAl, CAMPUS OffiCI',
& INDUSTRIAl
BASIC DESIGN PRINClI>US
SITE PLANNING
PARKING
OUTDOOR lISf' AREAS
SERVICE & STORAGE AREAS
LANDSCAPING
u{ð GrNIRAL COMMERCIAL & CAMPUS OffiCI'
The 580 corridor edge sets a visual tone for the City of Dublin_ As a part
of Eastern Dublin, the character of the regiunal c()mmerci~1 develop-
rnent is especially critical.
BASiC PRINCiPLES
Create hartnoniolls cutnposition of buildings that arc appropri-
ately scaled to thÓr surroundings. Special consiòeration shall be
given to any pottiot:l of the buileUng visible from aòiaccnt streets
or 580-corridor.
'II Create a logical hierarchy of auto and pedestrian movement.
Provide convenient pedestrian conoc..:ctions to public transÜ
where possible..
· Provide lanòmark buildings or public plazas on corners at major
intersections.
Minimize. the visual impact of parking areas.
V¡~ually break large structureS into pedestrian scale.
Create pleasant outdoor spaces, which co!npHmcnt rctail uses.
Locate service area away from pedestrian use areas and views frum
roadway.
· Design lanòscaping along the 580 edge to ,creen views of parking
while retaining views of arc¡'itE:çtu.raJ knolls beyond.
· Provide central focus for large shopping centers.
Provide Thematic
Identity Mark@rs pèr City
of Dublin Streetsca.pè
Marker Plan
r Land$(ape Reinforces
Circulation Pattern
Cluster Shade
Trees In ~klng
Building Entrl",
Visible From
Project Entries
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PARKING
· Highlight entrk, into patking areas with architectural monuments and
special landscaping.
Screen views of park.ing from streets by low be.rms, architectural fea-
tures such as low walls or a.rbors¡ or plancings.
III Sub-t.livide. large parking areas into a series of smaller parking lots
with landscaping.
· Provide opportuhidcs to reduce or dctain stotm"\Vatcr runoff by using
vegetated ,wales berween park;ng aisles and at the perimeter of the
parking areaS. Use of pervious parking lot materials shall be: encour-
aged.
PEDESTRIAN SPACES
· Develop outdoor plazas in close relationship to buildings. Use a
vaÓety of site elernents to add visual richness and provide shd··
tCt.
Create strong pedestrian links (atcades, poseos, a ,erics of plazas)
between various bl...liJdings within the retail complex and to th€
c01nmunity-wide circulation system.
· Provide: convenient hicycle parking areaS and/or racks near build-
ing entries.
· Enhance ambiance and vitality w.ith ba.nners founta.jns~ site furni-
turc, lighting, special paving and planting.
SERVICE AN D STORAGE AREAs
· Enclose storage areas within structures, (such as waJls, fences and
trellises), that blend wi.rh the archi.tec(mal styles, materials and
colots of the adjacent buildings.
Screen views of storage a.reas, loading docks, and major utility
equipment boxes from 5BO, Fa.llon Road, Dublin ßoulevard, ot
areas with high pedestrian traffic.
LANDSCAPI NG
· Use landscaping to create outdoor rooms, to screen unsightly ar-
cas, to reinforce circu.lation patte.rt1~, to ~hade parking arca~, and
to enhance. (he human scale and the visual attractiveness of (he
arca.
· Areas shall be landscaped with trcc~. Provide trces in parking area
~o that 40% of the paving is shaded. Prov.ide average 1 tree/6 car
sta.lls. Trees may be clustered to frarne site lints or to reinforce a
cit-cuJatiOll palette_
ÚJ:=:'
"i
v\
IY INDUSTRIAL
BASIC PRINCIPLES
· Warehouse buildings shall be designed and oriented to locate the
shorter width of the building toward the puhlic right-of-way.
Self-storage làcilities in industrial areas shall he designed so buHdings
arc located around the perimeter of the site providing courtyards in
the center.
Whenever adjacent to residential uses, floors above the first level shall
be designed to st-.ut step fot light and air, and windows located to
provide privacy for the residences.
· In multi-building complexes, noi~c, illUlninalion~ smoke., Just and
odor generating functions! as well as service and loading areas) shaU
be conlbined or lucated next to each other to minimize impacts on
the surrounding uses. Loading docks may be locatcd within buildings
to lessen such Împacts.
SERVICE AND STORAGE AREAs
· Screening fOf outdoor storage~ including vehicles) should be de-
termined by (he height of the n,"terial bcing screened, bur be no
less than 6 feet tall and include a combination of landscaping and
solid walls. Chain hnk fencing with appropriate slatting is an ac-
ceptable screening matcrial from the street, 1.-580 or residential
uses. Exterior storage should be confined to portions of the site
least visible to public view, patticularly Duhlin Boulevard, project
entries, 1-580~ and adjacent resídenti.:.J.1 uses.
All services area~ such as loading, trash enc.losures~ outside stor-
age, and gruund and roof eguipment shall be located away ftom,
or at a minimum, screened from residential u~cs and puhliç rights-
of~way. Where possiblc, loading areas ,hould be. located on the
,idc of the building opposite. of a residential u,c. If it h not
possible~ llue to an elevation difference hetween the uses or other
overriding site layout concerns, such facilities shuuld be screened
to the gr~atest extent practical.
· Screening is defined as providing at'! opaque vi~llal barder com-
prised of architectural and/ or landscape. elements.
LANDSCAPING
·
Landscape shall he providcd between parking lots and puhlic
>treets fot' all uses. Landscape arcaS ,hall he provided between
parking areas and building, in office developments. Landscape
areaS between parking are:as and buildings ate encouraged in ser-
v.ice cOffiinercial¡ and retail development and required in inùustrial
dLvdopmcnt~_ Water gualiry features and storm draìn retention
fcatures may be located within requitcd landscape and landscape
buffct(oi as long as the. final product gives the: appearance of a
landscaped featurc.
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'" t.~·
(2-::>
COMMUNrrv STRUCIIJRI'
-. ...."." ,....
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&~
Ci.RCUlATION AND tNTRI.ES
COMMUNITY DIAGI~^M
ClItC:ULAT'!ON SYSTEM
GArfWAYS
f'IUMARY INTERSECTIONS
10'\ c'-
\)' _OMMUNITY DIAGRAM
il
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Development
'-'
,..",. Gateway
IfI""'I!t¡, Regional Uses
....., Central Spine
IiII!ì Open Space Corridor
Open SpaceJRural Residential
-~
Residential/Commercial
. Village Center
. ...... Regional Road System
"~:',':..';:';;';'
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(.................
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...... .,e
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(Pó
DESIGN CONCEPT
The organizing framework of the çommunity is det'ived frorn the pattern
of roads, the open space SyStt-ttl, and the clustering uf land uses. The
reg.iooaJ-serving commercial areas are~ to a large extent~ separated from
the residential by the knolls which parallel Dublin Boulevard. Tho.so
knoll, create a natural 'gateway' for Pallon Village. The higher density
residential zones and Village Center are centralized. The central circula-
tion spine unifies the outer ring of residential ncighborhood~. The open
space corriùor provides a natural corridor with a centralizt.d pedestrian/
hkyclo ,ystem linking neighhorhood, and the vnlage core. This legible
comm\mity struclure allows each neighborhood to have a unique ambi-
ance..: while remaining part of the overall Pallon Vìllagc Community.
\!;;G... CIRC\JtAIION SYSTEM
í
./../)
C/,
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'--...--../ -
)( Regional Gateway
)I( Community Goteway
.. Community Entry
,. Neighborhood En.ry
* Primary I","",",<tion
*RoIart
... Main Street
.. · . ... Open Space Corriodor Crossing
._ Circulation Spine
_ _ Regional Road
._~'.,.,~ ~'m_._,.~_~_
OubUn e<> levard
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-'0
CIRCULATION CONCEPT
Ml1ch of peoples pecception of their environment is based upon the
view from the toad. Thus the ~trcct~capc character sets the pattern for
the com.munity.
The J-'allon Village streetscape system includes:
1_ Commcrcial and residential community entries,
2. Regional gateways,
3. Neighborhood entries, and
4_ The 8treetscape treatment along individua] toads.
JÜeratchical streetscape design contributes to the overall unity and leg-
ibility of the community, The open space çrossings, intersectiQns and
rotary ptovid~ special opportunities to celebrate the natural features of
the :5ettîng and utilize thcmatic clemcnts to emphashe overall C0l11111U-
nity character,
í \ RrGIONAL GAlLWAY
Highway Corner with Plaza
and Special Archiύture
Provide landscape Buffer at
Parking Area
Highlight E.ntry into
Commer¡;:;ial Center
Enclose street with
Quality Architecture
Incar JQrj\te Open Spaœ Into
D~ gn of Gateway
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Provide Thematlç Identity
MarkeN; p~r City of Dublin
Streetscape M8$œr Plan
Work. with Landowner to Enhance
Off-Ramp Landscaping and Pro.
vide Ultlrnate Access
ExiSting Croak Road to be
~aI;gned or CIQ5~
Create a m¡:tlnd:lve Landscape
Planting with Windrows While
Retaining Views of Archltocture and
Knolls
,Fran,""! the freeway, Fallun Ruad is the ~ìrst .impression, nut only of F~,.Ilon
Village~ but also of the City of Dublin. ThL" treatment of streetscapes in
this area should be cunsistent with City of Dublin's Sttcctscape Master
Plan for gateways_ This regional gateway should include enhanced land-
scapîngt a <ICily of Dublin" monument sign., wide,fled mcdians) and
special median archÜec.tural enhancements, ancl possible installation of
pu bJic art. Building, ,hould be oriented to the Street edge and intersec-
tion to highlight ,he gateway.
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7Z--
COMMUNITY GArrWAY AI CENTRAL PARKWAY
StOne Theme Wall Terraced
into Knoll
Thematic Gateway
Monolith
Columnar Windrow
8'MLllti,U!ìoelrail
8' Multi-Use Trail
Columnar Flowering Tree
Open Sþã(;C Tl'ee$
Community \^/aU or View
Fence
Community Theme w;)1I
or View Fençe
Þrovide Pedestrian
Connection
The cotnmunity gateways are located along Fallon Road and Central
Parkway. They demark the. transition between th~ regional cornmet-
chI areas a.nd the residential comlTIunity. At these locations roadway
cuts hetween the knolls create natural gateways where the open space
areas frame the roadway on each sidc. Terraced low stone walls and c.o-
lumnar windrows edge the roadway! introducing the agradan theme of
the Fa]]oo Village CüIIl!IlUnity. Cùlunluar flowering trees in the median
along with the.matic entry monuments wiJ1 be: u~cd to further highlight
the gateway. The land~.¡(.::apt. treatnlC:~,.nt will transition to streetsçapc and
open space planting, past the gateway area.
1-;2} PRIMARY lNTERSEcrlON AT" CENTRAL PARKWAY
CommerciaJ Use Should be Oriented
to the Corner. Prov¡d~ EntranciO
Arch and Plaza Area.
Dublin Boulevard
Thematiç Monolith
Thematic Stone Wall!;>
..
\
'.¡
.\
,
,,,i
'.
There are two primary intersc:ctíons in the c.omrnetcial area as Dublin
Road intersects with both Fallon Road and Centra1Parkway. In these
locations, the intersection ,hould he h;ghlighted with enhanced paving,
flowering trees in the median, a.nd thematic elernents_ Adjacent comrner-
cial development should be oriented to create an attractive front door at
the corner with plaza areas and enhanced architectura.l treatments. The:
terminu~ of C~ntraJ Parkway should be a focal area with thematic monu-
ments? stout: walls, and enhanced landscaping.
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-7 L/
PRIMARY INTERSECTION AT VILLAGE C¡:NHR [NnW
I
,
Medium Dãn$ity
Residential
_..
Thematic Gateway
Monument
low Stone Wall
Enhanced Paving
Thematit Gateway
Monument
Thematic Monolith
Mixed-Use
Medium Density
ReslQentlal
. .
~j'(",.~." i"','· ':',..; ';.~", i:;
.. ·.<··.l~<i4;;it: ".'.
~IOWèri~ T...~1II\lII1~,\'·
Intel'5è(flOn
./
Enhanced Planting
Large Specimen Trees
Medium High Den-
sity Re$ldential
Low Stone Theme Wall
Columlk\r Windrow
{;:
, :~:ß
Provide Visual Buff~r and Pedc$trian
Connection to Residential and
CommerçiaJ Ar~s.
The arÚval at the Fallon Village community core .is marked by (he T-in-
tetseetion at Croak/Upper Loop Road and Central Parkway. A generous
ope.n lawn area i~ c..:ncJo~ed by windrows of colt~mnar trees. Specimen
trees and flowering r~renn.ials are used to further enhance the area.
Thematic monUinents, stOne walls and enhanced paving a,reas acc.ent the
intersccdon and reflec.t the c.ommunity theme.
¿
1=i'I<JMARY AND SECONDARY NE1GlmORHOOD ENTRIES
ïhematic Monolith
~,,;ç En'')" Element
"
Flowl!tring Tre"':!i
co,umnacT7
.'
___wi
..
4
l1li
PRIMARY ENTRY CONCEPT PLAN
Colul'nn<1r Trees
PRIMARY ENTRY CONCEPT ELEVATION
S' ML ltI~Us,e ¡rail
P>rl<way
Primary neif!hborbood entries are located along Upper Loop Road and
Croak Road. SeCQndary neighborhood entrics may be u'ed to highlight
additional c:ntties Ü'otn the community roadway system. Entries ~hould
be dc:signed to çreate dbtinct outdoor room~ that define the neighbor-
hood characttr. Each entry should establish the identity for thc indi-
vidual neighborhood whilc remain.ing consistent with the Mediterranean
Agrarian theme. Neighborhoorl entries should incluJe:
. 'l'hetnatic community clements such as specia] paving, thematic entry
portals) stOne or stucco walls, community theme walls or ornamcntal
fencing.
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Thematic Entry Element
SECONDARY ENTRY CONCEPT PLAN
Seatwall
~ 5' Sidewalk
SECONDARY ENTRY CONCEPT ELEVATION l'arl<way
Decorative Pots
-7IJ!
Enhanced Pavin~
Ñ;çent T~5
Flowering Trees
Neighborhood sign age incorporated with thetnatic monurn.enls.
Common landscaping de.¡nents which reflec.t the Meditcrranean
Agrarian theme inch}ding J talian Cypress, Olive and/or citrus tre.es!
flowe.Úng trees, aod perennials.
Additional elements may be added such as decorative. pots) seat pads
ur seatwalls, and benches,
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-n
STRFFrSCAPF
...n__..'.___
STREET DIAGRAM
M^lOR STRUTS
RESIDFNnAl. SnH:FIS
'Ib STREET DI.AGRAM
7
CJ
r\
·",A
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,.1.\...---
~"tí---'
II
:..11
~J
-~~-
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,
. .. Pub"n Boulevard
. . . .. Cent..1 Parkway
__ Upper Loop Road
_ _ Fallon Road
,. - Main Street
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-'-
"'-¡
)
..__-L ,__"
C~]
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T!
STREETS CAPE STAN DARDS
Collector Road, (Central Parkway, Uppe.r Loop Road and Croak Road) shall
have an W tnuhi-use trail, an 8' parkvJay~ shoLÙders, and medians. Mcdians
shall bt: a l11ini111lUIl üf 16' in width.
Minor Residential Colle.ctor (resi<Ìcodal entry roads) sh,ù] have a 6' or 8' sepa-
rated sid~l k, an W patkway~ and an optional W median.
Residential streetS shall have a 5' sepat'at~d sidewalk and an 5' parkway.
Rural Residential Street with monolithic sidev..ralk ¡nay be used when:: strcct~
end at the.. open space interface cul-de-sacs. .A minimum 5~ monolithic siJe-
wAlk shall be provided. .A 7' lao<Ì,cape ea,etnent within property line for
planting- and maintenance of street trees.
GENERAL DESIGN GUIDELINES
Intersection widths shall be minhnized to facilitate pedestrian crossings,
through the use of butnp-outs, reduced curb return radii or othe.r methods
as <Ìetcrmh,e<Ì appropriate by Public Works and Fire Dcparttnent.
Rc<Ìucc<Ì road widths on rural residential streets (from 36' to 28') may be ".1-
lowed whe.re parking occurs only oil one side.
Dead end streett; and Cul-de-sacs are disc.ouraged. Where cw-de-sacs are
used the following gui<ÌcHnc, ,hOlùd apply:
ill Maintenance acccssw.ay or pedestrian connections shall be utilized when
adjacent to open space, trails, and public ROW
. Cui <Ìe··,ac, nlay have a 42' radius (84' bulh) to face of curb when they
serve streets tnore than "150' long without street parking on the cuI-dc-sac
hulb.
· Maxirnum 25 homes On cul-dc..sacs without EVAE. Cul-de-sacs with
greater than 25 units require <1. sec.ondaty EVAE. 75 hatnes re<l'.Üre a s~c-
ondary p~1 b.lic street access.
A puhlic ,ervice easement (PSE) is required behind the street right-of~way_
· TIle PSE should he gra<Ìcd at 2% to allow placement of utiHty vault, and
the 2% gr-ade should conrinl1e J' beyond the edge of the PSE.
· The PSE may be graded at steeper than 2°/u provided that any rct:.<I.inJng
walls neeclc:tÌ to accornrnotlate utility strucr-ures arc locatcd at the. time of
grading and improvement plan submittal and a,re implemented in aCcor-
<Ìancc with the design standal-ds includc<Ì herein.
Utility structures sha.ll he placed underground whenever possible:. Abüve
ground structureS shall be allotted enough r00111 to cnSure adequate area f()f
landscape screening_
~v
J FALLON ROAD SOUTH or DUBLIN BOlJUNAllD
Low Flowering
Shrub!i: and
Grounckovar
Columnar Trees
DESIGN CONCEPT
This regional corridor should have a consi~tcnt streetsc.a.pe character as
it extends ftom othet patts of Duhlin through F.llon Vj]l.ge. Canopy
ttees are used along the street edge to enclose the street and provide
shade:: for pcde~tt.ians,
The 8' multi-use traj] is separated from the roadway hy a generous 8'
patkway.
Colutnnat trees in median identify this corridor and reduce the width
of th~ stn;et.
Parking lots at cornrnerdal should be screened with enhanced land-
sca.ping.
Architecture at commcrcial should be enhanced to enclose the strCet.
-'
.. - =----'=;'.:',-"'-,---~~~,,:,~,~,:. .-
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Str'eetTr"e<:;$
'". .,.,1-.
.' :L,II~~>::~,:';I/~
:,;;Y,'~,\~.",~;,~i.i~
,¡:.
--+ 6'·Z6' ~
Ml2ldian/Turn lane
t
ROWVari", 166'-199'
...-.---.....----.
PLANTI NG
E DG ES
· Pyrus callcryana¡ Ornamcntal Peat
GATEWAY EDGES
· Pupulus italiea, Italian Puplar
MEDLAN
· Ace! rubrum 1\rmstrong', Armstrong Maple
SHRUBS AND GROUNDCOVERS
¿)
(-)
Columnar Trees
Drought-tole.rant~ deer-resistant 5pedc~_
Showy species to be used within median. Plant hcights should not "h-
struet line of sight.
TaUer shrubs should he used to screen paddng areas.
ß1/
IAI.ION ROAD NORTH C)I DUBLIN ßOtJU'VARD
Low Flowering Shrub!¡:.
and Grollnd¡;::OVEIr
CQlumnar Trees
-~ _". n..
Residentl;:¡I
"
DESIGN CONCEPT
The design for this ponion of Pallon Road i~ consistent with the COn-
cept pt~gtIlted fur the southern ~ection_ The edge conditions in this
area vary and should rece.ive unique treatments as outlined helow.
Where thc street edge abuts open spar:e) the. street tree pattern becmI1cs
natutalizf:d t.o celebrate views into open space areas. Whc..:tc possible the
multi-use trail may meander. Access to the opcn space is controlled by
a fence which is located away from the roadway and screened with land-
scaping to prese.rve views.
Where residential deve,lopmen.t abuts the road, a community theme wall
wÜ] be used. The then,. wall ,hall wrap rcsidcnthl development as ap-
prupriate to avoid views of rear yard from Fallon Road.
The 8' rnulti-use tuB is separated from the roadway by a generous. 8'
parkway. The tra.il may meander at the open space interface.
. Columnar trc::c::~ in median identify this corridor and reduce the width
of the street.
..
;::;;.,,~- ;--;
. ._. '_',.""'," 'w'· ,'"
---+--.-_.'~~-_.
. ' I "
, '
':;~·'~"M"".'._'_"_':"_' "__".:~"~..:.,,.~,.::~
. Residential yards are. enclosed with a community theme. wall and
screened with an addjtionaJ row of trees,
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Street Tree
Columnar Trc~$
I 6'.ló· I
i Medianrrurn LaM t-
1
ROWVaries 140'~186'
FALLON ROAD AT OPEN SPACE
Street Tree
Columnar Trees
I 8'-ló' I
~dlanfTU~
ROWVarie!i> 140'-186'
FALLON ROAD AT RESIDENTIAL
PLANTING
EDCi ES
· PytuS (;alle.ryana~ Ornamental Pear
OPEN SPACE EDGFS
· Oaks se1ec.red from tree palette
MEDIAN
· .^cer ruhrum 'Armstrong', Arn1strong Ma.ple
SHRUBS AND GROUNDCOVFRS
Dnmght-t()letant, Jeer-re.sistant species_
Showy ,peÒcs to be LLsed wjtrun median_ Plant heights should not oJ,-
stt-uct line of sight.
Tal! ShfUh~ along th(: community wall to enhance appc::atance.
/}:z
Ö...;;
I I 8' I 8'
~MUIt1-
lanE! w;¡y U:se
inil
Comml,lnity
Theme Wall
CQmmerci~1
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r¿~ DUBliN BOUUVARDAT COMMlRClAI
Provide Thematic
Marker (:at 600-700') par
Streetscape Master'" Plan
..
DESIGN CONCEPT
"r
,
DubHn Boulevard is a major east/west corridot: for the City of DubUn_
This regional com¡nercial corridor ~hould maintain a consistent
streetscape character as 8. unifying element.
The 8' roulti-use trail is separated from the roaùway by a generous W
parkway.
Flowering trees ìn median identify this torridoL
Parking lots should be screened with enhanced landscaping.
Architec.ture at CUIIllllcrcial shoul.d be enhanced to enclose the street.
,:
-,-,-_.'!'""·,~,~Jd,,,...~:
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30' I
McdlanfT~
I 6' I 6'
~Pa~k-
L.n. ""'I
Þ:1rk-
w"'
B;J
Lane
6'
Mult!-
U,.
Trail
150' ROW
DUBLIN BDULEVARD TYPICAL SECTION
PLANTING
EDGES
. Platanl1~ accrfolia, CaJifot:nia Sycamore
MEDlAN
Pyrus caJleryana, OrnameotaJ Peat
Lagersloemia indica, Crape Myrtle (at turn pockets)
SHRUBS AND CROUNDCOVERS
Drought-tulerant~ deer-rcsistatlt species,
Showy 'pecies to be uscd within median. Plant heights should not ob-
struct line of sight.
TaU shrub, should be used to screen parking areaS.
ßS
1)9
DUBLIN BOULEVARD AI' OPLN SPACE
Commercial
DESIGN CONCEPT
..
The wesrern portion of Dublin Boulevard .burs the open space knolls
which separate the regional retai I uses from the commcrcial and resi-
dential portion of Fallon Village. Thi, open 'pace edge has a spedal
stree.tscape treatment to highlight this unique featute.
The. 8' tnulti-use ttaíJ and W parkway continue along the open space
edge.
J-ilowering trees in ttledian identify this corridor.
Parkin.g lots a.long the commercial edge should be screened with en-
hanced landscaping.
A thematic stone wall and open space trees are used where the street
abuts open space to enhance the Mediterranean Agrarian fcding of
the community.
.._--~-_. '-"_.'~~=:'~"
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Street Trees
f MOd;.';;:;", Lane ~-
8'
Multl-
u,.
Trail
ISQ' ROW
DUBLIN BOULEVARD AT OPEN SPACE
PLANTI NG
COMMERCIAL EDGE
· Platanus ac.erfolia) California Sycamore
OPEN SPACE EDGE
· Oaks selected frorn tree palette
MEDIAN
· Pyrus c.a.U.eryana, Ornamental Peat
Lagerstoemia jodic.a, Crape Myrtle (ar rum pockc"')
SHRUBS AND (jIZOUNDCOVERS
7...:.:,7
Thematic
Stone Wall
Drought..tolerant, dc.c.t-œ~istant species.
Showy speck, ro hc us cd within median. Plant heights should not ob-
struct line uf sight.
Tall shrubs shoulJ be used to screen parking areas_
1£1;; ClNTRAL PARKWAY AT VI.LLAGE CENTl'R
Median Trees
Meander Trail
in Park
:~ ,:,
~,~-~I ='~
" \'. .-:'/,;,..""..,
tJ, ~,..,.".",,, ,~
rl .,~~~~... :,..!:~_=.:::;::;::
I .:
-'-"~~""~,,._~.~,~~±J~
I I
Medium High
Density Residential
Homes ~Iate
to Street
Street Trees
Neighborhood
Commercial
Street "trees In
5x5 Tree Grate~
DESIGN CONCEPT
..
Centra) Parkway is the primary street frontage within the Village Center.
The streetscapc is this area is designed to unify the variety uf u~cs while
highlighting spedal features such as the tetail fronlage.
The W multi-use trail is. separated fronl the street by an W parkway
along the tesidential frontage.
. The stre.et tree pattern responds to the adjacent land use as is nlOves
thtough the Village Center.
Dirtct pedestrian connections bttvlccn the residences and the lnlÜÜ-
USE: tr¡:Ù] are enc.ouragcd.
The multi-use trail :;;hould be. integrated into the design of the com-
munity park.
The street tree species changes along the retail frontage to highlight
thi~ area. A 16' side.walk and trees in grate.s allows for greater pedc~-
trian access and outdoor dining opportunities.
¡,
,.
1"'1
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JC¡
',6
EncolJrage Homes to
Front onto StTeet
Encourage StorefrOnt UseS and
Outdoor Cafes Along Street
Street Trce:!;
Median Tree
Accent Tree
at Retail
~
~~.....IO.:..
Min.
Setback
8' l 8'
Multi- ~kwa.
Use Tr<iil
16'·20'
Median
16'
Sldèwäikwith
¡ree Grates
88'·92' ROW
CENTRAl PARKWAY AT VillAGE CENTER
PLANTING
EDGES
. Celtis s,ine.nsis, Chinese Had::herry
RITAIL EDGE
" PuntS k.awakatnii~ Evergreen Pear, in tre.e wdls
MEDIAN
Pyrus caJJeryana, Ornamental Pe.ar
I ,agerstrocmb indica, Crape Myrtle (at turn pockets)
G ATF WAYS
Populu, italka, Italian Poplat (edges)
Acer rubrunl 'At!ntittUIlg~, Arrnstrong Maple (median)
SHRUBS AND GROUNDCOVERS
Drought-tolerant, deer-resistant species.
Showy spedes to be used within median. Plant heights shocÜd nol ob-
struct line of sight.
~D MAIN STREET
Plaza at Corner
F'edestrlan Connection
to Rear Parking
Retail Edge at Baçk;
of Sidewalk
WIde Sidewalk for Din-
ing:and Outdoor Di:!iplay
11
ð
Main Street
Neighborhood
Square
J '
,,,.,...~,,") /
I, "'1
i: '
\,, .' :'/'
~t
}"J
\1
'\-t¡
..
DESIGN CONCEPT
,
'j"'"
- ,.'J;~("
Main Street surrounds the ntighhorhood square and is designed to Cre-
ate a pedestrian -friendly "village' attlbiancc_
Diagonal parking is provided on both sides of thc streel.
16' sidewa.1ks encourage pedestrian (lçtivity~ outùoor displa.y and seat-
ing.
Stre.et trees arc pbçed .in 6x6 tree wells with grates.
. Pedcstrian links to rear parking areas should be highlighted.
. Retail buildings are located ar the hack of s.idewalk.
iI.;" }, ._"":/ . '~''''''''.
, 'â,':-;:tl'"
r"~,·'~·,,,, \
I ~~: ",~..'..:":"'._"---.'.~.'
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I " I:
, ,
. ·_,--=-::.-.:....~=::i~.:.;;;
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- - Street Tree in
TreiEI W<:II
- -. Angle Parking
f 16' ~
Sidewalk
PLANTING
STREET TREi-S IN TREE WELLS
III Koc.lrcutcria paniculata, Golden H.ain Tree
ACCENT TREES AI CORNER
.. Lagerstroemia inclica¡ (:t-ape Myrtle
)(
~8'~8'~
Parkins· Sidewalk
Buffer
C\v
UPPIR Loop ROAD AT RFSIDENTIAL
fhrub$ and GroundCO'Yfl ""
Mult ·UsfI
T....I
Median Tree
::=4
CQmmunlty Thømø Wall
~ rr=l f-J r
r 8" Malntéhance Band
DESIGN CONCEPT
,.-;1""«.1 ,/
\,,1:,1 l","I
,I' ,1,1\
\) +.,.'\'.',....
"
r'
L'~
,.
, ";,~¡
Th. Upper Loop Road is a unifying deme!!t fot Fallon Village.
· An eight-foot wide multi-use trail is provided along both sides of
the street. The trail is sepatated from the road hy an eight-foot wide
parkway strip.
A Community t.hen1e wall and landscape setback will separate homes
from the Upper Loop Road. The wall will be located at the top of
slopes along the roadway.
Latge scalç canopy trees will be used along road edges to enclose the
street and shadt: the multÎ-use trail.
..
,
'...[ ,
I¡<''v:..
ï~
""'j
,
· A maximum 16' wide landscaped media!! witn columnar ttee, will
distinctly identify the primaty corridor and reduce tne width of
street.
Small, flQwering trees will be used to highlight the intersection in
narrowed median.
\
, , ":'_~':~:':',:'i,,:,:..,.~
i ~ I , I "
..,-".,..,~~,~:,:~:,,=:
· Drifts of shrubs and low grnundcovers add visual interest. All planr
materials will be adapted to use of recycled wate.r.
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(,' ";;I
1....)
18" wide Maintenance Barld
Addl lonal row of trees
addl!d to !l.lopl!l when
horl:tOli[3 dlmnœ Is
øeatl!!l' than 20'
[ Commun;!y
Theme Wall
,/
BackyorO
o<kyorO
2: I Slope max
8'
Multi- Parkway
U..
Trail
Medlan{Turn Lane
2: I Slope
max
88' R,OW
PLANTING
EDGES
· U.lmus parvifolia¡ Chinese Elnl~ 24" box, triangulated at 30' o_c.
· When the horizontal distance. between the sidewalk and the cunlnlu-
!lity theme wal1 is greater than 20', an third row of trees shall be pro-
vided,
MEDIAN
· Quercus rohur 'fla~tigata¡, Colurnnar English Oak, 24" box, triangu-
lated at 18' O.c.
SllRUI\S AND GROUNDCOVERS
Dt'ought-tolc..:1-ant, dtLt-tesistant species.
Tall sllfubs along the cornnlLuÜty wall to enhance appearancc_
· Showy species to be used within mcdian. Plant heights should not
obstruct line of sight.
Cj~
UPPER IDOl' ROAD AT OPEN SPACE
Oþ4!n Sp~ ~~~,__,. {' ~,.- .,_.,.....'-,'~ Opan Space CorridQr Fence
_--<r;r'"
30' Trail/
Maintenance
Euement
crl
Fl r-R ~
Community ThElme Wall
Shl"'Ubs I Groundcovers on slope
DESIGN CONCEPT
In sOlne locations, Upper Loop Road in terfaces with both the residential
neighborhood and rhe open space corÚdor.
A separated eight-foot wide mu]ti-use trail with large::: canopy trees
(-,latHed in parkway is provided along the residential edge.
. The open space corridor form~ the western edge uf the. ~treetscape.
Within the 30' wiile trail/maintenance easemcnt a 12' wiùe ttmlti-
use trails provided. Trail meanders where grades pertt1Ít¡ providing a
minimuIIl of 4' landscape.. area on tach side.
A sixteen-fonf" wide landscape median with columnar trLes reduces
the wjdth of the street_ Small fJoweÚng trees will he used to highlight
the intetsection in the narrowed tIH.:dian.
A conltIlunity theme wall and landscape setback separates the road
frum the adjacent homes.
PLANTING WITHIN THE 30' EASEMENT
NATURAL OPEN SPACE TREES
. I.nformal dusters of trees selected frorn the open 5pace tree list, aver-
age of -¡ tree per GOO "lnare feet, -¡ 5 gallon.
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(¡L-
V
Open Space Corridor Fence
Open Spacã TN!les S ~
treet I rBas
. ~~~~;J
T""
30'
Trail I Malnblnanœ
E""",en<
Open Space Corridor
~.t~~:;~b
n,S'R.O.W.
2: I SIQpe max.
. ._------,~...,,' '-"......-.-,
SHRUBS AND GROUNDCOVERS
'II Drol~ght-Loleranl, deer-res.istant speci,es.
M'ixture of "l and .s gallon sizes.
PLANTING AT RESIDENTIAL EDGE AND MEDiAN
EDGE
Ulmus pa,fvifolia¡ Chincse Elm, 2-1" box1 ttiangulatt=d at 30' 0.(;., typical.
· Double rows of triangulated trees on the residential side of the road.
When the horizontal distance between the sidewalk and the community
theme wall is more than 20' a third row of trecs is added within this
area.
MEDIAN
· Quercus robUf 'Fastigiata', 24 ~ hox, t"riangulatcd at 18' O.c.
SHRUBS AND GROUNDCOVERS
Drought-tolcrAnt, deer-resistant species.
Tall shrubs along the community wall to e.nhance appearanc::c.
· Showy specjes to be used wjthÜ, me.(ljan. Plant height, ,hould not ob-
struct lim: of sight.
R.etainingWaIl
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C I ^
tv
RESIDENTIAL ENTRY ROAD
Street Trees
Community Theme Wall
Community Theme
Wall
Median Trees
DESIGN CONCEPT
The link between a collector road and the neighhorhood is enhanced
through the design character of the neighhorhood e.ntry ruad.
. The pedestrian connection is strengthened by use of an eight-foot
wide tnulti-use trail on each side of the street.
A c.on1n1unj(-y theme wall lines both sides of the stre.et.
In addition to thc W wick parkway ~ a min. 10' wide landscape parc.el
,hall be provided be.tween the trail and the theme wall
. The first st:gmcnt" of the efHry road rnay be highlightcn with a
landscaped rnedian.
The parkway and landscape setback arc: planted with canopy trees on
each side Df the ttail.
... ,I'ylonoliths and thettlatic planting should be included to highlight thL
entry.
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Street T rÐe
Community'
, T¡'eme Wall
IO'min.
·_·--+~fM~:~~
T""
64' ROW
SECTION A
Side Yard
10' min.
1. 8' I. B'
" "{""....,,,. _.m
~yMultl-Ule
Tnlil
IO'mln.
72' ROW
S ¡CTION B
PLANTING
I: DC; rs
· A d()(J ble tOwS of trees should b~ planted on each side of the cntry
as space allowti. When the horizontal distance h¡;:t\Veen the sidewalk
and the community theme wall is more than 20' another [OW of
. ,
street tree should be added within this area.
· Accent ttees should he used at the main intersection as shown in the
secondary entry concept plan.
SHRUBS AND GROllNDCOVERS
Drought-tolerant, de.er-resistant specìcs.
· Use showy~ colorful species at the intersec.tÎon and rnedian to en-
hance. the entry.
Lawn at 5treet p:arklng
I=eoc:e
~
{¡
a
õ
"
~
J!
]
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(\~
'1 ~U(;¡-IBORIIOOD SfRIT.T
Str"éèt Tree
I per lot min.
2 par comer-lot
Small ShF\lDs I Perennials
DESIGN CONCEPT
The neighhorhood streets are developed with ttee linccl parkways.
Tne S' wirlc ,idewalk is separated from tne <:urn by a 5' wide.
parkway.
· Tree locations shall be cuordinated with street lights and utilitie~ to
provide a cunsistent trce: canopy cnc.l(l~ing street
\!ÇThere side yard~ ahut (-he stree.t! an additional Y !)' wide landscape.
sctbac.k is required between the fencc and the sidewalk. \Vhere
appropriate, additiunal street trees to bç planted in setback
· Vicw~ of sîdeyard fences to be softened by the usc of 4-5? tall evergreen
shrub~ pJantt:d in sethack
· The consistent use of a single street tree species on tach sHeet wiJ] be
used to reinforce strcetsc.ape legibility
PLANTING
STREET TREES
· Along the. residential interface, a single row of street trees occur on
tach side. 'I tree minirrHlm per residential lot, and 2 trees rnÎnimum
per corner lot, 15 gallon
SHRUBS AND CROUNDCOVERS
· DrOl¡ght -tolerant. deer resistant.
· Croundcover shol¡ld be pbnteJ under street trees in the. parkway. Whtr~
curbside padcing ()ccurs~ the r~,rkway should be planted with lawn_
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~~[
Residence ",~
Street Tree
qq
Frontyard
...D./d
--i 12~;h to·t~P~--- ..----
-t 56' R.O.w.
Residence
Sldoyard
--
Residence
J/~~
~~.
Residence
~_la'm;n'OG""" t-
w
TYPICAL SECTION
Street Tree
7'min.
Fence may be located in
PSE Where Lots are Down
Slope from Walkway
e.
FENCE AT SIDEYARD WITHOUT SLOPE
Sldeya,d
I 5' I 5' I 5' l
~
FENCE AT SIDEYARD WITH SLOPE
Resldonci&
Resldenc~
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JOO
RURAL RESIDENTIAL CUL- DE-SAC
~1
'",
Street Tree
r
.............'-...-
--_.~j~~·L__,.""",._'".,,."'_._'"_.._
ia'M
PSEj IdeWl1lk
~:andscape
Eõ!Sem~nt
36'
46' R.O.W.
l-::_~a~J
Sll;l~k p$EI
\d5Cõ!p~
Ea!lem~n[
DESIGN CONCEPT
The Rcsidential Cul-de-Sacs generally Occur wh<.:tc streets tennÎnate at neigh-
borhood burders at ()pL~n space. Street (t'ees are to be. planted in front yards
within the W PSF/landscape eaSenlellt\ behind the 5' wide monolithic side-
walk.
PLANTING
STRUT I'RI rs
Along the re.sidentiallntLrfacc, a single row of street tre.e.s uccur on ~ach
:-:ìdc; '1 tree minimurn per residential lot; 2 nlinitnum per c.ot'ner lot'.
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~ ~ .~.
. r; .- 1 .,.~.'"
V" ~,t'" ,~,L,.- ~
".", ,Ji ~
/'>' ,.:¡. "-;
J(' I
OPf.N SPACE CORRIDOR CROSSING
Open Space Treos
/.
.
Median Tres:i
.-f-.-
I
ornamcntÍlI!.C~..JjrQ~
DESIGN CONCEPT
..
Crossings of the open space corridur create a nlemorable arc.hÜectura,1
statement in the design of a "br,¡dge,~ It is an opportunity to celebrate
dlc open space chatactc(- and reinforce the Mediterranean Agrarian
theme. Open space trees and groundeovcf shoulò be plantcÒ as 'pace
allows to enhance the corr.idof at the crossing_ An ornamental fence and
Hghts ~hould be designed as architectural e.letnents along the entit'e span
of the ct"ossing_
i'
J¡,."~'¡L _
)1
y
:::.;.1::,.,;.:,::.:.;:.'~'i:
".~\..._-'--",,,-:,.,,~;,
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IOd--
1-
'f'RAlL AND PARK SYSTEM
....------., -
TRAIL ANT) PARK PLAN
1.2' MULTI-USE TRAIL
8' MUlTI--USt -IRAIL
MAINTI'NANCE ACCESSWAY
e:7
TRAILS AND PARKS PLAN
~
12' Multi-Use 11'011
8' Multi-Us. Troll
... . Maintenance Accessway
Pedestrian Connector
--
-
-
-
*
8ike Rout. through PorkNlllag. Cen'.r
Neighborhood Par'" and Square
~Iementary SoOOol
Open Sp,"",
Possible Graci. Sep....ted Pedestri3l1
Cro""'ng to Fallon Sports Pork
/;
I
I
I
II
J.\..----
~'"\"í--'
II I
~~n u
,'i','"':,.i'
~
ubi in Slvd,
~.~~~'"'~.~.'. . u~'u~
~/
----
; I'· " 'I'~
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I
I CJLI
RECREATION AND OPEN SPACE
Park Acreage- Provide thc some program of neighborhood and com-
munity parks as previously programmed for thc Stagc 1 PD (PA 02-
010) (5.7 gross ac1"cs/l ,000 population). Any incremental .increase in the
population will require Ü,crease Ü, park acreage at the city's standard of
S.O acres ped ,000 population.
Neighborhood Patb/Squares. Neighborbood parks must be five to sev-
en net usable acres; Neighborhood squares ttlust be two net usable actc:::s
(net as InLasut~,d from the .surrounding property lines/rights of way).
The typical maximum slope that will qualify for the "ne.t acreage" shall
be 2°/u. Tcrracing is acceptable¡ however typically slopLs over 2% will
nut qualify toward net acreage. Highcr gradient slopes may be accept·
able rowards qualifying towards ne, acreage on a case by case basis. A
neighborhood square may he..: utilized in the steeper portion of the site
and will be counted toward park acreage.
I.ocation of Neighborhood f'arks- Should he distribured throughout the
project to serve the neighborhoods equally to the extent feasible.. Parks
may he loçated adjacent to schools hut not at the expensc of lost act-c-
age.
Trails..Trail connection~ ate i!npottant~ especially along cteek~ and in
open sps.çe as allowed y permitting agef1cie~. May utilize grade separatcd
crossings to separate trails frorn arterials.
Pedestrian/Bicycle Circulation- Pedestrian connections include logical
access routes to sch()()ls~ parkt;~ commercial ateas, strcarn/ open spate
areas, or other tra.il connections. TraH connec.tions shall avo.id dead ends
or gaps. Major pedestrian/ bicycle trails should rnininÜze street crossings
where feasible hy locating traíl on the sidc of the street with the fewer
n",nber of crossings. Consideration shall be given ro utilizing grade-
separated crossings of arterials. Trail facilities should be com.bined with
EVAE's where possible to minimi,.e hardscape and grading
An 8' wide, multi-use, çoncrete trail is. provided on hoth t;idcs of primary
corridor S lreets. The tra.il shal.l accommodate both pedestrian and hike
traffic. An optn 'pace tl\ulti-use trail parallels both sides of the riparian
cot't'idor, provid.ing bike anò pedestrian connections hetween residential
neighborhoods and cotnmunity amenities such as 8c,hooI8, parks, and the.
Village. Cente.r.
· The tIlulti-LLse trail shall OCCLLr in 30' wide. easement that is part of ,he
400; wide ripari.an r.orridor.
· The l11ulti-mic trai.l shall he a minimum of 8' pavcd~ all-weathet surface
with 2' g.ravel shoulders.
· Planting within the trail casement shall be visually consistent with the
riparian corridor.
¿-
\OJ
12' MUII'I- USE TRAIL AT OI'FN SPACI' CORRIDOR
Open Spil~e ÇOlTidor
Open Spacll!l Tr'èø-
Gently meander 'rail appropriate
to blkè c.irculatiqn w,hen trades penn It _
. ,
30'Tntill
MalntC!lnance
Easement
Sl1rub$ within 5' from trail
mlY not excðed ]' hl¡h, typical
Opén Space CQrrj(iQr Fence
. "
.'
.-- 8ençh and tnt$n receptacle
at 500' + intèf'Vi!&¡
. - ~
-
,
Gravel Shoulder
A>phak Path
a:IJ
1 SO' minJ400' average
DESlGN CONCEPT
"novel Shoulder
A>phalt Path
The 12' trail i~ .located within the open space corridor.
A 12' wide multi.-usc trail occurs within the 3W wide tr,Ú1!
maintenance easerr)ent. Trail 8' wide asphalt pavement with 21 gravel
shoulders either side. Trail paving :)hall transition to concrete at in-
tct.sccdons.
Meander trail where grades permit? with a minim\Hn of 41 from the
c.urb.
Provide benches. and trash rcccptac.les at 50W± intervals.
The open space corridor fence should be located 45' minimum from
the turbo
~
.~____ .._".__~._ l' ~
30' Ttdill Maintenance E~ement
PLANTING WITHIN THE 30' EASEMENT
OPEN SPACE TREES
Seleet trees frOttl Enhanced Open Space palette with an omphasis on
native trecs. Tn::e~ sh~.JI be fire safe.
15 gallons in natural groupings,l ttoc/600 sq. ft_
SHRUBS AND CROUNDCOVERS
. Select drought-tolerant¡ dc..:er-n.:sistant spec.ies.
. For safcty, ,hruhs taller than 3' are not allowed within 5' of trail.
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/ -"
C",Ji
12' MULTI-USE TRAIL AT BACKYARDS
"
bJ lqJ [SJ d
View Fence
Trail! Maintét'1anclI!I
Easement
~
12'...........-Multi-U58 Trail
Open Space Tn!lfI$.
........-'
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-Nota: Whsra ,grades pem'llt.
meander' 12'w multi-usB trail.
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ResidMce
Tf'3Iil $hould be lower than backyard where possible
Backyard
30' Trail Malntenan¡::e Easement
o en S ace COlTldor
DESIGN CONCIWf
The trail is located behind residential backyards within the open spare
corrìdOL
· A IT wide rnulti-use trail occurs within the 30' wide traÎljm;l.Întena,.l1ce
cascment. "Meander trail where grades permit, with a nli.nituum of 4'
landscape, area on each side.
· Privacy for the n:sidcnces is created by locating the trail lower than
the backyards.
· The open space. corridor fence should be located at 3W minimum
from the, backyards.
PLANTiNG WITHIN TH~ 30' EASEMENT
Refer to 12' Multi-Use Trail at the open space corridor.
\0'\
12' Muul-usr TRAIL ^' NUGHBORHOOD STItt:!'}
ceo ComdQ,Fanœ
12' wide Multi-lIse Trail
Note: Where .Irade5 permit. meander trail.
30' Trail/
Maintanence
CI Easement
__".u.",..___
5'
mln
42.5' ROW
,
DEStGN CONCEPT
· Provide lucal access to trail at residential street i.ntcrs~ctions.
· Pt:ovide bolhrds to restrict vehicular access.
· Trail design per 12' wide Multi-use Trail at open space corri-
dor.
PLANTING WITHIN THE 30' EASEMENT
Planting per 121 wide Multi-mic Trail at op~n space corridor.
Highlight trail head, at neighborhood entries wirh accent
trees.
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108
8' MU.LTI-USE TRAI L
Community Theme Wall
l 8'
--r Parkway
,l 8' L
r Multi~U-;-l
Trail
DESIGN CONCEPT
These trails are located along the edges of major corridor "rccfs and
neighborl1ood entry roads.
- Eight-foot wide concrete path separated from street by an eight-foor
wídc parkway.
. Pot safety, shrubs taller than 3' are not allowed with;', 5' of trail
edge.
Refer to Strcctscapç Chapter fOf planting.
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MAINTENANCE ACCFSSWAY CONI'..¡ECTIONS
Native Gras:!>!!!!s
within Fire Buffer
View
Fence
Open Space Tree!ii
30' Malnt4!lnance Access knçh I
Fire Buffer
Residence
Cul-de--5Iac
Sld.walk
MAINTENANCE ACCESSWAY AT CUL-DE-SAC
Open Spaœ \ 12.' Murtl~Use
_~çorli::::: _~_ _ _T~--.--.,
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Open Space
Inaufaœ Fll!!lncø
Rêslden(e
45'
Maintenance
Access Gate
30'
Street Tree
MAINTENANCE ACCESSWAY BETWEEN LOTS
DESIGN CONCEPT
The maintenance accessway wíll run behind residential properties at the.
open spate:: interface in some .locations. Connections to th.e access way
arc: provided at select cul-de-sacs and in bet\Veen lots depending on the
neighbot-hood layout. These. connections allow restricted vehicular aç-
cess for maintenance of opcn space areas.
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Orn<lrnental Fence at
End of Çu .de.S"c:
Accent Tree
Open Space
Corridor Ft;!Illce
15'
1.3'l 12'-18' l r·
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~~,~¡t..c,~,....._. ..._.. M..._al. ntan. . ~~~. ........_.... ..'.". ..t2.CUI~dfl-sac Sidewalk
30' Maintenance Aççess
45' Fire B~ff~-;' Zon"ä"" .. -. -.-- -
· The 12~- 1 Wwide gravel maintenance road occurs within the 30~ wide
nlai!lt~flance ac<.::c:ss bench and 45' wide. fire buffer zonc. A v·ditch
fringes the ~dge of the maÎntenance access way to coUect slope flH1-
off.
· Accent trees and the ornamental fence highlight the connections and
restrict vehicular access.
· A 12" wide maintenance access gate and 4' wide. pedestrian access
opening tc~tricts vchkular access.
Street names should be identi.fied at the cuJ-de-sac/drive entry.
The open space cortídor fence should be located a mínimmTI of 45'
from the rear and side yard fences/property line.
· Adequate t¡¡rning radius for maintenance vehicle acc.es' is required.
PLANTING AT CONNECTION
ACCENT TREE
Highlight the terminus of cuI·de- sac with accent trees selected from
Fire Safe pale.tt~ jf} natural groupings, spac.ing should conform with
the DubJj" Wildfire Management Plan.
SHRUBS AND GROUNDCOVERS
SeleCl fire safe, deer-resistant species from plant palene.
· TaJI shrubs should he used at acccssways hctw"ccn lots to screen pd-
vate yards and highlight the entry.
GRASSFS
· Natural, non-irrigatcrl grasses on both sides of the açcess way.
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¡II
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L.AN DSCAPE ELEM ENTS
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//L
LAN DSCAPE CI:IARACTLR
..-- ..-........".-....-..
LANI)SCAPF CONCEPTS
PLANT PALETTE
\ \?LANDSCAPI: CONCEPTS
__ Streetscape
_ Enhanced Open space
_ Natural Open Space
_ Open Space CorrldOl"
h
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c···· J
~,,~-.,'
Dublin Blv .
~ ~~"~.'.~-
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NATURAL OPEN SPACE
'Ib the grcatc~t txteut possible~ these areas will remain und.isturbed,
Where regrading is rcquired, slopes will be tcvcgctatc,d w.ith native grass-
es and Oaks. 1\ fire buffer will he maintained between areas of dcvd-
uptnent and open space in accotclance with he. City of Dublin Wildlife
Management Plan.
OPEN SPACE CORRIDOR
Minimutn 150'/400' average. con-idor i~ primarily a grassy swale. The
exi~tif1g vegetatìon in the swale shall be preserved to greatest extent
possible. Where road cro~sÎngs or grading activitie::; occur the swale.
will be. re-vegetated wirh native plantings consistent with the existing
habitat. The top' of the banks will be landscaped with native trees,
and low dtought tolerant shrub, will be planted along the pedesttÜn
trail. Irrigation in the corridor will be. tempOHl.ry, fot cstablìshnltut
of the plant material.
ENHANCED OPEN SPACE AREAs
In key vhuallocations such as near foadwaysJ open space areas will
he enhanced with th~lìle plantings such as olive groves poplar wind
rows~ California Peppet- groves and other plahtings rerninisce.nt of
the Meditetranean landscape.
STREETSCAI'f.
This unifying thread of the cnnlttlutÙty includes right-of-ways! inter-
section anù the public service. ea.sement. 'fhc strcctscape landscape
is comprised of canopy trees along the edge 1O enclose. and shade
lhe road con-idol. CoJUll1nat trees and flowery trees tnay be utilî?ed
in inedians and at intersections to provide visual interest. Ground
pbnc is ptirnary low growing shrobs and grounòcovcr~, the lUiC of
lawns limited ~o pa.rkways on residential where hotnes front' on to
the toad. 1\11 plant materials shall be well adapted to dimate and
tolerant of rec.yclcd water.
· Street tree specics and other streets cape elements shall be consis·
tent along the entire length of a street.
· Street trees and landscap,ing ¡lre a large component uf the visual
imag~ of a neighhorhood.
· The street trees palette shall be selected to reinforce the overall
stree.tscape hierarc.hy in a neighborhood, with larger trees sel~cted
for larger, tHOre important streets.
¡ I L)
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All sttee" ,hall he planted with trees to provide shade and to
soften the visual impact of the streCt.
" Street trees un cull~ctor road5 wh~re homes do not face onto the
street shnuld hav~ an average spacing of 30' O.e. On re,idendal
roads where honles face unto the street, provide a. minimum of
one (1) tree per standard lot and two (2) pet cOttlet lot_
·
In the. VilJage Center, street tree, should he located in a parkway
witn a minimum 5t width or a minimum of 5~ by 5' planter area.
(5' dimension measured fronl face of curb).
Ttees shall be located in patking or Where monolithic walks oc-
cur) a land~cape planting and maintenance easealent shall be lo-
cated behind the walk.
· Plant material should be selected for appropriateness to setting.
Provide a nÜxturc uf evergreen, deciduous and Howering trees to
add visual interest. Select a single tree species for each street to
provide visual cuntinuity_ As trees will be Îrrigated with recycled
wa.ter, select trees which are tole.rant of reclaimcd water. Refer to
the Streetscape secÜon for pritnary Stree.t trec selections.
· Emphasis should be placed on use of Mediterrane.an associated
plants_ Use dtought toletant, deet-re.sistant plant material,_ Select
plants appropriate fot sclling from 'East ß.y Municipal Utility
District Plant & Landscape for Summer - Dry Clitnatcs', As rc-
cycled water will be u~ed for irrigation, U&~ p,lant materials toler-
ant of rf~claimed water.
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RES I OENTLAL STR~.fT TP.F.F.S
Bûtöl.fik:¡,1 'N¡:Lm~
AC:I!.r tuhrlll" '1
I\.rb~,t\l~ Imedo
C~Jtis sincnsis
Kodfcurcriã p~njL:ul:.ll.;l
i<Ft¡1¡.,:it'u~ lIXYÇ*lT 'lil. 'R>l.yw!,)od'
Praxinus uhd~i
l':-LgL~t$1'T(¡~rrJi:.¡ indiç:-¡,
*Pist¡,¡cia cbin~nsis
"'Pyrus CaUCry;ll1;l
Quercus COCCÙ1C;l
Quercus l'OLl..1f !"asLjgiaL¡,J,
qI.lCfl::l.J~ t'ubta
QUl.:tcuS vitginiaT1;!'
UJr)!I~ þ:Hvifoli~
Zdko~ serrata
ACCTINT TREeS
//(f)
'fREE l'ALHTF
Co:mn~ot\ N ¡¡ \'~~
Ev~t~r~~11
Dl!ciduous Rcclaimed Watcf
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Atms1.t(!1jgM\1 11c:
StT:\~.wbl;'.uy T:r~~
Chinese Hackberry
GoJJcmaifl TI'cc
R.:..yw¡)(¡d Ash
DVel"green Ash
(tapt MYflk
ChirH'.H". T'i:;tfldJl:".
Ornamental Fear
Scarlet Oak
Engljsh Oak
Red Oak
SOI..1Lbcm Live Oak
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Chin\·.~I". Flm
Sawl{'.¡l f Zr:.]kov<I
(he accent trL~I.:S ::J.l corners to highlight pc:dCSL1'ial1 Lnlj]hcads and othcr focal ..ucas,
Botanical Noiffii:! Com1non Name Evct~recn
Arbums "Marina'
"'C(:f(:j~ (1(;!:¡Jl.:Tltalj~
"'CI1ru~
Chi1111!11i t¡.L~hk~:rll¡:n$j~
LaHer~troemja indica
MdaJeuca Jinadifolia
"'Ne: 'jum (¡lcander
Olea eUfojJaea
lJyrus kawakamii
Sapillm seGifcrlJ11ì
ENHANCED OPEN SPACE TREES
Strawb~HY Tl'ee
We:~t(:t'n ReJbud
CiLtl.l5
Chit.alpa
Crapr:. M yr.tl~
flaxJeaf paperbark
Oleander 'standard'
OJjv~ (111)I"\·ffl1;ti{)µ;)
:CvergreerJ Pear
Chinc-se Tallow 'Tree
ùeciduoU6
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R.ed....î..m.~d W¡I~~r
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Open Spa¡;c: tre:es Bball be: spacc:J to mjmic namral agrarian patterns,
B1It:it.tr.ic:aJ NoimE! Common Nan\c EvcrR"r~en
Acer mauophyllum
Aesc:uJus C:aliJ'ornica
O\f'.:-I t::ut(l 'lj-lt;:~
f'0pll]m canadensis 'ßup;ene'
POpllJl15 nigra "ltalica"
Ql.J.crcussl1bcr
"'(¿UC:1'CUS agrifolia
Que1'ci.ls l(¡bata
Umbl;'.lltll-¡¡rl\1I,:\11ift)tni¡:ii
'PhLl,;1nU~ 'ae:eI))O:1;). 'multi Lfl1nk'
Q.ucrcus kc:l!0.E;f;j
Jue)ans hindsii
x SlljtRblt;: fi)T IJSf'. in Fir~ 1
Deciduous
Redlli:m~d WlI.t~r
Bi¡.;leafM'i\pl~
California ßucb::ye
Olivl.:(T\¡" ¡'\,·fruil.i¡)g-)
Carolim PoþlHr
ltaJian I?oplar
Cork Oak
Coast Liv~ Oak
Vallc:yOak
CliJifMl1iaB;tj
CaJilofl1ia Sycamore:
Cahfornia mack Oak
Cahforni~ Black Walm1t
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\ \1
ACCJ:NT SHRUBS
SIIIUJI, & GROUNDCOVFR I'AUTH
ß(I~limical Name
Agapalli h u:;
B'u¡(u:; miçrophyUa var.japoßl
Cm:x
Corcol~$i:; :;þp.
(;ctI1T)h¡m spp.
H~1)¡~IOCallis
Hespcrall)l:: "Jlltviflurtl
Ht'.\IÇhe.r-a maxima
Iris df.) ~Jas¡ona
Klli 1hofi,a uvaria
LanLanl1
Litr'IIJI1.Ülm pcr~zil
Liriope mU9c;lrj
M uhl~nbeI~a rig~ns
Ncp(;t~
P¡::.IargoniUln pC:! lalum
P~,nsten1Ql1 ~p.
S,.ntolina chamaecypa1'iR!'I\l!'l
Santohna vjrct\9
Sç~evola '},.hmvc ClUSLCrs!
Stipaü::t1\ua
Sli lflp\lkhra
Tcucrium chatn'l.(:dtys
Tl.llluIgl-¡)( ..,.iolacea 'Silver Lac e'
Vc:th~~T1f\
MEDIUM SH RUSS
ßotanical N Ilm t!
Arl:H!t\1S \lncdo 'Com pacla'
CaJlisrcmon'LiLLk)(I}ll1'
Cistu!'l x c:(¡rhl1ti!::nsi:;
Ci!'llus x 1\1r '1ur~\1S
Cokol1cmã !'I!'t'.
(:nth)1.I
Dietcs bicolor
:Oiete~ vegeta
8:;çallonia 12
GaUf3 liüJhdrrl!,":rii
Ge:I!>c:milll!\ ~l::tTlþ!:',rvÜ!:',ns
Cra::vil1c¡ .'NDI;".lii'
L",vlJ.n.:ìLJh
Myttu~ ~~omm'mi~ 'Compacta!
N:I.1)djrlfJ. ~rr
Perovskia arfiplici "oliii
P'h(1Hllium tenax sp
Pirtos!,otum !('¡'hir¡1. 'Wh~t".ler's Dwarf
Ph..LII,b¡'¡hTf) \I\uiculat-a
Rhaphi(JI~t'~is indica
Salviaspp"
T~l1çJ:jum frutkans
Vi'hurmlm tinm com pacta
Cllmtnl.lO Nam~
Lily of [h~ Nik
J.a J()¡)C~a:: BI'¡XW('¡(¡¡
S~d~~
COfeopBi~
HHdy :¡¡~¡:T)I(~d (;¡;:t¡ .niul'T!
n;\yUJy
Red Yucca
r::nt..L! R~l1~
Padfk C:( ¡.¡~t Ttj~
Dt...jl'~ P¡¡h:t/Rt:d Hut Pi)](er
Lantana
Sliit1t:t
Lily 'rUff
D(:c::t ('.;tll..~~
Calnjp
TvyGt"nmillm
Pl::mtemon
T.¡.¡v~nd!:'.1: Cotton
Green Lavender Catron
F,LrIFI',¡wl;".T
Nodding N e;edk Grass
PI.l1'plt N~!::dlt: Gtil~~
Germander
SOci~lY (;~rli¡:
VC1'b(:¡'\a
Common N am~
C:¡'¡U" 1¡'¡Çt Str\l.wht~rTY Rllsh
DwarfBottlt"brush
White :Rock Hmo
Purpk R(!(: k R( ~(:
Breath of Hca vcn
AURlfa]jaj) l-Iuth~ia
Fo[tni~ht Lily
AftjL:¡'¡TI Tri~
~öLlkmia
GaUl"a
Carolina Jcssaminc
LaVC[hltt
Dwarf Myrtlc
NanJi¡,\a!Hc;\.v(:¡,\ly Bam'h(I(,1
Rl,Issjan Sa¡;!;t"
Na::w7.l:¡ .I\)TI(1 fi'þx
Dwarf M¡)¡,:k Or;\.lI~t~
Cape plu.m'hãgt·¡
Indian Hawthorn
SaF!;~
Rl.L~h G~rrn¡'¡T1d~r
Vihu.TIIIJITl
Fir~ Safe
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Recycled Wal.ct Dfi!;~i: ~~\'Õhtant
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Fire Safe R~¡,:yd,~(I W~tef
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Decrlte8i8tal1t
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TAU SHRUBS
Botanical Nam~
Abdia spp.
Arctostaph-yfo5
Buc.kllc:ia davidii
C:amdiaja!1!)nklt
Ceanothus hybdd 'D3rk Star'
Ct':l1rl(¡f,h!1~ bybTj.-l 'pT{)~ty RhH:~'
Cercis ocddC"l1talis
Cistm hdanifer D1 aculatus
Euonymm japonica
l'ejoa sdlowjal13
II<=:teromdes arbutifolia
T .ihru~i' -ur~\ t!:'.xnn L.JTT1
Myoporum lac-rum
Myric.a c.alifornica
N!:,.T¡UTT1lIJ¡::aJ" :I~t
Rh~mm¡5 califor.rJlC¡¡
Common Name
Abdla
Manzanita
Ul.lLl.C.fily Bu~h
Jap¡ 'I1C:~C: Camc:li~
Dark Star California Lilac
ilf(¡W11-E~'c:d Roc.k R( ~c:
W estern ~dbt1d
SpindJ(', '1're!;'.
'Pin~apple Guava
'l'oYQß
Waxk.¡¡fPtivd
MyopoIum
Wa-xMyrtJe
nWl-lrfPink 01~~r1d~~t
Cc¡mn:WrI Rm::kthOTT:1/ Coffeeberry
! 1&
~jœ!iì\lf~
ù~c=:r Resistant
Recycled Water
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GROUNtJCOVER
ß(lt¡~iJjt.::....IN:iltT,~ COtntnl'I'¡ "Na Tle Fire Safe Rec)'d~t.l W.at!:!'!" D~(!t RC/liI.tal1L
Acacia r~dolens .,. .,.
Carpobrotus S~ahg .,.
Ceanothus griseus California blac .,. .,.
O:IT~1!,)"t.,¡~t!':t hl)tzf) I!Il]j~ R¡"¡(;k Cf)t.fJnt.¡LHt.t .,.
Ü.l 'lt(I~(ltml, kitkii 'V¡:t¡lL.: Vi~t\1 Pro:;trate Mirror Pbnt .,. .,.
C()tHùI1Ca.~1.t.t 'Low FãSLt COLOnCa~LC:I' .,. .,.
D~1r)~t'lI;'.rlJ"l"<l"il,1b;1 W'hit~ Tti"iling" T I:~ '(11\.\T\t .,.
f)rf ~ãl\t.hc::tmLLm f]fIt'ib\induliJ t,( ~Cã ccPlanl .,.
Dro5-¡¡nthermum hi~rid\lrn Rr):;~-¡¡ Ice Phmt .,. .,.
FTig!~t'm Inl.tviTl.~ki¡mw; S~I.I\1.\1 Ri.l.th\lT;1 D\Li~y .,.
fi(:~LUca(:alj amica CalHoma Fcscuc .,.
f!;':~tIK\1 tubl.L çT~.e-:riT1 g" Rt.d Ft:~l:U¡; .,. .,.
CIlZ~lIÜa Orãngcc;;).zatlia .,. .,.
LamlX¡lnthu5 ~pectabil¡j~ r05~a Tn\ililJ.~Jc{',Phnt .,.
Myuporl'rn t'*,)'vifohl1TT) t'to~tI'(\te MyrJt'/.ltIHTI .,. .,.
O~TI0i'bL.:T(\ ~j1¡~d!)~¡¡ (;hihl~ii Mödt~aiJ R\lt.niüg Ptim tL'¡~C .,.
05tl;',Q:;permI1.1J1 fI\ItiC::(1:,i1,1:n:¡ AfTiç-¡¡n n¡l,i~y .,. .,.
Rosa 'Carpet Ros~' Carpet R05~, .,. .,.
Ro~mari.I11.1:; uffic:ioaH~ R¡):;~m(\ty .,. .,. .,.
'i'rach~lo:;rl:.".rrT11.Jm ~:;i¡¡tiçlJm A~i¡!ik. ]1.L~TTlill~ .,.
Trachelosp~,rmum 1aminoid~s StarJasmjnc .,. .,. .,.
VinC:::-I.major T\:tiwiT\klt~ .,. .,.
Vir1çI.LTTliT1(.1T Myf!.k .,.
VINfS
ßotanh;-al N am ~ COm.mon N I1tTI ~ Fire S~f~ Rccyckd Wat~f Deer fC.esÎ8t'Slnt
]\'.~rnil\Urrl ]Btl.Liüt. .,.
rl.Ltth"::IL(H:i~~u~ ~uinql.1c(()]i(L Vitgü""¡ja CfCCp~,I' .,.
SoJal1um jasminOldes Potato Vine .,.
/1
IRRIGATION
Irrigarion throughout the puhlic tighr.··of-way, and landscape set.
backs shall be accompli,ned by means of automatically controlled
'pray, bubbler, and drip irrigation systems. The design ,hall incor-
porate water saving techniques anJ equipment and shall meet the
water efficÎen.t requirements of the water efficient landscape ordi-
nance adopted hy tho City of Dublin. Irtigation systems that use
recycled water shall conform to the Dublin San RanlOrt Services
District Recyded Water Use Guidelines. All irrigation systems shall
be effickntly designed to reùuct: Dverspray onto walks, walls1 fcnc-
c.s, pilasters, street and uther non-landscaped areaS and into nat\Jral
open space areas.
All irrigation systt:ms within the major sttecrscapcs and common
areas shall be designed to accomnlUdatc tnc use of recycled water jn
the event that it becunIes avaílable in the ftlture.
Irrigation systems shall he valved separately depending On plant eco-
systems, orientation and cxpo:;¡ure to sun, shadcI and wind, The
design shall he sensitive to the water requirements of the plant ma·
terial se.lected and sitnilar water using plants shall he valved together.
Slope and soH conditions will also be considered when valving ir^
tlgation systems.
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Sin ELEMENTS
..._..._._n
THEMATIC EUMrNTS
STREET FURNISHINGS
PAVING MATFRI.AIS
The use of ¡nonumt:nts, walls, ::;;jte furniture, orna¡nental lighting
and signage throughout Fallon Village all contribute to the ovcrall
community ambiance. These thetnatic dements shou.ld reflect the
Mediterranean Agrarian theme and act as unifying demcnt~ for the
residential c'onlffiunities and neighhorhood comnlercial area. The
fullowíng arc general guidelines and graphic examples of clements
which convey the desired thLl11C_ An cmph~$is is placed on the uSe
of stone~ stucco, ornamental iron detailing, tile¡ and heavy timher to
evoke the Me.wterranean character. Unique rhetnatic e.le¡nents may
be designed for caen individual ne.ighLorhood, huwever, ~t[cct fur-
ni,hings and lighting shall be consistent throughout Fallon Village.
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ENTRY PORTALS AND MONOLITHS
Themadc monoliths arc recommended fot- regional gateways, com-
munity gateways and neighborhood entries. Monoliths should be
,,"cd to distinguish Fallon Village ftom the City of Duhlin and
may be combined with city or community signage. The size of the
monoliths should vary according to the ~¡gn¡fkanc~ of the cntry
with larger rIlunoliths at the regional and cornnlunity gateways and
smaller, pedestrian ~calc designs at ndghbothood entries.
Pedestrian entry portals are recommended for both primary and sec-
ondary neighborhood entries and may o.lso be used in other loca-
tions such as within the neighborhood cornmercial area as appropri-
atc. These portals shou]d be incorporated with the W multi use trail
at key intersections.
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COMMUNITY THEME WALLS
This wall is used along the major corridor Sttec::ts in residen tîal ar-
eas and in additional locations which ar~ hignly visible within th~
community. Their purpo'c i, to define the tdg~ of rhc primary
sttc.ctscape:s and enhance the community çharacter. Primarily llsed
in residential neighborhoods, the comlnunity theme wall may be
adapted for orher areas as we.ll.
. The location and configuration of the theme waJ] must be care-
fully considered with regards to grados and the rdationship to rho.
adjacent street.
. Community Theme Walls should he stucco treatment with orna-
mental cap and compliment the entry portals and monoliths in
botn color and design.
De.tail~d columns ,hall be placed at significant locations of dj.-
rectional change and at the ends of community walls. Othct- c.o.1-
umns may be simplc and uncapped.
--1"
..¡. 30" .~
..
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- - -
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6"
.,
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12"
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-.
COMMUNITY THEME WALL CONCEPT
PRECAST CAPS, PIER, SILLS, MOULDING, QUOINS
Ní:1.pa VaHcy Cast SLone or equ1v:iI~T' t
Colot: Wt:':athcrcd Limestone
Grout: T voty
STUCCO COLORS
Pratt and Lambert or t:quivakJ1.t
Cap: lndian Ivory
Body: Maple Sug"t
Base / ^CCtDt: Elk Tan
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FENCES
There are ;everal types of fencing recommended for Fallon Village.
Tn addition to the fencing styles presented in the residential section
of the guidelines, several other types of fences are appropriate for
use within Fallon Village.
Ornamental Fence
TIÜs decorative low fence js use.d to define & highlight common
ateas where neighborhoods interface with open space at çul-dc-
sac.
Ornamental fencing may b. used In c.ommerc.ial areas to define
spaces or screen parking lots.
fence should be approximately 3'-6" tall and have ornamental
metal panels and metal posts.
View Fence
This fence is used along golf course edge and other locations
where views are possible. It may also used when the elevation
differençe hetwcen n~af yards is greater than 20'.
Open Space Corridor Fence
This is a continuous fence used to protect open space areas. It is
also used along the Open Space Corrìdor between trail and habi-
tat area.
A 3t_ó" tall, four-strand~ barbed and slTIooth wire fence ün metal
T-posts .is recommended.
6'-0"
3'- 6"
VIEW FENCE
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ORNAMENTAL FENCE
1(1'-0"
NORMAL SPACING
BETWEEN T -F'O$TS
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FINISH GRADE ·
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OPEN SPACE CORRIDOR FENCE
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RETAINING WALLS
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Two types of tetaining walls arc recommended for Fallon Village
properties.
Stone Retaining Wall
This retaining wall is used to accommodate grade çhanges adjacent
ro monoliths and entry portals within the public right-of-way. Where
there is a series uf terraced retaining walJs, only the: lowest one that
is adjacent to peòestrian and vehicular circulation is of this styJc.
The retaining walls at higher devations wHl he stucco tìnished.
Stucco Retaining Wall
This wall is used in conjunction with the stone retaÜ"}Îng walls within
the puhlie right-of-way, at other locations whe.re. grade. changes oc
cur within the public right-of-way, ot where the wall is visible from
the puhlie right-of-way. Stucco wall shall be. use.d where retaining
waUs are required to address grade change:: issues on indíviduallots.
General Goidelines
· Walls visible from Public ROW sh,ùJ be consistenrwhh community
design standards for retaining wall~
· Retaining walls shall be a maximum of four (4) feet tall. Greater
vertical differences may be accommodatecl at the titne of SDR or
tlnished grading plan submÜ'lal on a case.-by-case basis.
· Stepped walls sh,ùl be ,epatated a minimum of 2' 1"0 provide fat
landscaping. Stepped walls may be. ùesigned with nlaximum 2:1
sJopes borwee.n walls.
· The use of retaining walls on corne.r lots is discuuraged; where
walls ate requited they should be de,igned a, a part 0 f the overall
cornmunity dcsign theme:_
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I d- L.o
Precast Wa.tI Cap
Prec:<'Ist Pier Cap
Precast Wall Cap
StlJccO Retaining WCLII
(See Below)
4'max.
510pe 3' I max.
4' max,
Culture Stone
+ 30" ~
STONE RETAINING WALL
Precast Pier and Wall Caps
-
Pier
'----- Tilted Plane 3: I max.
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. ~J~~ '_'~.~~Š
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f 30" ~
STUCCO RETAINING WALL
'1
t1 STREET FURNISHINGS
LIGHTING
Manufacturer: Lumec
Style: Hexagonal Scrlos
Color: CI1,arcoal Grey
liGHT POlE
Manufaçturer: Lume.:
Style; Round Steel BottleM¡;::k Pole SM6
Hei,ght: 18' (nelgl1borhood stree:t5)
20' (collectors and entry road!¡:)
Color: Charcool Grey
TRASH RECEPTAClE
M:anufaçturer: DuMor
Style: Receptade 87
Color: Charcoal Grey
.
'---v!l-+;-~--'-
: ~
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BOLLARD
Manufacturer: Urban Accessories
Model: 5J-C I
Color: Ch~rcoa:1 Grey
BENCH
Manufactun:u'": DuMar
Style: Ribbon S\!.Irie:s. 58
Color: Charcoal Grey
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PAVING MATERIALS
ACC¡ÕNT PAVING AT INTERSECTIONS
Style: Scored. Broomed-finishod
Color: Taupe
COBBLESTONE BANO
Manufaçturer: Somanite Corporation or equi....alent
S.tyl~: Fishscale Cobblestone Pattern
Stamped Concrete
Color: Sonora Tan
Street
6" Curb
12" Con(;rete Interlo¡;:king Pavers
o
I.
Median Tree
!B" M.;nton.ncc Band, typlcnl
Street
MAINTENANCE BAND AT MEDIAN
Manufacturer: Calstona 01' éq1Ji~lent
Style: 6" x 6" Miss;on
Color: Grey I Ch.twal (C·05)
! ;}., 9
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1914S-IOA
FALLON VILLAGE
5taqe I DeveloPrJ1~nt Plan
Amendment
-..--
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PHASING PLAN
Û<:tD~r2005
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Note: Please refer to Master Infrastructure
Piau for utUlty iuformatlon.
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FALLON VILLAGE
Stage , PD Amendment
MASTER LANDSCAPE AND
cmCULA TION PLAN
Octot>er200S 1~149_lrn
LEGEND
_ Neighborhood Park/Neighborhood Square
_ Community Park
CJ Open Space
-"II1II""" Multi-Use Trail
..~ Primal)' Strs8tscape
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/31
ORDINANCE NO. -05
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*********************************..*****
AMENDING THE ZONING MAP TO REZONE THE 488 ACRE BRADDOCK AND LOGAN
PROPERTIES WITHIN .FALLON VILLAGE PROJECT SITE TO THE PD-PLANNED
DEVELOPMENT DISTRICT AND ADOPTING A RELATED STAGE 2 DEVELOPMENT PLAN
PA 05-038
The Dublin City Council does ordain as follows:
SECTION I. Findings
A. Pursuant to Section 8.32.070 of the DubJin Municipal Code, the City Council finds as follows.
1_ The Fallon Village PD-Planned Development zoning, including a Stage 2 Development Plan,
meets the purpose and intent of Chapter 8.32 ¡Ìlthat it implements a comprehensive and coordinated
development plan for the Braddock and Logan properties in the FalJon VilJage project area. It creates a
desirable use of land that is sensitive to surrounding land uses by making efficient use of development
areas so as to allow sensiti ve ridgeJines and biological areas to be undeveloped. Refined design
guidelines for the Braddock and Logan area supplement the comprehensive guidelines that were adopted
in the Stage I Development Plan for the Fallon Village project. The Braddock and Logan project is also
referred to herein as the "Developer's project".
2. Development of the Braddock and Logan properties under the PD-Planned Development
zoning and Stage 2 Development Plan will be harmonious and compatible with existing and future
development in the surrounding area in that the proposed uses and development standards are consistent
with the adopted Stage I Development Plan. Compliance with the Stage 1 Development Plan ensures that
the Developer's project will be harmonious and compatible with other cxisting and future development in
the area, while compliance with the Stage 2 Development Plan design standards ensures the development
of different typcs and dcnsities of residences will be compatible within the Developer's project. Through
eompJianec with the adopted Stage I Dcvelopment Plan, the Stage 2 Development Plan for the Braddock
and Logan properties maintains low intensity uses and open space on steeper slopes in the northern and
eastern portions of the project area.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows.
1. Development of the Braddock and Logan properties under the PD~Planned Development
zoning and Stage 2 Development Plan will he harmonious and compatible with existing and future
development in the surrounding area in that the proposed uses and development standards are consistent
with the adopted Stage I Development Plan. CompJiance with the Stage I Dcvelopment Plan ensures that
the Braddock and Logan development will be harmonious and compatible with other cxisting and future
development in the area, while compliance with the Stage 2 Development Plan design standards cnsures
thc dcvcJopment of different types and densities of residences will be compatible within the Developer's
project. Through compliance with the adopted Stage I Development Plan, the Stage 2 Development Plan
for the Bmddock and Logan properties maintains low intensity uses and open space on steeper slopes in
the northern and castcrn portions of thc project area.
1
ATTACHMENT ;1
138
2. The Developer's project site contains gently roIJing hills with steeper slopes to the north and
east and contains the northerly portion of the open space corridor along an e"isting drainage.
Development is concentrated in the less constrained areas, with rural residential/agriculture and open
space uses in the more constrained areas. The portion of the open space corridor through the site protects
scnsitive biological resources by limiting urban uses. Existing infrastructure (including roads, sewer,
storm drain, potable and recycled water, natural gas, and electricity) is located immediately adjacent to the
site. Through the flexibility of the proposed PD-Planned Development district that allows development to
be tailored to on site conditions, as well as development standards and design guidelines in the related
Stage 2 Development Plan, the project is physically suitablc for the type and intensity of the proposed
wning district.
3. The proposed PD-Planned Development zoning 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 welfarc in
that the project wilJ comply with all applicable development regulations and standards and will implement
all adopted mitigation measures.
4. The PD·Planned Development zoning is consistent with the Dublin General Plan and Eastern
Dublin Specific Plan in that the project includcs companion amendments to both plans, which
amendments were approved by the City Council in Resolution 223-05 on December 6, 2005, and are
reflected in the PD-Planned Development district. The Stage 2 Development Plan is consistent with the
Stage I Development Plan adopted by the City Council in Ordinance XX-OS on December _, 2005.
C. Pursuant to the California Environmcntal Quality Act, the City Council certified a Supplemental EIR
for the Project in Resolution 222-05 on December 6, 2005, and also adoptcd mitigation and alternatives
findings, a Statement of Overriding Considerations and a mitigation monitoring plan, as required to
support approval of the project, including approval of thc PD-Planned Development zoning.
D. Pursuant to the Government Code Section 65857, the City Council finds as follows.
1. The City Council modified the Planned Development Ordinance for the Project to include a
requirement for public art. Because the Planning Commission had not previously considered this malter,
the City Council referred it to the Planning Commission for report and recommendation,
2. On referral from the City Council, the Planning Commission reviewed the requirement for
public art at the regular meeting of December 13, 2005, and recommended approval of this modification
to the City Council.
SECTION 2.
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 shown below to a Planned Development (PD) Zoning District.
Approximately 488 acres located in the northerly portion of the Fallon Village area bounded by 1-
580 to the south, Fallon Road and the Duhlin Ranch development to the west, the easterly Dublin
city limit line to the east, and the northerly Dublin city limit line to thc north (APNs: various)
A location map of the rezoning area is shown helow:
2
/39
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SECTION 3. The regulations of the use, development, improvement, and maintenance of the Braddock
and Logan properties portion of thc Fallon Village project area are set forth in the following Stage 2
Development Plan, which is hereby approved. Any amcndments to the Stage 2 Development Plan shall
be in accordance with Section 8,32,080 of the Dublin Municipal Code or its successors.
Stage 2 Development Plan
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance and is
adopted as a zoning amendment pursuant to section 8.32.030.B of the Dublin Zoning Ordinance.
1. Compatibility with Stage 1 Development Plan. The Stage 2 Development Plan is consistent with the
site plan, uses, densities and other development standards and provisions of the Stage I Development Plan
adopted by the City Council in Ordinance XX-OS on December _, 2005.
2. Proposed uses. As folJows:
PD-Single Family Residential
Intent. Single Family land use designations are established to: a) reserve appropriately located areas
for family living at reasonable population densities consistent with sound standards of public health
and safety; b) ensure adequate light, air privacy and open space for each dwelling; and c)
accommodate single family housing, including a wide range of units from smalJ-Iot and zero-lot units
to largc lot estatc units.
Permitted Use..
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning
Ordinance
Animal keeping - residential
Community care facility/smalJ (permitted if required by law, otherwise as conditional use)
Garage/yard sale
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Private recreation facility (for homeowners' association and/or tenant use only)
Secondary Unit
Single family dweJling
SmalJ family day care home
Similar and related uses as detennined by the Community Developmcnt Director
3
/'-IV
Conditional Conditionally Permitted Uses
Ambulance service
Bed and breakfast inn
Boarding house
Communityelubhouse
Community facility
Day care center
Large family day care home
Mobile home/manufactured home park
Parking lot - rcsidcntial
Plant nursery
Semi-public facilities
Similar and related uses as dctermined by the Community Development Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
PD-School
Intent. Identifies areas where compulsory public education facilities are anticipated.
Permitted Uses
Elementary School
Daycare Center
Underlying zone if school use is not utilized:
PD Single Family Residential on Fallon Enterprises Property
PD-Park
Intent. Community and neighborhood open space and recreational area, both active and passive.
Permitted Uses
Community Park
Neighborhood Park
Neighborhood Square
Recreational and educational facility
Trail staging area
Similar and related uses as determined by the Community Development Director
PD-Semi-Public
Intent. Identifies areas where institutional or community facilities uses are anticipated. The exact
location of parcels with a Semi-Public designation shall be detcrmined at Stage 2. The Semi-Public
parcels on the Chen and Jordan properties (net 2.5-acres and 2.0-acres respectively) shall be located
within the Fallon Village Center.
Permitted Uses. including, but not limited to:
4
;'-1/
Community center/Clubhouse
Community theater
CuJtural center
Day care center
Educational facilitics
Private school
Recreational facilities - public
Religious institutions
Senior Center
Special needs program facilities
Trail staging area
Youth Center
Similar and related uses as detennined by the Community Development Director
PD-Open Space
Intent. Open Space land use designations are cstablished to ensure the protection of those areas of
special significance.
Permitted Uses
Conservation areas
Drainage and Water Quality Ponds and Other Related Facilitics
Incidental and Accessory Structures and Uses
Private or Public Infrastructure
Private reaction facility - passive and active
Resource Management
Storm Water Detention Ponds and Other Related Facilities
Trails and maintenance roads
Wildlife habitat preservation area
Similar and related uses as dctermincd by the Community Development Director
PD- Rural Residential! Agriculture
Intent. Rural ResidentiallAgriculture designations are established to accommodate agricultural
activities and other open spaces uses.
Permitted Uses
AgricuJtural Accessory U se- Office
Animal Keeping" Residential
Drainage and Water Quality Ponds and Other Related Facilities
Mobile Home
Private or Public Infrastructure
Single Family Residence
Sma ] Family Day Care
Stonn Water Detention Ponds and Other Related Facilities
Similar and related uses as determined by the Community Development Director
Conditionally Permitted Uses
Agricultural Housing
Agricultural Processing
5
/4&
Animal Kccping- Agricultural
Animal Keeping- Commercial
Animal Sales and Services
Bird Keeping" Commercial
Caretaker Residence
Crop Production
Farm Mobile Home
Horse Keeping
Horse Stable/Riding Academy
Plant Nursery
Recreational FaciJity- Outdoor
Similar and related uses as determined by the Community Development Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
ACCESSORY USES. See Zoning Ordinance Chapter 8.40 for permitted accessory uses and
structures and related pcrmit proccdures for all land use categories above, except as otherwise
provided in this Stage I Development Plan.
3. Stage 2 Site Plan. Please refer to Exhibit A.
4. Site area, proposed densities. As follows:
Land Use Gro"s Net Number Density
Acres Acres of Units
Single Family Residential 240.2 228.6 1,078 0-6.0 units/acre
Rural 123.5 123.5 0 1 unit/100 acres
Residential/Agriculture
Neighborhood Park 6.3 5.0 N/A --
Neighborhood Square 5.3 4.6 N/A --
Open Space 99.0 97-9 N/A --
Elementary School 11.1 10.0 N/A --
Semi Public 2.8 2.1 N/A 0.50 FAR
Total 488.2 471.7 1,043
5. Development Regulations. As follows starting on the next page:
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NOTES:
IA)
(81
IC)
SQtbocks: m90sun: .d from property line.
See followil.g p·Qge$ fOf graphïc depiction of above Standards.
Item ~l,.Içh os, bvt not hml'ted '10 air ¡:;ondihonir'lg c::òl'Idei't$èrS, porches:, chimneys; bay window8~ retaining walls less
than 41 in heïghl¡ media centers, etc. may encroo(;h 2' Into the I'equil'èd setback of onlil: side yard, provided a
minimum of 36J'1' flat clnd level area ¡,s. mainloined for access around fhe hous.e.
(0) Setbacks for (Jcces~ory ~tn.rdvres -shell be Ul oc::~ordCJl' :i:.é with tné building cod@ in effect at the time of
cons-truchon/installation. NQise generating U5e~ s·uch as pool ond spo eq\.Jjpment ~holl be Qc:o\J&tii:tlHy ~L¡"eQ['ed
or' 10000téd ouhidé the .bêlback ·area.
(E) Maior stQ~t edge. requifeme,nts:
In t'1Yïghborhoodg of 10113: 5,500 Sf and greater, 50% of homes baçking up to mo or streets (Class: II colleclo~ or
gr'eatert shell be one-<:>tory or inoorpomtQ one·story elements.
In neighborhOOds. of lo'~ Sf 500 Sf ond gi'êcterJ 50% of homes backing up to major streets (Clo::ios II coUeçtQT' or
greoter), sholl hoVl;' 0 mlliimum 10 feet ofket ot tl"lê rêClr' êlelt'olion.
In neighborhoods of lots 112I5s than 5,500 SF, 50% of home!j. boçking I,Ip t,o moior streets (Class II collector or
greoter).. shall hove a minimum 2.5 feet offset at the rear elevation.
PI Subject to Building COdé r'equire-ments for OI:CéS~.
I~) The third floQr must be stepped tx;Içk frQm front ond ~or elevation to reduce buildãng mass.
0) Whère 50% Or' mOl'é of t!-le sidê elevation of a home is: 0 single- story el90lent and there ÜiI a '1.5' miniml,lfTl offuet
betweel'l the 1" ond 21"Jd stoq.. eiemankl the. side yard ~fbad: for the single story and remainïng 2-5tory ele.menhi.
!;Iholl be çOIl~idered O~ thtd for Q :!¡,Ingle story bUilding.
One-story homes shall be defined 10 include "'nested" habitable hving spoœ within the roof' or attic space. (RefBr
to Fallon Village Design Guidelines Section; Architectural Massing).
~..¡;) Swing-in gorage5 are proh;bìted on lot$ le,$$ thon 55¥ wid~.
~.5) Retaining walls up to 4' high may be U:5Ied to, o-eate a level u$obls orê(l. Retaining WÐlIs in. excess of 4,1 to create
usable area are subiect fo review end opproval of the Communïty De-Vélopma-nt Dirêdor. Rg.toining walls over
30!f in height me 5ubjed to 50fety çriterio o'~ determined by ,the Buïlding Offic:ial.
jO) Building setbocks shall be subject to review and approvel of BU'ildìng OfficÎot for 8utlding Code and Fire Code
is~u.9!i. Setback to building ol,/erhcmg sholl be> 3~ min. or os required by current City Building Code Slondor'd~.
ji} Where 0 mililll1vm 51 wide Homeownel~ AS:!i:oc:iation {I-IOA) parcel lies between a lot and an adj( çellt street, th.e
lot i:s not wn!j:,idered (I COrnel' lot and intsl"ol' Io,t $$Ibac:k ~tcl"ldard!i shell opply.
!B~ At cul-de-~oc bulbs, klluçkles ond $tmdQr ,ç¢nditíon$ whèr'è lot deptn~ Qre 1M!! than the standard depth, minimum
rear yard setback requirements' may be reduced by an amount equo to the min. lot dêpth mïnus the actual depth
of the lot (i.a: lOüt-90/=lO'). In no case will ,the rear yard s..etback be reduced '0 1e5:5 them 10'.
i~J Curbside parking may be counied toward required number of gve~t SþCCéS. Tondem goragê pal'kil'9 ïs
permitted.
¡IO) Maximum height of Q front courtyard wall shall be 30N ITlc,ximufTl (501id W( II) 01' 421/ InQ)(unlJm
(tran::õpcfent/fen!:,g,).
jl1) A Second Dwelling Unít ,i!i: pél'1l'1ltted in l'Ièjghbor!-lood of lots: 6¡000 square feet or greater only. NQ more them
Qne [l} seçond dwel:lïog unit I~ permitted per IQt ond reql,lìre5 OM odditionol off-<,>treet parking space, tandem or
uncovered space permitted.
j12¡ Second Dwel:hng Unït Coverage: The principal re.sïdenc:e and a ~eçond dwalljng unit combined :>hall not exceed
the: maximum lot cov~rage.
Note: It i& anticipa~ed that other reaidentiæ product typeß not oddrea~@d heretn may b@ pfopo~d d,(]t w;1! not œ (lbl,~ tQ ~önfol'm tf) 1he above ci1e-
dll:'V~lopm,=,nt :;tandord:¡.. A.dditJ.ono:! r~sion.'i to th,,=,~ :¡.tandmd3 IT\ay n~~d to bl:' pr~l)(Ir~ Qn~ ( ppr'¢".r~d o,!:õ pört of th@ Stag@- 2 p[) app:lcatJon O'i part of
lhal.:¡ubf'T1ltktl.
8
Typical Plotting Concepts
NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY.
300 SF total na( >,&rd area (Typ with a min. 8' dimens.lon, Yard ,.
atea mðy be pfOlJid"d in more than one locat¡on Wlthin,¡¡ lot.
Min. Ætlf Y<l:rd ar@,a . 220 SF.
Min. courtyard ar@a ··80 SF.
TWO-STORY
CORNER tOT
1WO-STORY
INTERIOR LOT
TWO-STORY
INTeRIOR LOT
LEGEND
_".j'¡:¡"Ifi!I,_®!!!m"",~',,,~ " r
[------1 1 st Story Elements
~i@:i 2nd Story Massing
(\i><',%1 Usable Rear Yard Min.Areil
TWO-STORY
CORNER LOT
jL)5"
Courtyard
80 SF Mìn.
Tr.artì(
ViSibiljty
Ar~a
LOT COVERAGE: 55% Max
(No One-Story Requirement)
NEIGHBORHOODS OF
LOTS 2500 SF AND GREATER
LOW AND MEDIUM DENSITY
SINGLE FAMILY DETACHED
SMALL LOT
9
J4Ui
Typical Plotting Concepts
NOTE: ALt DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY.
400 SF to~.al n,\1: YÇlld ar~a (TypJ
with a mIn. 101 dImension. Y.ard
area may b@ pro.....lded In more
th.1n one location within a lot
Mln.f@aryard areA ~ ~$O SF.
Mln.('.ourlyatd a~a -150 SF.
50% of homes. backing
ooto major streets shan
have ð; min. 2.5' off'!et
00 rear elev8tiOM.
50% of tWQ·nory hQ lle$ bl9l[,klng onto i1'IiljOf
streets (C111I55II collector Qr gre.ilter). :5iha¡U utilize
oru¡!'·~tOfY elements.
If 50% Or mort! of ill srde øl4lvatlon
1'5 ð s.lngl !l story ele-ment, the ,second
$tory sMbac:k '5hall be cor.sldered that
of a Dne~5tory
Trtl:(fh:
IIi.ibility ~
Area
b
.!
~
!< ¡"
(, ,
"'/"'i""" "
, '."~ ,i· "'1'.
~~-J."-
TWD-SlORY
CORNER LOT
TWD-STORY
INTERIOR LOT
TWD-SlORY
INTERIOR LOT
30'
TWO·STORY OR
ONE·STORY (Optional)
CORNER LOTS
.':~
"':.'.J
l
.
Tr.artlc
Vi"blllty
Area
LEGEND
D 1 st Story Element
. 2nd Story MIIssiog
~¡\¡:¡~ Usable Rellr Yllrd Min. Arell
LOT COVERAGE: 45% Milx. (Two· Story)
55% MIIX" (One-Story)
NEIGHBORHOODS OF
LOTS 4000 SF AND GREATER
LOW DENSITY
SINGLE FAMILY DETACHED
MEDIUM LOT
10
) Lj 1
Typical Plotting Concepts
NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONlV.
500 S.F rOM, f1iit yard arll!'./i (T~p)
with (Ii min. 101 dimension. Yard
ar'E!!a may be Ørovid!;!'d in moré
than one location within ð lot
Min. re~r yðrd ðreð - 350 SF.
Min. courtyard area - 150 SF.
50% of two~'tory home~
backing onto major $tr-E!é'~,$
.$høll Limite ont!'-$tory
QI~'ment!i.
If 50% or more of a s.ide
elevation 1$ a ;single st(lry
elE"ml!!'ot,. thi!' !î.@r:ond story
~etbfck .s.h.~1I be considered
that ot a one-story
so%- of home~ œ¡;;king
ontO major $ueets $l'Iall
hð'i@at'l'lin. to'orfs@ton
reer elevaHQOrì.
·SPAŒ
10' "
¡(
~!<
1j~
~ì!
6'
Triff1ç -
VI,lbm,y ¡¡
A.....
IDFWAI K
/,,,/,,
"~';< ·f'
Tra:Uh:
VI,lblllty
Are~
,:;l
"
TWO-STORY
CORNER lOT
TWO·STORY
INTERIOR LOT
TWO-STORY
INTERIOR lOT
ONE-STORY OR 'NESTED-
HA8ITA81E SPACE
(REQUIRED ON 50%
CORNER l0T5)
LEGEND
LOT COVERAGE: 45% Max. (Tw~Story)
5S% Max. (One-Story)
D 1st Story Element
1¡'5¡ 2nd Story Massing
~i¥1 USilble Rear Yard Min. Area
.. Refeno Residential She Development Standard Notes: (11) & (12)
NEIGHBORHOODS OF
LOTS S500 SF AND GREATER
LOW DENSITY
SINGLE FAMILY DETACHED
LARGE LOT
11
/L.{g
Typical Plotting Concepts
NOfE:ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY,
RECIPROCAL
USE EI\S~MErœ;
2S0 SF tot.1 flat yord
.,.. (Typ) With. min.
er d¡men~~Qn, V'¡!Ied
iI(e~ m~y be provided
In more than one
location within a Jot
Min. "'., y.rd - 170 SF
Min..t:Durtyard ~ 80 SF
LEGEND
R~CIPROCAL
USE EASEMENTS
250 SF to,.1 "at yo<d .t.. (Typ)
- wíth it min_ardim-e'n~iO'n_ Yi!lrd
area may be provld@d in more
than on@locl!lt'lon within a lot.
Min. rea'f 'yard ··110 SF
Min.courtyð,d - 80 SF
AUTO COURT
CLUSTER HOMES
RECIPROCAL
USE EASEMENTS
~
<[
~
...
z
:'5
GREENCOURT
-"-,.,,-.--.-"'.,,..-----.----
o 1St Story Elements
ãI 2nd and 3rd Story Massing
Rt;w Usable Yard Mln.Area
LOT COVERAGE: 55% Max
(No One--Story Requirement)
NEIGHBORHOODS OF
LOTS 1800 SF AND GREATER
MEDIUM DENSITY
SINGLE FAMILY DETACHED
SMALL LOTS/COURT HOME
12
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6. Design Guidelines. Plcasc rcfcr to Exhibit B,
7. Architectural Standards. Please refer to Exhibit B.
8. Preliminary Landscaping Plan. Please refer to Exhibit C.
9. Street Sections. Please refer to Exhibit D.
10. Public Art. As fonows:
In accordance with the Stage I Planned Development Plan, Public Art shan be provided in
conjunction with the developmcnt. The design and final location of the Public Art shan be reviewed
and approved in conjunction with the Site Development Review (SDR) for the project or any portion
thereof. The final design may be deferred until after SDR approval provided that the SDR approval
contains conditions adequate to ensure that the design is completed and the public art is instancd
conCUlTent with a specified number of units.
SECTION 4. The use, development, improvement, and maintenance of the project area shall be
governed by thc provisions of the Dublin Zoning Ordinance except as provided in thc Stage 2
Development Plan.
SECTION 5. This Ordinance shan take effect and be enforced thirty (30) days following its adoption.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public
places in the City of Dublin in accordance with Section 36933 of thc Governmcnt Code of the State of
California.
PASSED AND ADOPTED BY the City Council of the City Dublin, on this 20 day of December,
2005 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\20114\04-040 FOro Specific PJan Arm:ndmtnt\CC\œ ordinance !i:tagc II PI) 2nd reading. DOC
16
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b(JI\L1N, CALIFORNIA
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STAGE II
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OCTOBER 31, 2005
i i~,~, t)w'ÌJðtK & LOGAN PROPERTIES
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RECEIVED
DEC 1 2 2005
DUBUN PLA..........\)
EXHli ß
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/55"
(.,'
.. FALLON VILLAGE
DUBLIN, CALIFORNIA
STAGE II
COMMUNITY DEVELOPERS
llRADDOCK &. LOGAN PROPERTIES
ARCHITECTURE
WILLIAM HEZMALHALCII ARCHI'rECTS, fNC.
LANDSCAPE ARCHITECTS
GATES + ASSOCIATES
CIVIL ENGINEERING
MACKAy &. SOMPS
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INTRODUCTION I
[LLUSTRArlVE PLAN 2
STRFETSCAPE 3
ENTRIES &. THEMATIC ELEMENTS 17
PEDESTRIAN TRAIL SYSTEM 3S
PARKS & COMMON LANDSCAPED AREA 47
WALLS & FENCING 57
LANDSCAPE SYSTEM 71
FURNISHINGS 79
OPEN SPACE MANAGEMENT & 83
MAINTENANCE RESPONSIBtLtTlES
ARCHITECTURE 9S
157.0
TABLE OF CONTENTS
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VISION
The Bt~ddock & Logan Propt=tti¢s ~t Fallon Village enVh'Wt'l.8 t.he
creation of a series of charming, distinct, ped~5trian-oricnted neigh-
burhoods nestled into the su.rrounding topograph.y and united to the
Vilhge Center via. the community loop road and the tra;] system along
the open spacc corridor.
The Braddock & Logan Properties at Fallon Village shall be a ha.ven
within the. rolling hills_ The ovetalllandscape theme will be a refined
interpretation of a Mediterranean Agrad-an landscape. The ndghbot-
hoods will be a lu~h $l- j~dy oasis amofiR,:st the dry grasslands. Orchard-
like grids and windrow plantjf'Jgs aTe: used to reinforce the tl'lemc in key
areas.
Landscape and opcn space guidelines (k~cribcd on the foJIowitl.g pages
arc intended t.o achieve. this goal.
BASIC DESIGN PRINCIPLES
The stree:tsc;:.ap~ system provides a visually unifying thread for. the
c:ommunity. The circulation system is a clear hic:;tatchy of streets
that logically steps down in size frotn the Upper LJop Road to the
cuj-dc~sacs. St.reet widths and landscape dHttactcr reinforce the
friendly neighborhood ambj",,«.
Di~t.inct wdl-ddìncd entries snaU identify each residential neighbor-
hood. The cna.tactC'.t of the entry mon,utncntation and ot.her the-
tnatic dements will rdr'lfotcc the overall cornfr'lUnity theme.
. An e:~tcn5ivc integrated, and pka5ant trail system provides pedes-
trian links to parks~ schools~ and open space areas.
The park and opert space system win provide community recre:ation
opportunities and celebrate the agrarian setting.
A The community fC':ncin~ and wall systcm \Vill be designed to visually
recede: into the f:iettíng to the extent possible::,
Management of open $pac:~ and maintena.:n(~e uf common areaf:i 'Will
be an integral cotT)pon~nt of the land:'3f;apc system.
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/5'1
STREETSCAPE
STREETSCAPE PlAN
UPPER LoOp ROAD
CROAK ROAD
NEIGHBORHOOD ENTRY ROAD
NJilGHBORHOOD STREET
RESID,ENTlAL CUL-DE-SACS
RESIDENTIAL STREET
AT OPEN SPACE CORRIDOR
SCHOOL FRONTAGE
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V' STREETSCAI'E PLAN
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1I.............w Neighborhood S~et at Open Space
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) iL? I
DESIGN CONCEPT
Th(: hierarchy of the streets establishes tbe framework for the
community. The street. widths are visually minimized through the use
of landscape medians and parkways with separated sidewalks. The
st:re:r::t8capc system ~nhancc5 the pede:oìtrì~t'J t=;¡{pCriCl1ce a.nd visually
unifies the community.
CLASS II COLLECTOR (UPPER LOOP ROAD & CROAK
ROAD)
The mait'J. thoroughfare tha.t c;:ohcsivdy connects all neighborhoods
within the Braddock & Logan properties at Fallon VilJage i8 a generously
landsçapcd streetscape with a tnulti~use trail along each edge. A wide
median minimizes the visual width of tht: street.
NEIGHBORHOOD ENTRY ROAD
The Neighborhood Entry Road ptovides a ¡;trong visual and pedestrian
connection between the Upper Loop Road and th~ neighborhood
square adjaç~nt to the open space.
NEIGHBORHOOD STREET
A five-foot wide tree-linc:d parkway will be us~d to enclose th~
neighborhood streets and separate sidewalk:;; from the road. Where
possible :;;ingJe-loaded stre.et:;; wjIl be: located along open space edges
with a !nulti~use t'Nil provided along the undeveloped edge of street.
RURAL RESIDENTIAL CUL-DE-SAC
Cul-de-sacs adjacent to open space will be devdoped with monolithic
sidewalks and tuBed curbs to reduce road width. Stteet trees wdl be
provid~d in front yards with a tree maintenance overlay.
')-
) ¡P UPPER LoOp ROAD
commun;a._SA
Lc:J
DESIGN CONCEPT
Tho Uppor Loop Road j, tho "nifying element ¡<:Or tho Braddock &Logan
Properties_
An eight-foot wide multi-use trail is provideJ along both sides of
the street. Th~ trail is separated. fturn the road by an eight-foot wide
parkway ¡; trip.
A Community theme waH and landscape setback will se.parate homes
from the Upper Loop Road. The wall will be located at tho top of
slopes along the roadway.
La.rge-sçalc canopy trees will be. us cd along road edges to enclose
the street and shade the multi-use trail.
A maximum 16' wide landscaped medjan with columnar trec.s will
distinctly identify the primary corridor and reduce the width of
~trcct,
.. Small) flowering tre~s will be used 10 highlight the intersection in
narrowed median.
Drifts of shtubs and low groundCOYt:t5 add visual interest. All plant
material!: will be. adapted to lise of tt:cyclcd water.
The streetsçape. tte.attncnt shQuld continue from the lJPPt:t Luop Road
gateway to t.he Fallon Road entry to provide design continuity.
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18" wid. Maintenance Band
Columnar 1hIB
IIII'ðW oIttWJ
lidded to IIope ~
horkomBI dlstDJl)tI b:
¡rwter than 20'
2:151"""
max
88' R.O.w.
PLANTING
EDGES
. Ulmus pa:rvifolia, Chinese Elm, 24;; box, t:dangulated ~t 30' D.C.
.. When th~ horizontal distance hc:=twcen tbe sidewalk an,d the com-
munity theme wall is greater than 20') an third row uf trees shall be
provided.
MEDIAN
Quercus tabur <Fastigata'; Columnar English Oak 24~¡ box, triangu-
lated at 1 W O_ç.
SHRUBS AND GROUNDCOVERS
Drouglit-tolc:rant, d~cr-resÜlant. 5pccies_
Tal1 shrubs along lhe çommunity wall to enhance appearance.
Showy species to be u5cd within median. Plant heights should not
obstruct line of sight.
/tß3
[Community
Th......e Wall
BockyanI
. ,. ". .
I L9 ~ UPPER Loop ROAD AT OPEN SPACE CORRIDOR
Open Spaœ Corridor Fe.nœ
------
.-._--",~'"-
JO'Trall/
MaIntenance
EUll'l'lent
en
rP~
S~bs I Groundcovers on slopl
DESIGN CONCEPT
Croak Road Ü; a continl,laÚon uf thl: Upper Loop Road whjch ìnte.t:faccs
with both the residential neighborhood and the open space corridor.
A separated 8' wide mlùti~use trail with large çanopy trees planted in
an 8' wide parkway is provided along the -residt:ntial edge.
Thi;: op¡;::n space corridor forms the western edgt; of the. sttcctscape.
Within the 30' wide trail/maintt;nancc. casement a 121 wide mu.lti-
uSt; trails provided. Trail meanders where grades permit, providing a
minimum of 4' landsca.pe area on each side.
. A 16' wide la.ndscape median, with columnar trees reduces the width
of the strcet. Small flowering trees will be ¡¡!.Oed to highlight the inter-
section in the:: narrowed mc:dian.
A commun,hy thctn~ W'.i11 at the top of slope and landscape;: sl:tback
se.parates the road from the a.dja(:~nt homes.
PLANTING WITHIN THE 30' EASEMENT
NATURAL OPEN SPACE TREES
Informal dusters üf trees selected from the open !ìpa.ce tree Ii~t avef-
age of 1 tree per 600 'q~ar. fcot, 15 gallon.
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/U?~
Open Space Corridor Fence
Opon Spo<e T.....
I 12' I
~
....
30'
T,.¡I/Hoi"""""",
Ea!M'I~1'1't
I 16' I
~Lt;
72.5' R.O.W
2: I stop. max.
Opon Spaœ a,....dor
SHRUBS AND GROUNDCOVERS
'" Drought-tolerant, dee.r~rcsistant species.
'II Mixrutc of 1 and 5 gallon sizes.
PlANTING AT RESIDENTIAL EDGE AND MEDIAN
EDGE
'" Uhnus parvjfolia, Chinese Elm, 24" box, triangtùated aL 30' 0.(:., typkal.
.. Doubll: rows of tdangulated. trees on t.'he residmtial side of t.he ruad.
When the horizontal distanct; between the sidewalk. and the community
theme waJI is more than 20', a third row of ttees is add.ed within this
atc:=a.
MEDIAN
. Quercus tobur <Pastigjata', 24~' box, triangulated at 1 W o.c.
SHRUBS AND GROUNDCOVERS
Drought-tolerant, deer-resistant species.
. Tall shrubs a1on~ the community wall to enhance appearance.
Showy species to be u,od witlrin median. Plant hdghts showd not ob-
sttuo! lino-of.sight.
Mixtu.re of 1 a:t'ld 5 gallon sizes..
\ I.fl V- NEIGHBORHOOD ENTRY ROAD
Street Trees
Community ThémB Wall
Røtainlnl Wall
Community Theme
Wall
Modlon T....
DESIGN CONCEPT
The link b~twl:cn the Upper Loop Road and the neighborhood square
is enhanced through the de!:dgn chancter of tbe ndghborhood entry
road.
.. The pedestrian connection is strf:ngthcncd by use Qf a.n dght-foot
\Vide multi-u.se trail on t.':ach side of the stret:.t.
The community theme wall lines both sides of the sUt:c:t
In addition to the 8' wide parkway> a min. 10' wide landscape parcel.
shall be provided between the trail and the theme wall.
The first ,e¡¡ment of the entry rood is highli¡¡hted with an eight-foot
wide median planted with flowering columnar trees.
. The parkway and landscape ,..back are planted with deciduous canopy
trees on each side of the trail.
. Monolith~ and thematic planting contrihute to the aesthetics of this
stœctscape.
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/ÚJí
10' min. 8' L 8' L
Hutl..{Ja¡~
.....,
~.m'"*
~ HI,I t -Use
....
.
~'ROW
SECTION A
Commul1fty
Thome W311
r Mndlan T~"
µ_mln.
IO'mln.
72' ROW
SECTION B
PlANTING
EDGES
Pyrus callc.ryana, Flowering Pear, 24" box, trianguJated at 25' o.c;:,
DoubJe rows of trees on ea.ch !:Iidc. \Vhen the horizo:nt~1 distance between the sidewalk and the commu-
nity theme wall is more than 20'. another row of :'>tt~ct tree is added within thi~ ate-a.
MEDIAN
. Pn.mus yedo¢nsiSt Yoshino Flowering Cherty! 24" box, 'IS! a.c.
ACCENT TREES
. Olea europaca, Olive (non-fruiting variety). 24¡~ h()~, 16' c.c.
SHRUBS AND GROUNDCOVERS
Drought-tolerant, deer-resistant 5pccie~.
Showy, colorful ~pecic:s at the i:ntc:.tscction and mcdian.
Mixture of 1 ,nd 5 gaUOD sizes.
~
\lP NEIGHBORHOOD STREET
Street TI'éfI
I per Jot min.
3 per corner lot
"""«
~
~
1;
I
~
lawn at....- porlónJ
$mall Shrubs I Poronnlal.
Ever¡:reen Shr\lbs
Fencl!
DESIGN CONCEPT
The neighborhoud 8trCCtS all: developed with tt~e -line.d parkways.
The 5' wide sidewalk is separated from the curb by a 5' wide
parkway.
Tree ]oc:ations shall be coordinated with ~treet lights and utilities to
provide a CQfisi:-"¡tent t.ree canopy cndosin~ street.
Where side yards abu.t the street. an additional ::3' - S' wide landscape
setback is required between the ft=nce and the sidewalk. W'he.tc
approptiatt:) additional strcet trees to be phnted in setback.
. Views of side. yard fences to be softened by th(;: uSe. of 4-5' tall
c.vr;:tgrc.cn shrubs planted in set.back.
.. The. consistent use of a singlt stt~l:t tree species 011 each street will
be used to te.iflfon:e. st.ttctscapc legibility.
PLANTING
STREET TRHS
See Street Tree Plan for species_
Along the: residential interface~ a ~jngle row uf street trees occur on
each ~ide. 1 tree minimum per residential lot., and ;2 treeS minimum
per corner lot, 15 gallon.
SHRUBS AND GROUNDCOVERS
. Drought-tolerant., mixtille of 1 and 5 gallon sizes.
Where curb ,ide parking occurs p>rkway ,hall be planted with lawn.
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I u/i
Resideru;e
-+12~~tor
36'
~~ VarI~'oGo~~ t-
56' R.O.w.
Rosldonœ
Sidoyord
I 5' I 5' I s. I
~
PSE AT SIDEYARD WITHOUT SLOPE
7'mIn.
Fonao may be I.-<>cm>d In
PSE Whor. loti..... Down
51""" from Walkway
RMldI!Incl!l
5KJoyvd
l 5' L 5' I S' I
~
PSE AT SIDEYARD WITH SLOPE
11D RURAL RESUJENTlAl CUL-DE-SAC
Resk:lence;
Reslclenœ
Street Tree
j
8'
PSE/ SIdaw*
landscapè
Easement
5' 8,1
Sldawalll; f'$1:1
L\ndSCãplll
""'"'
36'
46' !tOw.
DESIGN CONCEPT
The Residential cui-de-sacs occur where stre.et.s tc.rrnÎDatc at the north-
ern and eastern botder of the dcvclopmcnt. Street trees art: to be planted
in ftont yards within the 8' PSE/hndscapo oasement, behind the 5' wide
monolithic sidewalk.
PLANTING
STREET TREES
Set;: SttlXt Tree Plan for a list of approptiate species.
Along the r~sidcntial interface, a. single tow of street trees occur on each
side; 1 tree rnin:îtnutn pet residenÜallot; 3 minimum per corner lot, 15
g_lIon.
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Open Space Corridor FenCfl
~FM1œ
Where AppU""bl.
42.5' ROW
DESIGN CONCEPT
)/1
NEIGHBORHOOD STREET AT OPEN SPACE CORRIDOR
12' Wid. Multi..... TI>II
Note: Meander trail where grades fH!Irmit
30'T,,""'
MMnbIoSllce
.. Eu-=nHMlt
5'
min.
30'
'hILlMIII'IC1II1'I1IIIaI Euwn.nt
Where appropriate singl!: loaded roads are. provided adjacent to op~n
space areas to enhance the visual connection to the setting.
The 5' wide: sidewalk is separated frO.1:n the curb by a 51 wide
park\lr.3.y on residential edge.
· Parbva.y to be planted with lawn wher.e curb side parking occurs.
· The 30' wide trail segment is incorporated into the overall streetscapc.
Pedestrian connl:ctions to the t.rail are pr.ovided at intersections. Trail
landscaping shall be euhanccd at intersections for visual interest.
PLANTING
STREET TREES
· See Street Tree Plan for. trees are located along the residential side of
the street. Open space trees arc used within the: Trajl/Maintc:nance
F.asemont, 15 gallons. ,Provide 1 trco/600 sq. ft.
\ /(~CHOOL FRONTAGE
Tree 011 School
Pr°P""Y
U-J.--.J
Multl-~
1.10.
T....
16' J
Modlan
þJ. 14' J.-
Bu. Stop/ Sld.WBik
Drop-Off
TeD
Bu. Stop/Drop Off
DESIGN CONCEPT
The school frontage along Upper Loop Ro.d ha, been designed with a
Vlidcncd parking zone to acçurnmodatc: vehicular and bus dtop otI.
The 8' parking lane is widened to 10' along Upper Loop Road to çtc-
ate a drop off zone at t.he ,ehool frontage. The length of the drop
uff zone. will be determined a.t a later date.
Tho parkw.iy strip i, eliminated in the drop off zone and the ,ide.
walk ex t/;;.ndcd to the curb.
Street trees arc placed in 6x6 tree wells with decorative grates to al-
low for pedestrian circulation.
PLANTING
STREET TREES
UJmus parvifoHa, Chinese Elm, 24" hox per Upper Loop Road plant-
ing concept.
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liS
ENTRIES & THEMATIC ELEMENTS
..-
ENTRY LOCATIONS PtAN
FALLON RoAD ENTRY
UPPER LOOp ROAD GATEWAY
WESTERN NEIGHBORHOOD ENTRY
EAsTERN NEIGHBORHOOD ROTARY
SECONDARY NEIGHBORHOOD ENTRY
MONUMENTATION
/\Ä
\ ENTRY LOCATIONS PLAN
/
I
/
I
r",~,,(,,' \ Upper Loop R.oad Gateway
. Western Neighborhood Entry
. Eastern Neighborhood Entry
. Socondary Neighborhood Entry
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\í'::::,
COMMUNITY AND NEIGHBORHOOD ENTRIES
A hierarchical system of community and neighborhoods entries and
thema.tk landscape mont¡iI1cntation has been d~c1oped to reinforce
the Mediterranean Agrarian theme and crea.te a wekotnlng image for
tho Braddock & Logan propertie< at Fallon Village community.
(1\.ý
FAllON ROAD ENTRY
Existing LMd:li¡;:ap~
/E"";... S;~lk
,
Low Flowering
Shrubs
Pos!;iible Transformor
to be Screened
8' Muld-Use Trail
DESIGN CONCEPT
This gateway is the first point of entry fur the residential community.
Monolith~ and plantings arc. used to introduce the COnHT'l.Unity theme for
Fallon Village.
The 15~ tall community entry monoliths in located within the median.
Eight-foot tall monoliths are loca.ted in the parkways to [.tame the trail.
(So< pago 30 for monolith detail,_)
The medjan i!:! highlighted with showy perennials.
An eight-foot wide separated multi-use trail is loçated un each side of
Upper Loop Road.
..
TREES
WINDROW
*
Populus nigra 'ltalica', Italian Poplar.
1 S gaBon, 10; D.C. in windrows.
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\-lÎ
16'
Median
88' ROW
SPECIMEN TREE
Schinu, mulle, California Pepper Trcc
24" box, 20; - 251 o.c, typical, in natural dust!;:t:).
SHRUBS AND GROUNDCOVERS
. Drought-tolerant deer-:resistant specko:s.
U~~ showy species adjacent to the monoliths and in the m.edian to
reinforce entry cxperie:n(:I;:,
. Mixture of 1 and 5 gaHon sizes.
/)'1
\ UPPER LOOp ROAD GATEWAY
Windrow or Columrw- Trees
Street T....s
Community Entry
Monolith on Steps
·,,-;;f/'-' . . .'. . ,.,~~~,.
.·'..,..,.....;.::,,','~,t.
>;.:c..>~ ,."',"
'....."" '.",.t\I'.lUralGÉ'..1 '~ '''\ '.
t"¿'~-- -'~_" -", '\. \
-,-~_.~-- '-" "'\ '\ \ \
---- '. ", \ \
,../""~ ".. "\ \
I
OUvc!I Orchard in
Tree Wells withIn
ßio-~ent on mil
Omaml(mtal Fence
with Monoliths
DESIGN CONCEPT
This gatc::way establishes the memorable attiV'Àl ~xpcricncc for the Braddoçk
& Logan Properties ¡it Falkm Village. Generous landscaping, with dabo~
rate thematic rnonumcntation and orchard grids of Olivcs> windrows of
columnar trees, and low stone wal1s create: a distinct character. The: bio~
retr:..ntîün areas on both sides of the Upper Loop Road are integrated into
this community entry.
. The 15' talJ community entry monoliths fh.nk the 'toad. Eight-foot tall
monoliths are located in the parkways to frame trail. (St:t page 30 for
monolith deu.JJs_)
. The median is highlight.ed with showy pe.re.nnials.
An dgbt-foot wide separated multi-use trail î!i located on each side.
TREES
WINDROW
Populus nigra ÇItalical~ Italian PQplar,
15 gallon, 10' o,c_ in windrows.
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177
Community Entry
M""ollth on Step,
Monolith
16'
Modlan
88' Raw
~
ParI<way Multi·
U",TraII
ELEVATION A
ORCHARD TREE
· Olea curopaea, Olhre.
24" box; 2W D.C., in orchard-like gdd.
EVERGREEN SCREEN
· Sc:hinus molle., California Pepper Tree.
24" box, 20' - 25' D.C. typical, in natural clusters.
BIO-RETENTION TREE
· Opeo Space ttc:c::s from Tree Palette.
· 15 gallon planted in 5' diam.eter tree well.
SHRUBS AND GROUNDCOVERS
Droughtntolerant, deer-re.sistant spedes.
USt; showy species adjacent to the monoliths and in the median to
reinforce ~ntty experience.
Mixture of 1 and 5 gallon sizes_
No-mow grass in bio-tetcntion area.
.'0
\ tJ WESTERN NEiGHBORHOOD ENTRY
/
.. #' CommunIty
Theme Wall
.
I
\
UtiU~e Thematic Entry Portal to
Det'ine Pedestrian Entry to Park
DESIGN CONCEPT
The western neighborhood portal entry is a prominent and dhtinçt out-
door room that establishes the Mediterf¡j.t\r::an idl:ntity of the commuui-
ty. Etltry plazas with special paving, accented crosswalks and strcetscape
elements rein force this image.
PRIMARY ENTRY
W wiùe entry portals and monoliths with retaining walls and speci-
men trees. (See page 31 for port'.! detail.)
PJ;:izas with scat pads and accent planting_
SECONDARY ENTRY
5' wide ~ntry portals and monoliths with t:olumnar trees to screen
residence 011 the west and highlight neighborhood park entry on the:.
east.
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ItalIonCYf""'S
~'5'
5ldew>lk
- EnbyPI...
~
ELEVATION A - SECONDARY ENTRY
,£'I
JI.osldonao
g
72'
R.O.w.
ELEVATION B - PRIMARY ENTRY
SPECIMEN TREE
· Quercus virginian a, Southern Live Oak, 24" box.
COLUMNAR TRf.E
· Cupressus sempervirens, Itaüan Cypress, 24" box, 6' a.C.
SHRUBS & GROUNDCOVERS
· Drought-tolerant, deet-resistant species, recycled water.
· Use showy species to highlight entry.
· Mixture of I and 5 gallon sizes.
6'
\ to V EASTERN NEIGHBORHOOD ENTRY PORTAL
t-'lultl-useTrall
DESIGN CONCEPT
The ea.st¡:tn neighbo:rhood entry is one of the distinct elemt:nts that
~stablish the identity of the. community. A landscaped rotary> en-
ha.nced paving at crosswalks, and monoliths help to defIne this outdoor
room.
A "green'! edged by Italian cypre~s creates a welcoming entry area.
Thr;matic entry portals and fiWn1,.1tncnts define neighborhood entry.
(See page 31 for porra! ¿etnils,)
The open spaçr; çurridor and architectural detnents of the open
space corridor crossing cotitdbute to the overall a.mhi;incc of the
rotaty entry.
ENTRY TO NEIGHBORHOOD
. 5) wide primary entry portals and monolith, with themat.ic tl:::.taininR
walls and colutnnar trees,
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1'63
Community
Thom.w.J1
_nlng """II.
~.a'
SklowiIIk
36'
62'
R.O.W
ROTARY
· 40' dianle.tcr with a 10' Vlidc cobble band to acconunodate emer-
gency and service vehicle aCCr;Ss.
· Center raised planting area with tc.Iìa cotta pots. To maintain line~of-
sight, height of plonting and pot shall not "coed 4'.
COLUMNAR TREE
· Cl.lptCS5CS sempetvitcns; Italian Cypress.
24" hOJli:, 6' Q,C.
MEDIAN ACCENT TREES
· Lagcrstroemia indica, Crape Myrde, 24" box; triangulated at 15' o_c.
SHRUBS & GROlJNDCOVERS
· Drought-tolerant, dce:r~resistant species.
· Use showy species to higWight entry.
Plant taller spedes in the center of the rotaty~ and lower! trailing
species at the perimett:t.
· Mixture uf 1 and 5 ga.lIon size~.
\ Z, '-\SECONDARY NEIGHBORHOOD ENTRY
led
Community
Theme Wall
MEDIAN WITH TURN I.ANE
CQmmuntty
Theme Wall
led
Community
Them. Wall
MEDIAN WITHOUT TURN LANE
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" -
\'ß~
F
51 k
36'
56' R.O.W.
~
51"'-1k
SECTION
DESIGN CONCEPT
The secondary neighborhood entrics continue to reflect the community
theme. They sball be consistent in style, material and color with the
western and eastern neighborhood entries.
MONUMENTATION
Secondary entry portal. (See page 32 for portal and monolit.h de-
tails.)
... Monolith.
" Enhanced pa'ving and thematic retaining wall.
· Seat walls with terra. ç()tta pots on plinths_
Accent entry trees tdnforcc the Mediterranean se.tting of the co!n~
munity.
PLANTING
MEDIAN
· LagersttociI1ia indica, Crape Myttkt 24" box, 15~ o.c.
ACCENT ENTRY TREE
.. Olea curopaea, Olive, 24' box. 20' o.c,
COLUMNAR TREE
" Cupresses sempctvkcns, Italian Cyptcss~ 24" box, 6' o.e,
SHRUBS & GROUNDCOVERS
Drought-tolera.ot, deer-resistant spedes.
· Use showy spcdcs to higWight entry.
M,Í'x:t1,1i"C of 1 and 5 gallon sizes.
ì~lP
MONUMENTATION
Thematic architectural features arc us~d throughout t.he commu.nity
to define entries and to creat.t: Ii unified imag;c consistent with the
Medite:tr~r1t;an agrarian theme.
This hierarchy system of monumentation iftdudes:
Community Entry Monolith on Steps
. Primary Entry Port.a)
Sec,:OJ1dary Entry Portal
Monolith
i
4'4"
t
-Cop
Il7+ 178-A & IlSSP!.
MocIaIIl(ln
12"
St_=>
Color: Map!. S)'n.Ip
P~MoI<Iln¡
MD ISI
4'
Stone VlmBBl"
IS'
10'
12"
..I~~,',:
J 6' ~3,~1
COMMUNITY ENTRY MONOUTH 0.. STEPS
COMMUNITY ENTRY MONOLITH ON STEPS
LOCATION
This monolith is used to define the entry to the Braddock & Logan
properties at Fallon Village eommunity along Upper Loop Road.
DESIGN
17' æll monolith with a stone base and a precast cap. The 12'; step~ add
prominence t.o the monolith. Thematic medallions provide ornamentation
and signage. For dimcn~ions~ refer to the illl,lstr~tion.
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\ßl
-1[_
Pro<aot Cop
177 & 178....
~'
2'
II'
30"
5' PRIMARY eN11rr PORTAL
3_,
.'
8'
30"
~'
2'
II'
8'
8' PRIMARY EN"TRY PORTAL
PRIMARY ENTRY PORTAL
LOCATION
This portal is used to frame the sidt:Wa!k on the primary neighborhood
entde, off U ppe, Loop Road_
DESIGN
A portal wall with an arched opening and window detail creates a sense
of arrival. Refer to illustration for dimensions, See below for matcrials¡
color and finishes.
\ ß;;¿
IS'-6"
6",11" R.e<lwood
Medallion
Pl"f;lç:ast Molding
30"
9'
SO. 6"
..¡. 3'-6" ~
S'
.r-
$~CONPAIIY ~NTRY PORTAL
Pnoœ.tC""
117+ 178-A
Medallion
8"'=
Colo~ Mo¡oIo 8yrop
Preaut MQldln¡:
6"
30"
8'
5'-6"
MONOLITH
SECONDARY ENTRY PORTAL
Loçanön: TIlls portal is used to frame sidewalks at secondary neigh-
borhood entries fro"'l the Upper Loop Road and Croak Road
DESIGN
A va-datiun of the community monoliths are used to support a heavy
timber arbor. Thh. 9' tall pott'""i may be integrated with planters or stand
alon~. Rc.fc.r to the illustration for dimensiOIls. See below for materials,
color and fì:n.ishes.
MONOLITH
LOCATION
This tnonulith is used in various locatiollf:i thtoughout the community,
parkways and medians to .reinforce the theme. It Ü¡ integrated with th¡:.
comm1,:lnity theme wall and phnte'ts at ~ntrîcs.
DESIGN
This is an W tall version of the Cottlttlunity Entry Monolith, Refer
to the illustration for dimensions. See bdow for materials> color and
finÜ>he~.
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\'3C\
MATERIALS AND FINISHES
CULTURE STONE
Eldorado Stone Product
Agorra Building Supply Room, (925) 829-2000
5965 Dougherty Road, Dublin, Californ.;a
Stylo: Country Rubhl<
Colot: Tuscany
PRECAST CAPS, PIER, StLLS, MOULDING, QyOINS
Napa Valley Cast Stone, (707) 258-3340
P. O. Box 5539, Napa, California
Color: Weathered Limesto:ne
Grout: Ivory
MEDALLION
Pineapple Grove Designs, (800) 771-4595
22 H.arbour Drive South, Boynton Bea.ch, Florida
Style: Aeanrhus
Color; Terra Clay
STUCCO COLORS
PUtt and Lambert or equivalent
Cap: Indian Ivory
Body: Maple Sugar
B"e / A<çenr: Elk Tan
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\ÝO
PEDESTRIAN TRAIL SYSTEM
TRAIL PLAN
12' MULTHJSf TRAIL
8' MULTI-USE TRAIL
MAINTENANCE ACCESS WAY
(~ \
1 TRAIL PLAN
_ B' Multi-Us. Trail
~ 12' Multi-Use Trail
. . . . Maintenance Access wæ¡
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¡q-z.-
DESIGN CRITERIA
The provision of a pl~asant; unifying pedestrìan circulation system is
a basic design concept for the Bf;"~ddock & Logan properties at Fallon
Village.. The character of the landscape. along the: trails emphasizes
the use of çanopy trees on trails adjacent :road corridors.
Encourage pedestrian and bicycle cìrçu.lation by providìng logical
trail connections to sçhoo1s parks, and othc.t destinations of the
commlIMity,
Provide pedestrian and maintenance access to open space system.
(~?
\ 12' MULTI-USE TRAIL AT CROAK RoAD (UPPER Loop ROAD)
Open S~e ÇOITldor
Open SI'"<" T.....
Gendy moander".;1 "f'PI'OprI....
to bike elreuloti", ~ pdos porm~. '.
. .
30' Trail/
MilJntenanCfl
Easement
c:D
Open Space Corridor F.nce
, .,
..
, ...
Bonch and t....h recoptade
at 500' + InUltVal!!i
. . ~.
',.
.,'
Shrubs within 5' from trail
may not b.clElsd ]' hl¡h, typical.
GI'3VBI Shoulder
A,phalt Pith
Open Spaco T......
Asphalt Pat!,
G...... Should...
Shrub.$: wJthln S' from trail
may not _ood 3' hô¡h. typical_
1~ .' 1~ I
-} ~-~- ~
30' Trail I Malntao:aoœ E:;uement
DESIGN CONCEPT
Thc. trail along Ctü:a.k/l.Jpp~,r Loop Road is locat!::d within th~ open
space corridor.
A. 12' wide multi-use trail OCCUr!; within the 30' wide trail/
!n~ntcnancc easement. 1'r:a.î1 8' wjd~ 3.!jphalt pavement with 2' gravel
~höu dcrs either side. Trail paving shaH transition to concrete at
intersections.
Meander trail where:: grades permit, with a rninimum of 4> from the
curb.
Provide benches and tta!jh rcçc:ptacks at 500'± imerva..l!5_
Th~ open spac~ corridor fence should bt: loçatc:d 3W minimum.
from the curb_
PLANTING WITHIN THE 30' EASEM~NT
OP~N SPACE TREES
Sdcçt trees from Enhanced Op~t.J Space:: palette with an empha~ht on
native trees. Tree~ !ÌhaJl b~ fire: saf~.
15 gallons in natural gtQupings,l tr~c/600 sq. ft.
SHRUßS AND GROUNDCOVERS
Select dtought-tolt:T:.1.nt, dcc:..r-fCsistant spedes.
Mixture of 1 and 5 gallon siz~s~ in narural clusters.
For safety, sh.:mbs taller th~n 3' arc not allowed within 5f of trail.
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Iq~
12' MULTI-USE TRAIL AT RESIDENTIAl. BACKYARDS
View Ff;!If1t;e
TraIl I MoInten"'ce
Euemont
bJ lqJ ~ Let
12'__Multl_....T",;1
Open SPacfI bB!il
,...-/
0P'" Spoce Cotd<l<r P¡;¡¡;;;:
,-
---
D""u¡ht-toIe.......lI1ïJb. ...d XJ'OIIn_
..-'~
oJ#'~
-
Note; Where grad. permit,
m~er 12'w multi-usa trait
---.,.......-----
~~_.-
RsstderlC:e
lhtJl ohoul<l be lOWOf' titan bockyard whore PO"lbIo
ntenanctl EIUi!lt'nen
o ...S
Corr1<Io,
DESIGN CONCEPT
The trail is located behind tc.sidc..ntial backyards within the. open space
corridor.
A 121 wide multi-use. trail occur:iì within the. 301 wide trail!
maintenance easement. Meander traH where grades pertnit~ with a
minimum of 4> landscape area on each side.
. Privacy for the residences hi created by locating the:: traillowct than
tho backyard,_
. The open space corridor fence should be located at 3W minimum
from the backyards.
PLANTING WITHIN THE 30' EASEMENT
Ref« to 12' Multi-Tho Trail at Croak/Upper Loop Road.
/
(~~
j 12' MULTI-USE TRAlLADJACENT TO NEIGHBORHOOD STREET
Op.n Space c,!Tido... Fence
12' wId. MultlMu51!!1 Tral1
NDte!: Whe~ ¡rades permit, moander trail.
30'Tnolll
MaJnunenœ
40 EB54!Iml!!lnt
Neighborhood S"._
Opon Spaœ Corridor Fenco
VIew Fonce j
Open Space Corridor Fl!If cl!I
.
Showy shrubs and groundCO\'W
Open Space Tnllc
12' wide Mul~Je Trail
o en S ace Corridor
PROTOTYPE
DESIGN CONCEPT
. Provide local access to trail at reskJenti,al Street int~rscccions, Pro-
vidt:: bollards to :r~strict vehicular access.
Trail design pot 12' wide M~!ti·use Trail ar Croak Road (Upp« Loop
Road).
PLANTING WITHIN THE 30' EASEMENT
.. Planting per 12> wide Multi-use Trai] :at Croak Road.
Highlìght trail hcads at ncighborhood entries with accent trees.
Olea Europaca; Olive, 15 gallons, spacing at 16) Oç,
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¡q LD
12' MULTI-USE TRAIL ALONG SCHOOL
View Fence (on. Retaining
Wall Wh.... Roquired)
Open Space TrefI
School
Open Space CorrIdor Fence
2:1 mox. 12' ~
stop. Multi-use 1htJ1
30'
T~II Malntenonce E........nt
OfH!n Space Corrid(M'"
DESIGN CONCEPT
The trail is located in the open space corridor adjacent to the school.
. A 12' 'Wide muld-usc trail occurs within tbe 30' wide trail!
maintenance easeml:.nt. Meander trail where grades permit, with a.
minimum of 4' h-ndscapc area. on each side.
Privacy fQI the school is c:rcated by locating the ttaillower than the
school.
. The open space corridor fence should be loçatcd 30' minimum from
the school.
PLANTING WITHIN THE 30' EASEMENT
Rd.r to list on 12' Multi-Use Trail at Croak Road ({¡pret Loop Road).
G.Î
\ 8' MULTI-USE TRAIL
Community Theme Wall
I 8' I 8' I.
~wa~
Trail
DESIGN CRITERIA
These trails are located aJon.g the edges of Upper Loop Road, alung
'''e eastern cdgc of Croak/Upper Loop Road, and thc Nei¡¡;hborhood
Entry Road.
Eight~foot wide concrete patb separated from street by an eíght-
foot wide parkway.
For safety! shrubs taller than 3' are not allowed within 5' of trail
edge.
Refer to Streetsçap~ Chapt.er fur planting.
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Ic~ß
MAINTENANCE ACCESS WAY AT CUL-DE-SAC
Native Grasses
wtthln Fire Buffer
Vi_
Fence
Open Spa~ Trees
30' MalntManœ _lIonch I
FlnII Buffer
Restdenall
DESIGN CONCEPT
The maintena;nce acccss way provides a link befween the neighborhood
and the open space through the cul-de-sac, for maintenance of open
scape areas.
· The 12'- 18'wldc gravel mainte.nance road occurs within the 30' wide
maintenance access bench and 45' w.ide fue buffer zone. A v-ditch
fringes the edge of the maintenance access way to co1lect slope :run-
off.
· Accent tree~ and the ornamental ft::ßçc highlight th~ connection arid
restrict vc::=hicula:r access.
· Provide 12' wide maintenance a(;.(:css gate and 4~ wide pedestrian ac-
cess opening.
· Identify Street name at. cuI-de-sac entry_
110 The open space corridor fence should be located a minimum of 45'
from thl: rl:ar and side yard fences/ property line.
· Provid(: adequate Lurnin.g radius for maintc:.nancc vehjd~ access.
PlANTING AT CONNECTION
ACCENT TREE
· Highlight the terrnifl,us of cul-de-sar.: with accent tree!i selected from
Fire Safe pallette, t 5 gallons in natural groupings, spacing should
conform with the DuhIin Wildfire Management Plan.
SHRUBS AND GROUNDCOVERS
· Sdc.ct fire safe~ rlet;:t-resistant ~pede.s from plant palette.
· Mixturt; of 1 and 5 ga.l1on sizes.
GRASSES
· Natural, non-irrigated gra.sses on both sides of the access v.ray,
C'I~
\
Accent Tree
.'..
15'
1.3,1. 12'·18' I.
~
V-Ditch M:iUntanence Road
30' Malntl!lna:J\Cé Acœ!!is
45' Fir-e Buffer- Zone
'-
1-
..Ì
\ .'
." ~
Þcsr
- -
T.
MAINTENANCE GATE
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;900
MAINTENANCE ACCESS WAY BETWEEN LOTS
Open Spaa¡ \ Maintenance
Corrfdor Fence _ 2L !'.ceo_.,
~~-- ---\
.~~..
Opnn S""""
Intel"laal Fence
45'
.
. ,
M:aint~naoce Gate
'iV/Pedestrian Access
Re.ldence
30'
DESIGN CONCEPT
The a.ç¡;:r;.ss way provìdes a link to the open space between two resi-
dcntiallo"_
· The 12>~ 18'wide gravd maint.enance access way occurs within the
30' wide maintenance corridor b~tweef) lot5~ leading to the 45' wide
fire buffer.
Columnar trees and the ornamental fence highlight the con:nection~
reinforc:in~ the community theme.
· A gate is located to restrict vehicular a<::cess. A 41 ope:ning provides
pedestrian aCCeSS to the trail and rnaintena:ncc= toad.
The 0pt;,n space corridor fence should be: 45' f:rom the home
fenccs/property line.
PLANTING AT CONNECTION
ACCENT TREE
Select trees to highlight access from Fire Safe plant p-alc:ttc
...
SHRUBS AND GROUNDCOVERS AT ENTRY
Fire safe, deer-resistant species_
· Showy .peeles to highlight entry.
!\.fixture of 1 and 5 RaBon sizl:s.
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;:)OJ
PARKS & COMMON lANDSCAPED AREAS
NEIGHBORHOOD PARK
BIO-RETENTION AT UPPER Loop RoAD
BIO-RETENTION AT TRAIL HEAD
GOLF COURSE. BUFFER
OPEN SPACE CORRIDOR CROSSING
NEIGHBORHOOD STREET ROUNDABOUT
EXISTING NEIGHBORHOOD INTERFACE
T - INTERSECTION lANDSCAPING
";)-o?-- NEIGHBORHOOD SQ.!JARE (CONCEPT PLAN)
Concroto Path
Open Space
~w Fane.
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é3D3
NEIGHBORHOOD SQyARE DESIGN CONCEPT
Tnt; d~sign concept for the Neighborhood Square illu.sttatcs the types
of :rec:l:eacional amenities thu will enhance the livability of Braddoçk &
Logan Properties community. The design of the:: square should reflect
the overall character of the community while providing a variety of
outdoor activities. Key design clementf; include:
The: park entry is loca.ted at the terminus of the Neighborhood En-
try Road.
A landscape buffet is located bet.ween active park uses and adjacent
homes.
. A variety of recrea.tJO,rlal activities are provided that appeal to a range
of users.
An overlook att:a provides views into the habitat preBcrve in the
Open Space areas.
. Landscape promenades link the varIOUs açtivc areas wìthin the
square.
.,1' ,:4:':(
~ " ,.¡;, fir·:,
II,: ';-.' ,:iN
+ , .~
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(" !Y
, ,,'I Je" .
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¿jJ~
BIO-RETENTION AT CROAK ROAD (UPPER loop RoAD)
Opon Spa<.~
CorrIdor Fence /
0P'" Spaœ I
Tn!I~ f
12' Multi-Use Troll
Acœnt Pla-,
at Crou:in,p
OwIrlook
auster of
Pepper Trees
Lawn
CommIJ..-ty
Them. Wall
Columnat TréB.lli
OUve!jl
10" S.mvall wi
Poþ on Plinths.
Stohllll RetaJnin¡
Wall
Stone Retaining
Wall
--- Shrub" on~
Groundcover'
Columnar Treos
11-0 w.l1 within
BIo-~ntion Area
Open Space Trees
in Tree Well
Community
Theme Wall
..
.. .'
B~-Rètantion Basin
DESIGN CONCEPT
The bic retention area at Croak Road t~ integrated into the secQndary com-
munity entry. Appropriate shrubs and groundcoYt:r atc: used throughout the:
rekntion area to enhance the landscape. theme of the community. Open spact:
trees arc located in tree wells within the retention area to reflect the feeling üf
the open space corridor on the opposite side of the street,
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dO~
RIO-RETENTION BASIN AT TRAIL HEAD
Open Space CorrIdor Fem::è
Open Space Conido.- Fenœ
Vlf!/W F~œ:
12' Multl~U' ¡è TI'iÚI
Open Space
CorridDr-
Pepper Tt"H Cusb!lrs
Shrub> ond G......_r
~
Ik
Blo-Retentlon ßæln
~ 12' J.-
H~~I-I.he
T'"
DESIGN CONCEPT
Th~ bîo-retentioft area along the open spaçe; corridor is integrated with th¡:
multi-usc tra.il to creat.e a defined open space, The basin is surrounded by the
12' multi-usc trial adjacent to the open space corridor and a 5' side.walk along
the street frontage. .A sc;:ating a:rea is cre;at¡:d by c:xtcnding the pa.ving and located
benches at the terminus of the adjacent street. Open space trees in tree. wells
and appropriatc shrubs and groundcover are used within the basin itself.
nnlD
'r GOLF COURSE BUFFER
10' GHAD maintained
landsC3pe Part:el
~b ~
f1r / "-
\ - ý~
//'-~ 0---;:::::/ ./;::~- /'
~ ---- / /' "" -"
------- =-=--~~:=:~-.?/~ - 1
~"..,-......... "..."
~~
"" -~
ï-~-~~-~....
.; Columnar $(Teeo Trees
,
,
/ View Fençe
I
I
,
Irrlgatl:Cl
~nds.c:ape
-.-'"
Open Sp~ Trees
DESIGN CONCEPT
Cülumnar screen trees shall be strategically (uçatcd to buffer rcar yards
of homes ftotTI errant golf balls. T:rees shall be located in a 10' wide
landscape buffet zune tnaintaint':d as a part of the common landscape
system.
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"Ii7
dc..~
OPEN SPACE CORRJDOR CROSSING
Opan Space Traés
r u~~ PIIMœr
TBD
Stucco Pilaster wI f:3p
to Match Community
Théml!l Wall
()rnarnentalFence
~'-Q;
5'
DESIGN CONCEPT
The crossing at the open space corridor creates a memorabJ e architectural
statetnent in the design of 9. '"bridge". It i~ an opportunity to ceJebta.te
tht:: open space. character and reinforce the agrarian Mediterranean
theme.
6bb'OBand
, I..ow,Flowef"in¡
Shrubs
D~
'J NEIGHBORHOOD ROUNDABOUT
.
Communtw Theme Wall
Street Tre('J$
DESIGN CONCEPT
A rot2.ry or t01.:mdabout will be. used to red1.lct;: the: width of the street
and slow traffic on this street with significant grade changes, This traffic
çalroing device also contributes to the overall neighborhood amhiançc.
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c,'-'Y
C7'(/
EXISTING NEIGHBORHOOD INTERFACE
-.
8' wide Pedestrian Trail.
Create Connection with
EXistins Neighborhood
Non-Irrigated
Hydroseed
OrnBme~ F~ncé
,
.h' 'w
...._..~~-
- - ..
. ".'.-"',
'f <-:..:~,.' .I:'~' '._'_~":'
. .
Fallon '0'111"1": :
~ . .
~
j
.''''':'-.
VteW Fenœ
Exl~tll'lg FIre/Maintenance Trail
Sw:ale Þlanted
wI Open Spaœ T.-ee!il
Propé"Y of Dublin Ronch HOA
DESIGN CONCEPT
The swale :area between the. properties will be planted with open space
trees to screen views of Fallon Village homes from the rear yards
of the adjacent e:;dsting Dublin Ranch homes. The baJanee of the
area will br; hydroseede.d and maintaincd as m.owed ~rasses pet Firc
Department requirements, Where proposed homes atc greater than 20~
above existing bornes, a view fence will be used in the backya..rd. A
landscape:. buffet Zone and otnatnenta] fence will be: provided at th¡:
termi.nus of e:ach cul~dc-s:ac along the neighborhood int~rfacc edge_
a'O
T -I NTERSECTION LANDSCAPING AT STREET A
DESIGN CONCEPT
Where the. T~intersect..ions occurs at the termin.us ùf residential slreet
A, a triangular landscape buffer should be created to prevent car light.s
shiving into hurnes. The landscapl;: bl,1ff~.r shall be phnted with accent
trees and low flowering !:duubs and maintained by the: HOA.
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;;/1
WALLS & FENClNG
FENCING PLAN
COMMUNITY THEM EWALL
FENCING TYPES
RETAINING WALLS
WAll & FENCING LOCATI.oN DIAGRAMS
'd-\?-
FENCING PLAN
I
!
/'
View Fence
-- _ _ Open Spacll!! Corridor Fence
........ Community Theme Wall
",,,,no.,,,,,,,,1I' Ornamental Fence
All other fenc.. will be 6' high
wood prlvac:.y fences.
Open Space Interface Fence may be used
where properties abut open space with
proper wildfire mitigation measures.
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2-13
DESIGN CONCEPT
The fencing thtoughout the Braddock & Logan Properties at Fallon
ViUagc. D.ei~hborhood5 enhances visual unification, defincs prop-
erties, and provides security_ The fencing is not allowed to visually
dominate. Rather, it is a part of the overall community ambiançc:.
Thc.rc: are 8 type~ of ~lls and fences us.ed in the neighborhoods_
Some atc used to identify the common and open spaçe areas!
while others are used to define and enhanc:r: the individual parcel.
They include:
Community Theme w.lls
Retaining Walls
Ornam.enbl FCl:tccs
Lattice Fences
Good Neighborhood Fence'
View Fc::nccs
Open Space Interface Fences
Open Space Corridor Fence~
.~~... ...............-
Y~~~:~:;J.:~T ?~,)a:\;)::~ ~~i~~~.·:·~~¡':~:':>~~;;Ã.\;~;.;· ~~.~\J.~~"~\:;c: ;.):;~.~~.:~."? <."
nA
o COMMUNITY THEME WALL
.:d~,
..¡.
-f
)0"
'00' O.C.±.
)"
Lito
.,.,
i.CoIOr. Indian IlIory
""'.', ',., ,~__j+COlor'~aple.5~~,~
. :..:.~. ',' t...};:: t ' .
15"
",-~,,,,,,,,,,,,~.,,.,,,,~~
."
--'.............--
6' min.
8'max..
-
:~~:) :~.~:~.:. ~~<~
12"
11/2 '
12"
COMMUNITY THEME WAU
COMMUNITY THEME WALL
LOCATION
'l'his wall is 'Used along' the Upper Loop Road) Residential Entry Roads)
and in additional IO(:::it:io:t1.~ which are highly visible with.in the conunu-
nìty. Their p'Urposc is to define the edgt: of the primary streetscapes and
enhance t.he community character.
DESIGN
The wall is 6' t::a.ll, witb ornamental columns that occur 100;± O.c..
STYLE
Dublin Boulevard 'Precast Block or equivalent.
Column; Pdntex Pre-cast Concrete Products Or equivalcnt.
COLOR
P~tt and Lambert or equivalent. Refer to il1ustratton for paint color.
GENERAL GUIDELINES
The Jocatlon and configuration of the theme wall must be carefully con-
sidered wit.h regards to grades and the relationship to the adjacent street,
Where applica.hle, tht: the-mt: wall should terminat.e a minitnl,1tJ1 of 18
f¡;ct ftum the back of sidewalk to avoid closing in corner propertks.
Wall panel const.ruction joints will be located at columns.
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Wood Fencing
Path
Secondary Neighborhood En1;ry
.--
dl~
r)\V
o WOOD FENCING
Lonlœ ""
~
6' wIde wood panels
4"x 4" Post, 8' o.ç_~
'--.--...-
LATTICE FENCE
6' wide wood panel~
4" 4" P 8'
m
-
< ost, o.c.,
- ~
"'- '. ...
-
-".". ~
6'·0"
,~I'-
GOOD NEIGHBOR FENCE
LATTICE FENCE
LOCATION
Fence is setback a minimum of Y from front facade. This fence is use.d
parallel to the fr.ont of th¡: home.. W'here side yards abut a residential
street) the. lattice fence is also l1sl:d. Where fence is adjacent to the
street a minimum of 3' landscape buffer is provided between walhvay
and fence,
DESIGN
Similar to the. good neighborhood fet)ç¡;; with 18" top panel of vertical
lattice integrated into ovc..rall height of 6'.
GOOD NEIGHBOR FENCE
LOCATION
This good nt:jghbOf fence OCClltS between lotli.
DESIGN
Vertical board wood fence, 6' tall with cap a.nd fasda board. Wood
postS minimum W o.c.
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:}Ií
METAL FENClNG
6'-0"
3'- 6"'
ORNAMENTAL FENCE
VIEW FENC ¡
ORNAMENTAL FENCE
LOCATION
This d~cor3.tìv(': Jow fence is u!1c::d to ddine and highlight common ar-
eas where neighborhoods interfa<:;e with open space at cul-d~-:!;I:,1c.
DESIGN
3' ~6" tall tnanufaçtu!cd o:m:amental ín~tal panels) with mc::tal posts.
S1YLE
New Roc City m «¡aiv,.]<nt.
COLOR
Cha.rcoal.
MANUfACTURER
A & T lton WO'~" (914) 632-S992.
VIEW fENCE
lOCATION
This fc=ncc= is used along golf course edge and other locations wh~rc=
views are possible. It may also used whc=:n the elevation diffetencc be~
tween tC=:3I y::uds is greater thao 20',
DESIGN
Manufaçtured oma.mental iIon fence, 61 tall with ornamental metal
posts at 8' Ö.c., piçh:ts spaced at 4" maximum.
STYLE
Warrior' Aluminum Ornamental Fc=ncc or equivalent.
COLOR
Charcoal.
MANUFACTURER
Am",;,,,",, (800) 321-8724.
/\~
tf OPEN SPACE fENCING
6'·0"
opeN SPACe INTeRFACe FeNce
,-
.'
V/
r 10'..(1' t
NORMAL spAciNG
6aweEIIIT -P06T6
~ ~ ~irI'õ~
-
~
ai:.VATION ,
'1' ......'"
., ...
I, ..,
:.1 ..,
<.I
OPEN SPACe CORRIDOR FeNce
OPEN SPACE INTERFACE FENCE
LOCATION
Thb fence: is used where rear or side yards abut open space.
DESIGN
Welded wire fence on wood post, 6' tall) wood rail. Fence topped and
,"ppod.
OPEN SPACE CORRIDOR FENCE
LOCATION
This is a continuous fence \.H;.ed t.o ptott::t:t opcn space areas. It is also
used along the Open Space Corridor between tr-a.il and habitat atc:a.
DESIGN
Four-strand! barb¡:d and smooth wire fence on tnt:tal T-posts. Fence is
4'-6" tall.
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é)J9
RETAINING WAllS
Pro_Wall Cop
PrecB$t Pier Cap
p"",,,, Wall Cap
Stucco Retaining Wall
(See aolow)
Slope 3: I mox_
4'miIX.
+ 30" ~
Culture Stor1e
.,¡. 30" .¡..
STONE RETAINING WALL AT ENTRIES
~"::'" "..
Pre=t PI... and Wall Cap.
Pi.,
Tilted Plane 3: I max.
,','I'
'.
-.t 30" t
Stuçw
Colo ": Maple Syrup
t 30" . ..
STUCCO RETAINING WALL
STONE RETAINING WALL
LOCATION
This retaining wall is used to accotnmodate grade changl:s adjacent to
tnonolitlu 2nd entry portals within the public right-of-way of entries.
Whcrc there is a series of terraced retai.ning walls, only the lowest one
that. is adjacent to pedestrian and vehicular dr.çulation is of this style.
The retaining walls at higher elevations will be stucco finished (see
below).
DESIGN
4' tall maximum. For materials, color and finishes, rcfc.r to the
Community theme wall.
STUCCO RETAINING WALL
LOCATION
This wall is used in. çonjunction with the stone retaining w~1l5 within
the publk right~of~way :and whc.rc visible retaining walls are required
on private lots, Stucco wall shall be us cd where retaining walls are
requi.ted to address gr:ade: change issue on individuallots. Crìterja for
placcinc:nt of wal] is discussed on the following pages.
DESIGN
4' tall rnaxhnum. For materials, color and finishes, refer to the
Community Theme Wall.
ð~CORNER lOT FENCING CRITERiA
,""
iE~,
CORNER LOT FENCING
,'.;.'
x
WhéJ'e layout of hOlJSØ: on corner
lot CrtlllU8$ a larp 5id~ ya.rd.
Sld~ m:aybe endosed wl1:h iiiéw fence.
CORNER LOT FENCING
CORNER LOT FENCING
On corner lots~ the fence shall ovc:.rlap a maximum of 25% of the
side house length, .A view fenct: may be added where the layout crc-
ates a large side yard to create mor~ private space for the homeowner.
Spc:dal care shall he taken on corner houses to insure that the character
of front facing architecture wraps ::¡.round side elements.
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WQQd Fen~é
WQocI Fllllln(;é
24" Masonry
Pil~er
FENCE AT OPEN SPACE
FENCING AT OPEN SPACE
Two fencing options conform with the Dublin WildfIre Management
Plan. The first apdon is to locatr: ~ 24~j masonry pilaster next to the
house with an open space intl:.I"face fence along the rear property line
and wood fencing on sidE: propcrty lines. The second option is to place
a tubular steel fence along the teat property line. with a 10' teturn on
the: side property lines.
:;L~I
SPECIAL CONDITIONS AT OPEN SPACE
. 110' min.
ð-
9'(YFRONT AND SIDE YARD RETAINING WALLS CRITERIA
Lanlœ Fence on 2' max.
Ratainini Wall (if needed)
Front Yard ~Inlng Wall
4' ~.. Stucco F:aœd (If
nMd&d). Minimum of 5'
From Back of Sidewalk.
. .
t 5' +-~.~-+
SECTION A
"!
3
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4' 1'r1d:X. Side Yard Wall
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Good NelghbQr fence
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Front yard retaining wans shall be a maximum of 4' in height and be:
stucco w/ornamental ca.p to match the ovt:tall community theme. The
ftont yard reraining wall shaIl he locared at Ot behind tho PSE. Utiliries
should be grouped and cottlbinc:d with front retaining walls where re-
quired to avoid multiple retaining walls on a single lot.
:,.,
\ "'/; ~':,;:~;~~>\; '~;~',',; 'i,::~<!\:;ï"
FRONT" SIDE YARD RETAINING WALL
~
4' Stucco Faced
Retaining Wall
""'w
6' 4'
Mln Min
~l..3' ~
~
SECTION B
FRONT YARD RETAINING WALLS
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GDOd Neighbor
Fence on Wall
Ido
2' M"" Rotalnlng Wall
~L~~
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l' RETAINING WALL AND FENCE
fGOOd Neighbo,
Fence
5'0.-
Gn;!ater
SLOPE ACCESS
SIDE YARD RETAINING WALLS
Side yard retaining walls that atc. 2~ or lower may be located on the
propcrty line with a. 6' Good Neighbor fence above. In locations where
the :gidc yard rctaining wall is. between 2' and 4'~ the retaining wall must
be located a minimum of Y from the property line to allow fur a 2:1
slope on the lower lot. In this çundition; the. lower lot shall be wider
to accommodate the change in e(evatjon.
SWPE ACCESS
Retaining walls shaH b~ designed to allow easy access by the homeown-
er. Steps shall be provided t.o access the slope if the: distance above the
retaining wall and property line is greater than 5;.
9-?-3
Good Ne1ahbor Fenc:e on
Property Line
I'level
2-4' Retaining Wall
4'
Mln
:204' RETAINING WALL AND FENCE
4' 1T1aX.
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d8-<-t
lANDSCAPE SYSTEM
STREET TREE PIAN
TREE PALETTE
SHRUBS & GROUNDCOVE.R
,;/~
J ~ STREET TREE PLAN
I
(
<,Y
. . . Ulmus parvjfolÎa, Chinese Elm
_ _ Py""" calleryana, Flowering Pear
. ... CeltÎs sinensis, Chinese Hackberry
= Fr>xin", oxy<arpa 'Raywood', Raywood Ash
_ Zelkova serrata., Sawleaf Zetkova
- Pistacia chlnl!!Jn$I$. Chinese Pîstache
- Arbutus unðdo, Strawberry Tree
Koefreuteria paniculata., Goldenraln Tree
Quercus I:Occ:inea, Sca.rl@t Oak
- PyrU5 kawakarnii, Ev@rgreen Pear
- Chitalpa. tashkentensi5, Chitalpa
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é)'d-UJ
DESIGN CONCEPT
i"=::lf:r:'~ /": ~\'~, ~ ';::.. ~ ,"', ~ ~:'~" ::<~;: ~':~ .~"'~::(;.
.·L·1,i,i..:!-~!; ......'.:..;~,., ..I1;~.t:...r,1..i..%-. ' /,": "¡-'-'.~. ,"
~.."þ(~".;,t,,~"~, !.c ,:·t:á\.......'. '.(. ",,~,,¡::;. -,£.".'; .,
.,~~ .'J.:;!""".;'!i')."/~'~'!, .,~,.";,,, ',-..'!f....".~,;.¡~
~t;.-"~<l'\,I.: '8r:' ";1,:!..·;r'Vi.t;1.:, ,..'. '"O"r'''':'',~r
f~~fl~iì:~~~r~~%
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The dominant features of the rcsidential neighborhood streetsc:apè
shall be deciduous shade trees. A single tret species will be used to dc~
fine each major road within the neighborhood. Empha.tìc ::H;:CC;:t'J.tS $uch
as Italian cypress shall be used to define the entries.
,:7"",;,;"-",''''
r::.'Ì
r' G/
o TREE PALETTE
Plant m~~ti"Õl1 should be sdccted for ;1ppropti.atclle:~s to ~etting. hovide a mixture of ~vetgtecm~ deddL~O\!!S and flow~i.ng t!:~~s to add
visual it'Jtet<:st. Select a single tree SpC.Cit.5; for e:ãt::" $tte~t tQ provide viaual continuity_ As; trees will b~ íIri~ted with recycled waLe:!', 5;e:J¡:.c:t
tfCCg 1,A¡hkh are tolerant of [eclaim~d WlI.t~f'. R~fr:1" to Street '¡'ree Plan for primary stret':!t tn.~~ sd~.c:tions,
RESIDENTIAL STREET TREES
Botanical N io\tt'le
ACeL rubrum
Arbutus uncdo
CcJ"jssjr'¡~sÜ;
Kú!!~t(:uteria pa.nìculata
"'Ftlilxinm oxycarpa 'Raywooo'
PIRxinua uhdei
Lagcrstroemia Ú:¡¡Jicl1
*Piatada chj1)!!rISiS
"''f.::!Yi:QS calleryana
Querc;us coccinea
Q\1el:CUB !obu.t fllstigÜu:s."i
Quercus fubra
Quercus virgÜjjlil'l\ol.
UI11U_~ t jt.Tvifolia
ZcJkúv¡¡. s~r:r¡¡ta
ACCENT TREES
Common N aJl1e
EvetGß"en
n~cidUQUIi RedaÎIned Water
of of
of of
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of of
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./ of
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of of
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of of
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Armstrong Mapl(:
Str'awberry Tr~e
Ch.i:n~sc: HII.c::kh~1'ty
Gt)]dents:t.in Ttl;'~
R~yv.'t)L)d A~h
'E'.v~rgr~~n Ash
Crap~ Myrtl(:
Chinese Pistache:
OtI~¡l.m~¡'),ti11 P~ar
S¡:~t]~t O~k
English Oak
Red Oak
Southe.rn Live Oak
Ch.iJ.1eseEJm
Sawleaf Zdh)vll.
of
Use ¡lc.r.':~nt trees at corners to highJight pe:c;!r;:stthm trailh~ad:s and othe1' focal afCa.~.
BötWcal Name COtn1:non Name Ev(!rgteen
A:t1:J\It(15 '1\1arina'
*Cerci:s ocdd~ntalis
*Citrl1s
Chitalpa tashk.e.ntetlsis
Lage:tst;tc)~rn¡" indica
M~.I.a.kuC::¡l jn~iifolia
*N~rium (J1~¡ .ndl:[
Ok\\. è!iwþ~ea
Py./:'1,:IS kawakamli
Sapium scbjf~t~m
Stt\\.wb~i::I:y Tree
Western Redbud
Citrus
Chìtalpa
Crape Myrtle:
1:;la:deaf papetbll.t'k
Oleande1' 'Slll:lld¡ltt!'
OHv!? (non ftll.iting)
Eveth'rteen Pear
Chinese Tallow Tt~~
Ded,duouB
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ENHANCED OPEN SPACE TREES
Oþ~ Space trees shall be :!Ip~t::~c1 to rn itnk natural agrarian pattC:tll~
BQtWca1 Name Comn~on Name Evetgreen
AcermacfOþ:¡'yJ!\IlIl
Aesc.u.hI~ çlÙifornÍca
Ok¡ . e\.lropa~a
POtndus canadensis 'EugcllC:'
Populus nigra 'I~liI;::a'
QuC!'t;:L:l.S ~gbet
:+.Ql,¡.etcu:s agrifolia
Quercus loDal.Jl
UmbdluJ~fjã californka
Platanus fiCefi')OSI\ 'niulti trunk'
Ql1errus kdloggj
]ugl\\.ns hind:s.ii
'1' Sui~b]~ for use in Fire 1
Deciduous
Reçlaitned Water
Bigkaf Maple
Califor11j~ B~çk~yt:
Olil¡l! (flon-fnÜting)
C~tc)]hia Poplar
Italian Poplar
Cork Oak
CO¡¡,H Live Oak
Valley Oak
California BIlY
California. Sycamot(!
California Black Oak
C~¡¡fc)tnia Black Walnut
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SHRUBS & GROUNDCOVER
282
SHRUBS & GRQUNDCOVER
Emphasis should Ix: placed on use of M¡:ditc:rranean associated plants.
U!:iC drought tolerant, deer-resistant plant ll1ateri~I$. Sdect pla.nts appropri-
ate for sellin!: from 'East Bay Municipal Utility District Plant & Land,eape
for Summer - Dry Climates'. A~ t¡:çyclcd water will be used for irrigation)
use plant materials tolc.rant of recla.imed water.
IRRIGATION
Irrigation throughont the public rights"of-way, and laodscape ,etbacks
shall be accomplished by means of antomatically controlled spray,
bubblel", and drip irrigation sy~te:m8. Th~ design shall incorpora.te wa-
ter saving techniques and equipment and shall meet the watC!:t efficient
te.q-uirc.ments of the water efflde:nt landscape ordinance adoptt:d by
the City of Dublin. Irrigation systems that usc r~cyded water shall
çonfotm to the Dublin San Ramon Services Di.strict Recycled Water
Use Guidelines. All irrigation systems shall be efficíencly designed to
reduce oven pray Onto walks. waJIs) fcnces¡ pilasters; street and other
non-landscaped areaS and into natural open space areas.
All irrigation systems within the major streetscapes and common. ar-
eas shall be designed to accommodate the use of recydcd water in the
evcnt that. it becomes available in the future.
Irrigation systems shall be valved separately depending on plant eco-
systems, orientation and exposure to sun, shade, and wind. The de-
sign shall be sensitive to the water requiremc.nts of the plant material
selected and s.imilar water using plant$ shall be vahred together. Slope
and soil conditions will also be considered when valving irrigation
systems.
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ACCEN'[ SI'(RU&S ·
Sotardt::¡U NQme C(lt'rltT.CJn Name Fire Safe Reçyç1ed Watcr D(!er R~idit"'nt ·
Agapanthus Lily of lilt:: Nil!! .,- .,- .,-
B\lXUa microphyll.¡j. V"~t,japClnì Japol1~s~ BO:ll:Wú(¡d .,- ·
Caf~ S~dgE! .,- ·
çorcopsis !ipp. Coreopsis .,- .,- .,.
G~raníum spp. 1-Tardy Scentc.J GC:fanÜltr1 .,. .,- ·
Hemerocallis Day Lily .,.
HeBpetlloe: þMviflorR Red YlLCC~ .,. .,. ·
He1,:lche.ra maxima Coral Bells .,. ·
Itj~ dtrUg.\a~iona P~dfk Coast Iris .,. .,.
KTliphofía \1Varia De-vil's Poker/kedHol Poh:r .,. .,- ·
Lam.ana Lal1l¡¡n.l1 .,. .,. .,.
Ljrnonium pecezil 5tatice .,- ·
Liriope m uscati Lily 'Turf .,. .,- ·
Mlih.1enbergia rigens Dl:l:.IGrass .,. .,-
Nepcla Ca(Jljþ .,- ·
r~argonitUD pdtamn1 Ivy Geranium .,-
PC:Il~t~tnon sp. P.:.oHelTIon .,- ·
S.a:ntOJiflll t:namae.çyparissus L¡"tv~l'Id~t CQttUD .,. .,- ·
Santolina v.Î.ttm Green Lavendef COtton .,. .,.
Sc:!.¡;;v(ll¡¡ 'M1I.1,:Ive. Clmt~s I F"-n Fh'¡W~T .,- .,. ·
Stips cernua NoddingNc:c:dk Gr"-~~ .,-
Stìpa pulchi'ã Pw'pk N!!:l!:ù]1! Grll.~~ .,- ·
1'el.1cr!um chamae:dff!l Germanàof .,. ·
'rulbaghia ...'iú]¡U:!!¡L 'S¡]~r Lac e' Sock:ty GarJic .,. .,-
Vc=£bcnll Vcrbenll .,. ·
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MEDIUM SHRU&S ·
ßotanical Name Common Na.rn~ Fir~ Safe Recycled Watfi!;'(" Deer ftcsistant
Ath~t1,l:¡: 1,lnedo 'Compacta' ç()tT¡þaçt Strawberry Bush .,- .,. ·
Clllli~tl:mon 'LìttleJohn I I)watf Bottlebru.!ih .,. ·
Cistg.!i x çorbarienai s White Rock Rose .,. .,-
Cí~tus x purpllt'l!:ll!¡ lJUlpk Rock RO!ic .,- .,- ·
Col~onema spp. Breath of I-leaven .,-
Correa Austnliaa Fuchsia. .,. ..
Dietc~b¡c.()it)T Fot[tlight Lily .,. .,. ·
Dict!!:~ V~g~ta AÚ'jr;:¡1I'1Tth .,.
liscaUonill R scallo:nill .,- .,- ·
G~\.!.ra lindheim e.rii Gaura .,.
Gdsemium sC:1npc.tvite:f1~ Ca:rolina )casamhlc. .,. ·
G~vilka 'N(')di¡' .,. .¡
Lava:ndLL]~ Lavc¡}d!!t .,- .,. .,-
Myrlli~ (:c)tTIÌJ1unis 'Compacta' Dwarf Myrtle .,. ·
NallJjn~ ~þp N ¡ .ndj,~4Hr:.·;wr:.nly Bamboo .,- .,-
P!!1:'f)vskia atriplicifolia R1,ls~ian Sage .,. .,- ·
P),oIlJ:.Üum tenax B P NI:W Zeahnd Flax .,- .,- ·
PittospOfu.m tobin 'Wheder's Dwarf Dwllrf Mock Orange .,- .,.
Plumhlig0 il.1,l!ic:1.11ata Cape. plum b~ .,- ·
RhaphioJeþsis indica Indil1t1 B¡l.wthotn .,-
Salvia spp. Sage .,. .,. ·
T!!:~çti'um fruticans B1,l$h Germander .,. ·
VjbliIDum claus com pacta Viburnum .,-
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TAll SHRUBS
Botanic~l Nam~
Ab~lia ~pþ,
.A.rctosEapnylos
Budd.1~j;l d~v.idíi
C~melia japonkil
CeanOLh\. .s hybrid 'Dark Star'
Cea.nothus bybrld 'Prosly Blue.'
C~.tc.is t)(:cide.ctalis
Cistus lad,,'Õifer maculatu~
Euonymus j~þr)nh::a
F~jOã Sc:llmv.i:il.n~
B:et€.t'(JtJ¡c:les arbutifa]j¡'L
Ligusmun tc:xanum
Myúþl)/:1,:Im laetwn
Myrica califotl'lka
N~ril.lm okand~t
Rhamnus c;llifOrnka
GROUNOCOVER
ßr)~RniCa1 Name
Acacia red()]~Ii$
CarpobrotL.Js
CeaDothus gri~eI,J s
Contoneasl~r hr).£zontaJis
COþrosoma kirkii 'Verde Vis ta
Ç{1jitoneaster 'LQW Fast'
Dclo$pettna alba
D1'Q~"f')thennum êlorib\:indum rosea
DW-5anthe:rmum hhþidum
Rfjg~ton karvin~kj~nus
Fesmca [';~HfornÎca
Pl::stnca ruba (:.t~~ping
Ga.~;lrda
L¡Ltr'1þranthus spl!:ct'ilbillis lOse a
Myoporwt) þarvifollum þfo:strate
Omothe.ra Bpl!dosa childsii
Ú$te.(1:!;þennwn l'tut..i(:(lS\1m
Rosa 'Carpel R(1.'Se'
Rosffiã 'jnu.'S officio¡alj$
'I':rø.ch\!:I(1.:!þermum .:!.!Ü!:I.tir:;1.Jm
Trac:hdosperm1,:lIn ìaminDidc~
Vjnc;1t major
Vinc:a minot
VlN ES
BO*Wcal :N"arne
J a~:r(dl1um
Paft~~nocissus Ql1h'I":11,:1e.folia
Solanum jã$tninoid~s
C(J;)\monNaml!!
Ab~Jia
Fire: Saf~
Rec)I¡,::leð WRtCL
I)~et RC!listant
éf20
-/
Mam:ãt'lhR
Bult~tfly Bush
Japa.ncRI!:C'4Irnelis
Dã't\¡; StaL Califofn¡", I"Hac
Brown-Eyed Rock Ros~
W ~~tern Redbud
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SpiodJc Tte~
Pineapple (:;ullva +/
To~n ~
W llJ[h~ãf Privet .;
MytJporum
Wax Myttle ..;'
Dwarf Pil1 k Oleander +I'
Commoh Buckthorn/ C( ff~ebe[.ry
CommOQ N~e Fire Sãfe R(:cycled W~teL DeeI::' RC!listant
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Sell. Fig -/
Cal.irofnj¡¡Lilac: .. ..
RQck COtoneaster -/
{lto.'StrateMirfCJ1' {llant -/ -/
Cotonc!liltet -/ -/
White Trailiflg T c:e Plant -/
Tc:ePlant -/
Roses Ice l?lant .. -/
Santa Barb¡l,:t:a Daisy -/
C'RIifoma FC!i:CU~ -/
Rcd Fe~eue -/ -/
Orange Ga7.llt'li... -/ -/
Trailiog Ice l?1~nt ..
MYC)þC)nun .. -/
M~xi.c.:l.t'I E~ning P:rim fl)S~ -/
African lJaisy -/ -/
Ca:rpctR(I.'Se: -/ -/
Ro.'Semary -/ -/ -/
A~iRtic Jasmine -/
St::Lt Jasmine -/ -/ -/
Periwinkle -/ -/
Myrtlc -/
CODunOt'l Natn(:
Fite Safe
RA=cyc:led Wãter
Peer Resistant
Jasmine
VìrginiaCr(:e Jer
Pt)utCJVìne
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d3J
FURNISHINGS
STREET FURNISH INGS
LANDSCAPE ACCESSORIES
PAViNG MATERIALS
/(J.-þ
ä -' STREET FURNISHINGS
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K.11IiR1P"ill:ft"1I!I"ØD:III_1
UGHTING
ManufactureI': Lumec
Style: Haxason:aJ Serle$
Color: Charcoal Grey
LIGHT POLE
ManUÍiKtul'"Elr: wmE!it;:
Style: Round Steal Bottleneck Pole SM6
Heigh!: I B' (noighbochood ......"')
20' (Uppec Loop Road, Croak Road)
Colo, Cl=cool GI'O)'
TRASH RECEPTACLE
M~ufiilCturer: DuMor
Styte: Receptacle 87
Color: Chart:oaJ Grey
BENCH
Manufad:urét~ DuMor
Stylfl~ Ribbon Sarles 58
Color: Charcoal Grey
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BOLlARD
Mamm.ctur8r': Urb~n AcCl!ISsories
Model, SJ-C I
Color: Charcoal Grey
Th~ plantèr1> are u$ed as
accenf$ at entries, rotar-ie!;>
and intef"$ectlons_
URN
Manufacturer: Quick Crete Products
(909) 737-6240
Style: Round Urns
QR-URN2736P (27"w x 36"h)
Color~ Terra Cotta
r ::2 ::2-
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LANDSCAPE ACCESSORIES
BOWL
Ma.nufacturer: Quick Crete Products
(909) 737-6240
Style: l.> Jolla
QR-LJ3012P (30"wx IS"h)
QR-I.. 48 I SP (48"w x 24"h)
CoIQr: Terra Cotta
POT
Manufacturer: Dura Art Stonã
(909) 3S0-
9000
Styfe: Aqu:ari~n Round Pot
(36"w x 30"h)
Color: Térra Coth.
?~
P PAVING MATERIALS
ACCENT PAVING AT SELECTED INTEIISECTIONS
Style: Sr;ored. Broorned-flnjshed
Color: Taupe
COBBLESTONE BAND AT ROTARY
MCU'lufacturar: Bomanite Corporation
(559) 673-2411
Style: Fi5lh.sale Cobblestone Pðttem
Stamped Concrete
Color: Sonor<!. Tan
Stl'éét
6"Curb
I r Concrete Interlocking Pavers
o
cr.
Madlan TI'"EI8
S""",,,
! B" Maintenance Band, 0/1>1<01
MAINTENANCE BAND AT MEDIAN
Manufactural": C:al~tone
(408) 984-8800
Style: 6" x 6" Mission
Color: G",y I Chao'coai (C-05)
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- L-
~~I-~
OPEN SPACE MANAGEMENT
& MAINTENANCE RESPONSIBILJTIES
OPEN SPACE MANAGEM.ENT DIAGRAM
OPEN SPACE INTERFACE CONDITIONS
MAINTENANCE DIAGRAM
MAINTENANCE SECTIONS
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DESIGN CONCEPT
Thcr~ our four entirie:;, who will have responsibilities for maintenance of the
landscope systems at Braddock & Logan propetties ot Pollon Village:
The City of Dublin
The m:ast~t homeowner association (HOA)
The geologic hozards abotement district (GHAD)
The individual homeow.f.Ie.r
The a.ttached maps and cross sections illustrate the various areas of
tespon,sibilitics.
In general the city is responsible for the rn:aintenan,cc öf the. streets, medians.
and multi-use trails. The only landscape areas which are the cities responsibilities
arc the median in the colJeçtot road and p'Ublic parks.
The HOA is responsible for maintaining the landscaping and walls along the
gateway, collector roads, entry roads, and landscaping in the parkway and at the
end of the cul-de-sac on tht;: reside.ntial sttccts. They are also responsible for the
street trees located in the Public service: e-asc:.tt1cnt on the individual lots.
The GRAD is responsible for maintaining the open space areas, landscaping
along trail corridorS1 habitat areas, open space corridot~ landscape buffer arcas
bio-tcten!Îoin basins1 and natural and engineered opcn space slopes.
The. individual homeowner is responsibJe for maintaining all landscape on their
propcrty including sjde yard setbacks along the street and adjacent sidewalks
unless it is a multi~use trail. They art; a.lso responsible for their walls and
fences.
~3í
9~\
FIRE BUFFER OlAGltAM
II
/
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/
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Mow.od 6""d
Malnten""œ tv:.cessway w/Mowed 6""d
. Special Wildfire Considerations
per Fire Department
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:JYd
FIRE BUFFER
The design of the interface between development and open space is an impor-
tant is~ue for fire protection. A fire buffet of mowed grasses and/or a gravel
h1ai11tenan~~t. aççCS8 way with a minimum çornbincd width of 45' feet is provide.d
outside the lots located along the upc::n space edge. Homes adjacent to the open
space ed.ge arc subject to special wiJdfitc design considerathms per the City of
Dublin Wildfire Management Plan.
,}
2v\ ')
lands of Brotddoc:k
:and Logan
Irripted landscapã with
Fire Safe Plant11igS
DUBLIN
RANCH GOLF
COURSE
-
in.
Maintained
L.andscape on Sidewalk Parkway
Single Leaded
Rood
Parkway Sidrawalk
SECTION A- RESIDENTIAL STREET AT GOLf COURSE
Wesotem Edge of
Braddock & Lop>
Lands
DUBLIN
RANCH GOLF
COURSE
T
I
,
"'-
GIilYèl Maintenance ~ Qr
Irrigated l.2nclsCltpe
In-igated lou1d."",. will>
Fire Safe PJantlngs
SECTION B " RESIDENTIAL BACKYARD AT GOlf' COURSE
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1. J~': -II.\\!I¡¡ì;!¡;M--"""''''_:tt!(¡I'II.I:IiIi_1.. 1
Pri_l.. T_...... PIMng"IiwW -nso T...... 11'0"" Pr.....L.o.
PJandnp Plantlnso I"tat1Iinso
~....... "C# .....d<apod_
UPPER LOOP ROAD
"'t:' 1--011'-'" t~·I'I=- 1-')"--'~
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PlOIIItJp
!\OW
1/'00011'10.-.;....
I.ondscopodPor<ol
ENTRY ROAD WITH MEDIAN
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oc
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-Oty
_ HOA _ H~er _ GHÞD
ENTRY ROAD WITHOUT MEDIAN
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_¡¡ IIII"""I'!'!'I""~,n"y~,__,_L
Fenc!ndTreesI T_oJPlantingo
PllU1tInp/SlJrfacln¡
Opoo Sp>co
Canidar
R<Yw
CROAK/UPPER LOOP ROAD
.. .. .... ,._-
T.--/ """log
Planting!>
1i"tes/PI""'.....
l"';'ape<! Parcel
PI""""3'i
Pavin¡
Prlva!elnt
~ce.~" i
: ~gf
Private lot
.... City
- .
T,.."¡
Plantln¡.
ROW
NEIGHBORHOOD STREET
An 8' landscape ea$en"lent ~UQM fQI"
mainténance of tl"éè:!i On privatE! lot5.
Replac:emerrt of t~ will be sl,Jbje<:t
to HOA revièW.
- . -
row
-
TreesI
Plontfng<
PI"".
~
Private Lot
j-~-~
P\;~::r:
ÞrlYilltBLot
HOA _ Homeowner - GHAD
d~/1
PriVltt8lot
RURAL RESIDENTIAL CUL-DE-SAC
~~
PI...tlngs/
PII'Ing
-
Tree'¡
Pioß'lngo
'"'_I~ill .
Pl'ivatelot
ROW
T"""¡PI",,"ng>!Surfa<:Ing/Fenclng
Open SpacB Cotridor
RESIDENTIAL STREET AT OPfiN SPACE CORRIDOR
- r""
12'1i'aJ1 Trees/Pl3ntlng< Fondn&IPlantlnr
Open Spoce Corridor
P'rtvate,Lot
MULTI-USE TRAIL AT RESIDENTIAL
$1ope/Fen"ng/$<Jrfa<:Ing/Plontlng
O¡;en $poce Corrldor
~ City
HOA
Homeowner
MAINTENANCE ACCESS WAY
r
."
Fen,1ng{
Plantlngs
PrIVate Lot
GHAD
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r Open Spo<e
; Corridor Fi!lnt.::1!I
Private
f Lot
v..
M~'_'-+
30'
Maintananœhcesg wii°.-
u 45'
WtldtJre PrevMtI(ln ;tQnfll:
seCTION C . ReSIDeNTIAL BACKYARD AT opeN SPACe
Open Space
Corridor ::ence
13'·IS·
Irrlg__
.J. 12'--.!.
, Multl-Uwr
Trail
30' t-
1<T;gatedAreo . .-
90'
Wildfi're Prevention Zone
+
J
Open Space Corridor
seCTION D . ReSIDeNTIAL ST1ŒET AT opeN SPAce CORRIDOR
,9 L·lti-
L
() J.....>
15'
30'
Irrigated Are~
4L...__
Wlldfirè Prevention Zone
-....---.--
Open Space Corridor
-~
Private
Lot
--- .,-" '"'."",,,"~,-
I
1""""- Property line
,
,
,
I
10'm;n_ I
rrigat ~-'T
SECTION E . RESIDENTIAL BACKYARD AT OPEN SPACE CORRIDOR
, 30' j
. I",pod Á,..
<t--- Open Spã(;ð
Comdo.-
_._~~
Wildfire Pl'ðVCntlon Zonlll
--+
40' min.
Inipted Ara
min.
SECTION F - CROAK/UPPER LOOP ROAD AT OPEN SPACE CORRIDOR
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d L-f lo
ARCHITECTURE
-....--..'.
ARCHITECTURAL CRITERIA
ARCHITECTURAL MASSING
STREETS CAPE PlOTlNG &MASSING
GARAGE PLACEMENT & TREATMENTS
ARCHITECTURAL STYLES
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PURPOSE & INTENT
The purpose of these at'(:hitcçtural guidelines is to provide design dj~
reetion to home builders that ",HI guide rhe development of high qual.
it.y Jiving cnvironme.nt~. These homes will demonstrate individuality, a
high quality of design a~d construction a~d value·added appeal. The,e
guidelines are not intended to he overly restrictive ot lîmiting, bl,]t to
help achieve neighborhoods with a bigher level of living quality.
The following ar:chitectura.] criteria have been çtc.atc.d to help develop
architecture. that reflects quality in design simplicity in fùrtn~ and
contributes to the charm and appeal to tbe ~cighborhood, of Fallon
Village.
BASIC PRINCIPLES
The architecture of a house i~ comprised of several basic compo-
nents, tc:gardle.ss of it!Ì ardûtcctural ~tylc:. These architectural compo-
nents consist of dcva.tions~ roof forms, garages, and architectural de-
ments. When these components are designed appropriatdYt a cohesive,
yet diverse :r.esidennal neighborhood environment 'Will be realized
AUTHENTICITY
The design criteria in these guidelines is offered to encourage J;!;ood
architecture t.b:tough the use of authentic elements. Although detail
elements may be used to further convey the c:haractt;=I" of a si.yle, the
overall m-assing and appropriate coof form!ì should be used to (:"5tab~
!ish a. rc:çognizable style. Proper scale -and proportion. of architec:mrQI
clements -and. appropriate choice of details ~r(':. all factor~ in achieving
a.uthc.nticiqr.
9,-)j
ARCHITECTURAL CRITERIA
~ '
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¡;i^6
ARCHITECTURAL MAsSING
CONCEPT
Tht: following bask dements and criteria are intended to develop
varìntions in appea.1"ance and a scnse of individuality for each home.
Neighborhoods that have neady identical homes and Street5 without
variation in product placement and fotn\ will not be approved in the
C¡ty~s Sitc Developro~nt Review; This sectiQn l15t5 architectural m¡j.:oìS-
ing techniques that will create a quality environment.
'" Building Form
· Varia.ble Setbacks In Elevation
· One-Story Homes
Fom:-Side:cl Architectural Treatments
Second Dwelling Unit
· Stteetscapc Plotting & Massing
... Ga.rage Placement & Treatments
BUILDING FORM
Variety in building forms is encouraged to provide diversity and visual
interest to the neighborhood ntreet Scene. Th~ following rt(:Qtnmcn~
clarions are enco~r.agc.d when designing frotH., sides and rear elevations
of tc::sidcntial structures:
Articulation of wall plnnc,
· Projections and recesses to provide shadow and depth
Cotnbinations of one and two story forms
VARIABLE SETBACKS IN ELEVATIONS
'Where authentic to 5tyle~ provide variable setbacks to different parts
of the home to e.nco~tage vertical and hori~ofital rnaasing breaks.
In no case shall the second £)(,)01' hI; allowed to completely COver
the first floor without providing a single story dement or massing
relief. Provide. alternative garage locatiolls¡ from shallow to dc:ep~ and
alternate plan configurations within each ncig:hborhood.
ONE-STORY HOMES
Required in neighborhoods of lots 5,500 .squate: fe¡:t and greater
One~Story homes shall be defined to indude "ncstc;d ' habitable
living space within the roof or attic space
Dormers atc pe:rmitted if entirely located within the roof mass and
offset a minimum of 2' feet from the walJ plane of the one-story
f.çadc below
"DOrlndrS
"Nmd"
Lj¡¡ing sµu
One-Story Home
w / "nested" habitable
Hving space within
rnof/atcic space
,
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FOUR-SIDED ARCHITECTURAL TREATMENTS
Four-!Ìidcd. architecture shall be applit;d to all houses. Four-sided
architecture is defined as trcatments incJuding window su:rround!ì~
cãrrying front elevation matC';ri.als and colors to side and teat facades,
and other e.nhanced architectural feat.ures.
Particular consideration should be given to thr; treatment of second
stories and roof dements, :as these arc the dements most visible to
public view.
All homes must include wrapping materials and continued articulation
a.round to the side and rear facade. All material changes must occu.r
on an inside cornet or at logical transition location such as changes in
~U plancst .recesses or pop-outs.
The secon.d story portion of the side and rear elevations of all homes
that back onto m,ajot toads (Class II Collector or greater). must
include. a variety of window ttt::attncnts; roof projections, a variety of
hipped and gabled roofs and a<chilecturat derail to provide variety.
SECOND DWUUNG UNIT
The appearance a.nd .sçalc of a secondary dYldling unit shall be;=
unìform and consistent to the architectural style of the primary
residence. Certain restrictions and standards are emphasized bdow:
III Petmittc.d on lots 6~OOO sq1,Jí\rc feet or gre:ater only
III Minimum square footage 275 square. feet. and a tnaximum square
footage of 1,000 'qua<e feet
Limited to one (1) second dwelling unit per lot
Requires one additional off-street parking spaçc., tandem space
permitted.
. Maximum Lot. Coveragc: refer to Fallon Villnge Stage I PD-
Devdoptncnt Standards
. The second unit ~hal.1 be designed in such a way that the
appeatançc: of the combined sc:cond unit :and primary residence
is that of a single-family residence
;;;Lj.q
ARCHITECTURAl MAsSING
/0
{)'?
STREETSCAPE PLOTTING & MASSING
CONCEPT
Crea.ting :it Street SCenl; that functions well :and has visual variety is a
key community objective. Vß.riablc front yard setbacks and variable
side: yard setbacks atc :rcquired.
Wh~n plotting, refrain from strict camphanc(: to mininmm garage
sctbacks to avoid contribm..ing to repetitious street sc:en~s.
As :9ttcct slopes allow, plans atc to be reversed and plott~d so that
garages and ~t:ries are adjacent to each other to create an undulating
sctback. This pattern should occasionally be broken to avoid
monotony. Garagt=8 shall be plotted on the high side of lots that arc.
located in hillside condìtjon.s.
The home and front yard1 rather than the: ~arage~ shouJd be the
ptimary cmpha~ìis of the front elevation_ Arçhitcctural elerner¡t;$ such
as front porches. living space and front courtyards should project
fQrward of the:: garage. On primary u.nits, front doorways ~hould be
visible to the street.
Vary ggrage typest locations and acccss (see Ga.rag~ Placetttent &
'frr;atments Section)_
CORNER LOT HOMES
Neighborhood quality will be enhanced by adding an elevation
dc:signC!d specifkally for corner lots> or by t=nhancing an interior lot
plan for IlSe on the corner with additional archite~tural dements and/
0:[ details as found on the. front elevation.
Vatit=d roof forms are em;ouraged on cornet lot homes and may
include front-to-back or side-to-sidc: gables and hipped roofs.
In Neighborhood. of lot, 5,500 squnre feet and geearee:
· One-$totyor «nested" one-story homes shall comptisc: a minimum
50% of the homes on corner lots
· Dormers are pe.nnîttcd if entirely located within the roof maSS
and shall not penetrate the roof eave of the one-story façade
Rlemcnts to considet indude:
· A cornet rdatc.d froni: entry door placement
· A wraparo"nd poech ·or pop-out side gable
In ndghborhood, of lor; less than 5,500 'q "are feer, one-story ele-
ments or massing is required. One~story homes are permitted and
encouraged.
BJc:tnc.nts to consider include:
A cotner rela.ted front entry door placement
· A wtaparound POtd1 ur pOp~Ollt side gabl~
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,;)6/
STREETSCAPE PLOITING & MAsSING
ROOF FORMS
Rows of homes seen fr.om a distance or along major roads arc
perceived by their contrasL ag.a.inst the ridge: joe or background. The
dominant impact is the shape of the building and roof line. Articula.te
the building mass and roof lines to e;.v;:prc5s a variety of conditions and
minimize the visual impact of repet.itious flat pJane:s, similar building
silhöucttcs and similar ridge heights. This can he achieved by using a
vadety of front to tear, sidc-to-sidc gabks and hipped roofs and / or
by the introduction of a one story element.
On i.tnc5t~d' one story homes interio:r lots may only have front to
baek (,ide-gabled or bipped) main roof massing.
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MAJOR STREET EDGE TREATMENT
. In neighborhoods of lots 5,500 square feet and greater, 50(\/0 of
homes bac-Icing up to major Sttcets (Class II collector or greater),
shall be one-story or incorporate one-story dements
In neighborhood, of lots 5,500 'quare feet and greater, SO% of
homes backing up w major strcets (Class II collector or greater),
,ball have a minimum 10 feer offset ar rbe rcar eleVllrion. (Refer to
Fallon ViUage S"'-ge I PD-Devdopmcnt Standard)
In neighborhoods of lots less than 5,500 square feet, 50% of
homes ba.cking up to major StrcetS (Class II collector or greater).
shall have a minimum 2.5 feet offset at the re2t eJe:ntiort. (Refer to
Fallon Village Sbge I PD-Dcvclopmcnt Srandard)
.--?-
':J? GARAGE PLACEMENT & TREATMENTS
CONCEPT
The impact of repet.itiV1:~ street-front g:aragcs can be reduced by using
the foll(Jwing techniques:
Vary garage pl~cemeIlt
. Vary garage door appearance
Optional gãtagc:: treatments
.. Vary garage placement from plan to plan
All ~ange doot$ shall be. recessed a minimum of 12" behind the ga-
rag!;; wall plane. Refer to sethack criteria for garage placement restric-
tions_
Driveway curb çut shall be limited 10 16 feet in. width (exclusive of
tapcr) except for neighborhoods of 6~OOO squa,re feet and greater lots
with 3-car front~facing garages, whkh shall be 24' maximum. (Se:~
pago 104)
VARY GARAGE PLACEMENT
Vary garage placomont mix within neighbotbood plotting plan. Vary
gamge. placement whenever possible by alternating front setbacks.
Altotnato ptans with different garago types when plotting adjacont
homes.
Garages should b~ offse:t behind living area faca.de íi minimum of 5~
feet:.. In inStançC8 whcf(: the living area and gaIag~ plane arc at simila.r
ftont s~tbacks> the ma::dmum offset of the living area behind th~ ga-
rage plane shall ho 5' and shall provide a front poreh or garden wall/
courtyard that extend beyond the garage plane by 5' minimum.
VARY GARAGE DOOR ApPEARANCE
V2.ry garage door pattern, windows and/or color as appropriate to
individuaJ ãtc:hîtecrural styles. Additional treatiI'Ients arc encouraged
to buffer direct view of th~ garage door.
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OPTIONAL GARAGE TREATMENTS
· A Potte Cochcrc added to a deep recessed gat~gc;. plan creates an
additional screened par-king spaç~ and occasional outdoot private
spaces
Single car gauge doors
VARY GARAGE PLACEMENT FROM PLAN TO PLAN
Provide a minimum of 3 of the foHowing 7 garage placements in each
single family detached homo ndghborhood:
· Shallow Recessed
· Mid-Recessed
· Doop Recessed (may he de~chod)
· Swingøin Garage or SpHt Garage
3-C.. Tandem
· }-Car Front-Facing Garage
" Garage Forward
SHALLOW RECESSED GARAGE
Front facing ~:tagcs shall be located a minimum of 5~ from the
adjacont living 'pace facade of tho honsc exclurung porches. This
strives to reduce the overa.1J visual mass of the ga:r:age.
MID-REcESSED GARAGE,
:Mid-reccssed garages are located 10 feet back of the front fuc-a.de,
excluding porchcs or mid-point of the home to allow maximum living
space fOfW'ard while the garage remains attached to the house.
DEEP RECESSED GARAGE
Deep tc.ccssc.d garages are located 20 feet back of d1C front facade,
excluding porches, Of to the :rear of the lot. Attached or detached
allowed. This achieves rnOfC!: Hving space ~oward the Strl:l:t and creates
additional miable side yard outdoor space.
d53
GARAGE PLACEMENT & TREATMENTS
l
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/)J GARAGE PLACEMENT & TREATMENTS
SWING~[N GARAGE OR SPLIT GARAGE
These garage placements may bl'; located at the front, side or Tl;:ar of
a plan. Swing-in garagcs greatly reduce the impact of garage door
faces on the streetscape. The tc::sultant street-facing gatag¡; wall shall
be articulated with the same level of detail as the front fa.cade of the.
home includíng windowsJ trim, etc. Swing-jt) (J,t split garagc:s are
prohibited on lots less than 55) wide.
..~......----
3-CAR TANDEM GARAGE
When :a. three: car garage is pla.nned~ Ùie impact on the streetscape can
bl'; reduced by consttuctíng the: additional car bays in tandcm behind
t.he standard 2-car garage door,
3-CAR FRONT-FACING GARAGE
3-car garage.s with all dooX"s facing front are limited to:
Lots 6)000 square feet and greatr::r.
a no more than 25\Ì/tI of the house plans pet neighborhood
When a 3~car front-fadng garage is used¡ the folJuwing standards are
re'-]uircd:
ProV'idc a minimum off!>~t of 2.57 feet between double gatage and
single gllrage doors
DrivewaYB within a minimum. of 20' feet of the front propetty
line to include S(:.Ore lines . texturing. or landscap~ areas separating
driveways
Driveway curb cut shall be limit~d to maximum 24' feet wide
GARAGE FORWARD
This garage placement i3 located forward of the living area~ no greater
than S'¡ and is permitted o.oly if the fo!Jowing conditions are met:
Limited to no more than 25%, of the house plans per
neighborhood
Incorporate a front courtyard, gllrden wall or porch that extend
beyond the garage plane by 5' or more.
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ARCHITECTURAL STYLES
CONCEPT
The: style information on the following page.s provides the builder
and desJgn çonsl,lltants with the tool~ to create ~tttaçtivc authentic
architectural designs that embrace the. integrity of each style.
Each architectural style is defined by clements that are typical
chara<::tcristics of that style. (See indhridual style matrices for
appropriate reqQ.ired dC1ncnts).
FALLON VILLAGE STYLE SELECTION
The design character of the neighborhoods. wíJJ be one of continuity,
individuality and compatihHity. These concepts bring about
neighborhood designs that ¡~feel tight" -and arc embraced by those
who live and work in the community.
The architectural styles selected have a regional historic haçkgtound
:and/or context in kceping with the character of the East Bay
community. Each neighborhood builder shall ,deçt and utilize a
minimum of three of the following architectural styles:
· Cottage · French Country
· Craftsman · Spanish Colonial
Mont<;tcy Italianatc:
· East Coast Traditional · Tus(:.;;ln
· Cape/Coastal Seaboard
/12
r'~
d ARCHITECTURAL STYLES
COTTAGE STYLE
Cottage:. hi a picturesque style: derived from medieval Norman and
Tudor domestic ;:¡.:rçhitccturc. The resulting English and French in-
spired "cottage'" became e~trenH;ly popular nationwide after the adop~
non of stone and brick veneer techniques in the: 1920's.
Although the cot~ge is looked upon :as small and not costly, it was
recognized. as one of the most popular styles in sl.lbu.tban America.
The design of tht:. home was reflected in tbe. rural setting th:a.t tht;y
evolved in. Established neighborhoods in the east bay communities
contain many homes of charm and character that depict the alluring,
yt;t unpretentious lift;:8tyl~ of the: Cottage home.
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COTTAGE STYLE REQ!JIREMENTS
Element
ForlI)
Roof
.
Walls
Wmdows
Details
Cola\">;
Required
· 1-2 story massing with sOmo recessed
2nd flour aroa
· Main roof hip or gahle with intersecting
ga.hle tOof.
· 6:12 to 12:12 roof piœh.
· 0" to 12" overhangs (limit tight overhangs
to tiistinguishing chatacter elements)
· Smooth flat at shake appearance concrete tile.
· Stucco with stone and! or brick accents.
· Wood or cementitious wood sitiing may be
used as an aCCent in eaves
· Ve<deal rnulti-paned windows on front,
sides and rear elevations where visible at
street levels
· Vinyl wrapped windows
· Simple 4" min_ window and door trim·
wood on stone or siding! foam on stucco
· Entty accents and base with natural or
manufactured stone
· Shutters
· Surface mounted fixtures on front
dc:vations must complement architectural
sryle
· Field: Whites or light tinted colors
· Trim: Whites or light shades
complementary to field color
· Accents: Light or dark .hades in contrast
with field color
* Possibly lower pitch at main roof
:967
ARCHITECTURAL STYLES
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o ARCHITECTURAL STYLES
CRAFTSMAN STYLE
Tho Ctaftsmnn style was ¡"spired by rhe English Atts and Crnfts
Movr;tncnt of the late. 19th ~ntury. The style 6tress(;:d the impor-
tance uf insuring that all e~tetiot and interior" elements tc::c:dvc both
lastt:ful and '"artful'l attention. The movement int1.uenccd numerous
California architects such as Green and Green~ and Be.rmtd Maybeck.
The resulting Craftsman style. responded with ext(:.Ilsivc built-in eJe-
UH:ntS and by treating details such as windows Ot ceilings as if they
were furninu:c. The overall affc::ct was the neation of Ii naturn. warm
and jj""blc home.
The style hi further charactetir.ed by the rustic texture of the building
materials, broad overhangs with exposed rafter tails a.t the caves and
trellises ovcr th~ porches. In California, the Craftsrnao Style spun out
of bung.d,ows that were the production home of th~ time. This type
of architecture can be found in the classic tree lined ndghborhoods
of rhe Central Valley.. well as the Bay Area. Thi, ~nique predomi.
naot look promoted hand crafted quality; thus the name Craftsman.
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CRAFTSMAN STYLE REQYIREMENTS
Element
Form
Roof
Walls
Windows
Details
Colors
Required
Cross gabled or gable fronted one or
2"story massing, with a significant single
story element
· Full front porch with heavy square upper
column or post on a massive pier base
· 3:12 to 4:12 low roof pitch
· Unendosed eave overhang with elaborate
exposed rafter tails
· Decorative ridge beams and purlins
· Triangular knee braces
· Overhangs at 18" to 24"
· Gable roofs
· Smooth flat or shake appearançt concrete tile.
· Horiznntal siding
· Plain wood shingle siding
· Stone or brick base
· Ribbon windows - 3 or more ganged
· Single hung windows
· Mullion upper half of window
· White vinyl wrapped aluminum frame
· Simple 4" min. window and door trim -
wood on siding or shingle, foam on stucoo
· Black wrought iron or copper accent.
· Stone and/or brick acœnts
· Full length porch - stone finish
· Wood entry door with basic geometric
partern
· Battered columns
· Siding, .tucm and trim are eatthtoD<"
ranging from warm greens and browns to
tans and ochre yellow..
· Both lighter body and darker body palettes
· Accen r oolors are rich, carthy shades of
green, red and brown.
;;LS,)
ARCHITECIURAL STYLES
"[pO
d ARCHITECTURAL STYLES
MONTEREY STYLE
The Monterey style is a combination of the original Spanish Colonial ado-
be construction m~tbods with the bask twO-story New England çolonial
house. Prior to this innovation in Monterey, all Spanish colonial houses
were of $(ngl~ story construction.
The style was popularized by the nse of simple building forms. First buill
hy Thomas Larkin in 1835, this stylo introduced two story residontial con-
struction and shingle roof, to California and the southwe,t. Thi. Monterey
styk. and its single Story countaparr. eventua.IJy had a major influence on
the dovdopmc.n' of modem arclrit<:cture in the 1930's.
Traditionally, th.o first and second storie, had djstinctly different cladding
materials; respectively siding above with stucco and brick v~ncC';.[ base be-
low. The cantil~ balcony is the dj,tincrlvo domont of the style.
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Ç)1.o I
ARCHITECTURAL STYLES
MONTEREY STYLE REQ!JlREMENTS
Element
Form
RDof
Walls
Windows
Detail,
Colors
Required
· Two-story massing with low-pitched gabled
roo£; occasionaily hipped, combined with
some one-story dctnel1ts
· Second level balcony, usually cantilevered,
and covered by main roof
· Main hip roof front to back at 4:12 to
7:12 and shed roof break over balcony at
31/2 to 41/2:12 toof pitch
· 12U to 24n overhangs
· Barrel or "S' concrete riles
· Contrasting materials of itucco Ot brick and
siding between first and second floors.
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· Vertical multi-paned windows on front~
sides and rear elevations where visible at
stteet levels
· Vinyl wrapped windows
· Simple 4" min. window and door rrim-
wood on siding, foam On stucco
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· Wood balcony and railing
· Chimney top trim
· Round tile attic vents
· Shutters on primary windows
· Surface mOWlted fixture, on front
elevations must complement architcctutal
style
· Field: Whires or light beige buff pink tints
· Trim: Off-whites, rust or light to dark
brown (balconies)
· Accents: Deep jewel tODes of green, blue,
red (shutters)
'ty
êlO ARCHITECTURAL STYLES
EAsT COAST TRADITIONAL STYLE
The E..t Co..t Tnditional style evolved in the cady twentieth
ce.ntu.t:y being .influenced by American Co1onial styles as formal as
Georgian Revival and those as simplf: and function:a.l as Cape Cod.,
New England Colonial and Fatmhou,e_
With respect to East Coast traditions and regional culture, the
Colonial Rcvival vocabulary of white-painted colutnD.s¡ clapboards
and shuttered windows wer!: combined with the less symmetrical,
unpretentious massing and functional forms of the Cape. Cod and
fat'mhouse. Combined one and two story mas5ing with single stOry
wings, gabled roofs with dor:tnc.rcd windows~ or occasional saltbox
roof forms were: favored solutions, later becoming classic forms of
me Traditional style. Thesc inspirations yielded a tt:uly American
inspired architccrurc for a more re1í.U.ed1 yet still dignified style that
would become the new Amc.rkan dream.
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EAST COAST TRADITIONAL STYLE REQ11IREMENTS
Element
Form
Roof
Walls
Windows
Derails
Colors
Requited
· 2-story massing with a verrkal and a
horizontal break, mmbincd with single
story elements
· 6:12 to 12:12 roof pitch
· 18" to 24" overhangs
· Smooth flar or shake appearance concrete tiles
· Front ro hack gable or hip roof with
intersecring hip or gable roofs
· Bl~ed Stucco and siding, light to medium
sand fi.:ush stucco
· Single pane windows on sides and rears
· White vinyl windows
· Round top accent windows
· Simple 4" min. window and door trim
· Full porches and or balconies with wood
columns and wood-like railings
· Simplified versions of Colonial cornice
trim at gable ends
· Garage door patterns complimentary
to style
,., Pastel to cool colors) fascias and trim
elements
· White or off-whites detailing
· Dark color shutters and accenrs
91ß3
ARCHITECTURAL STYlES
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ARCHITECTURAL STYLES
CAPE/COASTAL SEABOARD STYLE
The Cape style. has been around since th.e 1600'5 and is an icon of the.
American atchitccrnrallandscape_ Popularized by its simple form and
economy of construction, the res'llrgenc~ of the style became most
notable following World War II. Th¡; cape style is found in towns,
suburbs. and rural areas alike:. The m06t COmmon term used is the
Cape Cod style as it çapturcs the memory and image: of the coastal
,eaboard. Defining characteristics are rectangular boxes with
steep roofs. The houses rraditionally are sided with shingles
or clapboards, painted or left to weathet to a distinctive grey_
Capes are also occasionally seen in brick, stucco and stone.
The Shingle style is largely an architecture of coastal areas
of New England and the mid-Atlantic states. It was first
intended as a design for an informal secondary home. These
homes popularized the areas of New York and New Jersey as
summer homes dotting the coastal resort areas. The Shingle
style character was organic and sculptural with its weathered
siding.
Simple interpretations of the traditional Colonial style
emerged, with characteristic shingles covering exterior walls.
Additionally, the use of towers, gabled dormers, shutters, stair
railings, as well as the application of shingling porch posts,
embodied this style and created the sense of continuous sur-
facing which was basic to the shingle style.
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;?LP~
ARCHITECTURAL STYLES
CAPE/COASTAL SEABOARD STYLE REQ1JIREMENTS
Element
Form
Roof
Walls
Windows
Details
Colors
Required
· 1·2 srory simple 'salt·box' massing
· Mn'8es wirh steeply pitcned roofs and
single story porch clements.
· Ftont to back gable or hip roof with
intersecting hip or gable roofs
· 6:12 ro 12:12 roof pitch
· 12~ to 241~ overhangs
· Smooth flat or snake appearance concrete riles
· Shingle Ot horizontal siding
· Blended stucCo and siding, light to medium
sand finish stucco
ill Brick. or stone accents
· Doublc.hung or casement windows on
front, sidcs and rear elevations where
visible at street levels
· White vinyl windows
· Simple 4" min. window and door trim
ill Round or ova) accent wínd0"W'5
· Shutters
., DQr.mers
· nay windows
· Porches and or balconies with 'WOod
columns and 'WOod-like rniling>¡
· Garage door patterns complimentary
to style
· The siding ond stucco color range shall be
from white to light beige and brown
'" Conn:ascing color On trim and fascia
· Contrasting colors at posts, porches and
supporting e"posed beams
, \9\Y
d- ARCHITECTURAL STYLES
FRENCH COUNTRY STYLE
The identity of the Frencl1 Country home is da.ssifitXl a.5 part farmhollse
and part cha.tc:au. This style is born Out of the rural hillsides and villages
within the Dordogne t<gion in Frnnœ.
Looked upon as an enchanting style::, the many detailfi of stone lintels and
surrounds at. doorways and wind.ows~ capture the aging essence of th~
charActer. The wide use of chiseled stones and weatht;red shutters provide
n common th=d of dements that.re subtly placed on elevation,.
R£Oof pitche, vary ftotn ,hallow to steep, but with VCI}' little overhang
Rafter taU ¡:nds and wood or wrought :iron balconies a.re ~ilhoucttcd against
builcling facades, with an unassuming brown tt:tt'A cotta tile roof.
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ARCHITECTURAL STYLES
FRENCH COUNTRY STYLE REQ1IIREMENTS
Element
Form
Roof
Walls
Wmdows
Details
Colors
Required
· Rectangular plan form massing with some
reces<cd 2nd floor area
· Main roof hip or gable with intersecting
gahle roofs
· 6:12 ro 12:12 roof pitch
· 0" to 12,t overhangs
" Smooth flat concrete tiles
· Light to medilJOl sand frnish or light lace
finish stucco
· Vertical shaped windows with mullions
and simple wood 4" trim on front, sides
and rear elevations where visible at
street levels
· Single paned windows On sides and rears
· White at color vinyl wrapped windows
· Stucco over foam 4'~ min. "Window and
door trim
· Entry accents with real or faux stone
· Entry porches w;th stucco collJOlns and
wood railings
· Garage door patterns to compliment style
· Shuttets
" Wood or wrought iron balconies
· Decorative pot shelves
.. Whites and ear.th tones
· Dark color accents I trim (shutters)
9-V't
ARCHITECTURAL STYlES
SPANISH COLONIAL STYlE
Spanish Colonial, oIso known" Spanish Eclectic is an adapmtion of
Mission Revi...¡ enriched with additional Latin American detoil, and
dements. The style attained widespread popularity a.ftd" its use in the
Panan,,-CoIifornis Exposition of 191 S.
Tbe ,implc conrryords of tbe Spanish Colonial heritage witb banging pots,
a flowering gard¡:;n and sprawling sha.de tret:lì atc hardly surpassed 4:/.S fore-
ground design elements. Further architectural d.istinction was establishe.d
through the use of rile roofs, Stucco walls, hea.vily textu.red "WOoden doors
and highlight<:d ornamental ironwork.
The plans were informally organized aroWld a. cou.rtyard '\\<ith the front
elevation Vety .nnply articulated and dcmUcd. Thc charm of this ,tyle lic,
in the directness, adaptability and contrast of materials and textures.
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ARCHITECTURAL STYLES
SPANISH COLONIAL STYLE REQYlREMENTS
Element
Form
Roof
Walls
Windows
Dernil,
Colors
Required
· 2 story mn5S;ng with 'trong one ,tory
elemt:nt
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· 4:12 to 5:12 roof pitch
· 12" to 18" overhang
· Simple hip or gable roof with one
intersecting gable roof
,. Barrel or 'S~ shape concrete tiles
· Stucco with smooth fini,h
· Brick or ceramic spanish rile may be used
as decorative accc:nt material
· Vcrtical multi-paned ,windows on front,
sides and rear elevations where visible at
s=r level,
· Vinyl wrapped windows
· Simplc 4" min. window and door trim-
wood or stucco over foam~ or recessed
4" to 6j:~ with no trim
ill Stucco over foam window and door trim
· Arched ,tuCCO coiumn porches
· Surface mounted fi>ttures on front
elevations must complement architectural
style
· Optional stucco garden wall/courtyard
consistent with color of main residence
· White tone body with bright accent trim
· light Trims
~1{)
ARCHITECTURAL STYLES
lTALlANATE STYLE
The ltalianate style began as part of the picturesque movement, a
shift away f.rom a strict dassical direction in art and ãrchltc:cture.
Although few American arcbitccts could afford to ttavd to Italy in
the mid~nineteenth ccnrnry. the European. influence came throl,lgb
English buildings and pattern boob. Old world protOtYPt;8 were rc-
:fit'led~ adapted and e:mbd jshcd~ evolving into a dassîc revival period
style.
Althoo.gh the new period style generated. less. fot'tnality, traditional
classical elements such as the $ymmcttical façadc, squared towe..r entry
forms, arched windows quoincd corners a.nd bracketed eaves persist-
ed as the enduring traits of this style_ When caSt iron became a popu.-
lar building material, it became. a part of the Italianatt:: vocabulary,
cmbdlishing homt:.s with a variety of desjgn~ for pord1cs. balc:onies,
railings and fcnco.s.
Of tbt; three styles of Italian homes built in America; the Villa¡
ltalianate and Brownstone, the It~Hanatc became the most popular.
Its sophisticated f.pdo and graceful details tn.do it oaoily recogniz-
able but the d.ec.ota.tíve brackets that articulate the caves became such
a prominent feature that ,it sometimes was known as the "Bracketed"
style.
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ITALIANATE STYLE REQ1IIREMENTS
Element
Form
Roof
Walls
Windows
Details
Colors
Required
o Z-story massing with a vertical and
a horizontal break, combined with single
story element<
o Main hip roof wirh minor intersecting
hip roofs
· 3'1,,12 to 4'1,,12 roof pitch
· 24~~ overhattg5, stucco soffit
Barrd oriS t shape concrete tile, ör smooth
flat concrc:t~ tiles
o Fine to light sand finish or lighr lace
finish stucco
o Vertical m\llti-paned window. ar front
elevations, often ganged in poirs
o Single-paned windows or in,erts on side
and rear elevations where visible at street
levels
· Simple 4" min_ window and door trim-
wood or stucco over foa.tn, ot recessed
4" to 6t, with no trim
White vinyl windows
· Tapered rOWld or sq\l""e simple stucco
columos
· Entty porch
· Belt course trim
o Arched windows
o Shurters
o Optional stucco garden wall! courtyard
consistent with colo:r of main residence
o Mid-value saturared colors or warm hues
o Contrasting trim eleJ;I1enrs
· Dark aCcents on shutters
;:)71
ARCHlTEC1URAL STYLES
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ARCHITECTURAL STYLES
TuSCAN STYLE
Durin¡¡ the 15th and 16th eontury large numb.", of houses were boilt along
roads and hillsides in rur.J Tusçany many of which ar¡: still in use today. As
this :region is primarily agricultural, these homes .reflected the cbaractC"f of the
farmhouse estate or 'podcrc'. Being built by their owncJ:, with tbe m..erials
and colors of the surroundings, these buildings blend n..unUy with the land.
The building form and massing is an example of simplicity. Smaller compo-
nents including single story elements Sirni11.f to the original form were typift
cally added to meet the spatial needs of the owner.
The informality of rutal farmhouse and settlement building types, including
their traditional squarcd tower~ eventually became the inspiration fur Tuscan
villas. The villa~ as a housing type" fOW1d great popularity as a countty home.
Larger than a cottage and more statdy than a furmhouse, the scale of villas
was more appropriate for family resjde.nces on la.tgc.r parcels of land. Thdr
huilding types refieet a gre...r <:omptexity in overall plan and individu!l! details
than the infonnal farmhouse. Theit;' appl:al is in their informal~ rustic chat".4c-
tct~ expressed in warm colors> textures and matetiùs.
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';;;)/3
ARCHITECTURAL STYLES
TUSCAN STYLE REQ1JIREMENTS
Element
Fotm
Roof
Walls
Windows
Details
Color.
Required
· Simple 2-stoty recrangular plan form w;rh
a significant s.ingle story element
· Main hip roof with secondary shed roofs
over one 5tory dements
· 31/2:12 to 41/2:12 roof pltd1es
· Barrel shaped concrete tiles
· 18" to 24~' overhangs
· Fine to light stucco finish with stone
veneer
· Mjtúm.um 6~~ wide stuçco overtrim
· Vertícal1y shaped 4 to 6 panel windows
on front, rear and side ele.vations where
visible at street level
· Simple 4" min. window and door trim-
stone or stucco over foam, or recessed
4" to 6'~ with no trim
· Continuous fascia boards
· Thick, overscaled arches without trim
· Lacy ornamental iron balconies
· Shutters on window.¡ front, back and side.
Strong stone veneer accents
· Optional st1JCCO or stone veneer accent
garden wall/courtyard consistent with color
of main residencc
· Body colors a1"C a variety of earth tones;
ochrcs1 beiges, tans, and ydlows
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;::f-í'-+
ARCHITECTURAl DISCWMER
Wt
WILLIAM HEZMALHALCH
ARC HIT E C T 5 INC.
This Mcument has been producd by William Hmna/hakh Architects, Inc. for Bmddock and Logan
Propm¡ts for the sok USt of the Fallon Village Specific Plan Document. All rights Tt!m"tJtd No part of thi¡
design gnúúline documm. and/or imagts m"Y be ,..producd or used in any form or by "try oth" meam
inânding gmphks, elee/tonic filt, or mechankal including photocopying, or any othl!t' form of storage and
"""eval systtm, without written authorization fiwn William Hezmalhakh Architects, Inc.
192005 WILLIAM HE7.MALHALCH ARCHITECTS, INC
2004024.02/ October 10, 2005
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ORDINANCE NO. xx· 05
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
***************************+.
APPROVING THE DEVELOPMENT AGREEMENT FOR
PA 05-038 BRADDOCK & LOGAN PORTION OF FALLON VILLAGE
DEVELOPMENT
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1.
RECITALS
A. The proposed Braddock & Logan portion of the Fallon Village Development, refefTed to
herein as the "Developer's project", will be located within the boundaries of the Eastern Dublin Specific
Plan, upon approval of the proposed Specific Plan Amendment (P A 04-040), in an area designated on the
General Plan Land Use Map and Eastern Dublin Specific Plan Land Use Map as Low Density Residential
land uses.
B. Pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section
15168, the Developer's project is within the scope of the Final Environmental Impact Report for the
Eastern Dublin General Plan Amendment and Spccific Plan, which was certified by the City Council by
Resolution No. 51-93, and the Addenda datcd May 4, 1993 and August 22, 1994 (hereafter "Eastern
Dublin ElR" or "program ElR") (SCH91 103064). The program EIR was integral to the City Planning
Department and is incorporated herein by reference. The program EIR was integral to the planning
process and cxamincd thc direct and indirect effects, cumulative impacts, broad policy altcrnatives, and
area wide mitigation measures for developing Eastern Dublin. In connection with an annexation and
prezoning request for the project area in 2002, the City certificd a Supplemental ElR that is available for
rcview in the planning department and is incorporated herein by reference. In connection with the 2002
projcct approval, thc City Council adopted supplemental mitigation measures, mitigation findings, a
statcmcnt of ovcrriding considerations and a mitigation monitoring program. All adopted supplemental
mitigation measures continue to apply to the project area. Consistent with CEQA and the CEQA
Guidelincs, the City prepared a 2005 Supplement to the 1993 and 2002 ElRs for the Fallon Village
project. The 2005 Supplemental ElR contains Draft and Final Supplemental ElR documents and was
presented to the Planning Commission for review prior to its recommendation on the project. The
Developer's project is part of the project that was analyzed in thc prior EIRs and the 2005 Supplemental
ElR; and
C. A Development Agreement between the City of Dublin and Dublin RE Investors, L.L.C.
for Braddock and Logan has been presented to the City Council, Exhibit A, attached hereto.
D. A public hearing on the proposed Development Agreement was held before the Planning
Commission on November 22, 2005, for which public notice was given as provided by law.
E. The Planning Commission has made its recommendation to thc City Council for approval
of the Development Agreement.
F. A public hearing on the proposed Developmcnt Agreement was held before the City
Council on December 6, 2005, and December 20, 2005, for which public notice was given as provided by
law.
ATTACHMENT 3
;þC¡O
G. The City Council has considered the recommcndation of the Planning Commission who
considered the item at the November 22,2005 meeting, 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's General Plan, (c) the Eastcrn Dublin General Plan Amendment, (d) the Specific Plan, (e) the
EIRs, (f) the individual Mitigated Negative Declarations (g) the Addendums and (h) the Agenda
Statement, and on the basis ofthe specific conclusions set forth below, the City Council finds and
determines that:
1. The Development Agreement is consistent with the objectives, policies, general land uses
and programs specified and contained in the City's General Plan, as amended by the Eastern Dublin
General Plan Amendment, and in the Specific Plan in that (a) the General Plan and Specific Plan land use
designation for the site is Low Density Residential Land Uses and the Developer's project is consistent
with that land use, (b) the Developer's project is consistent with the fiscal policies of the General Plan
and Specific Plan with respect to provision of infrastructure and pubJic services, and (c) the Development
Agreement includes provisions relating to vesting of development rights, and similar provisions set forth
in the Specific Plan.
2. The Development Agreement is compatible with the uses authorized in, and the regulations
prescribed for, thc land use districts in which the real property is Iocatcd in that the project approvals include a
Stage 1 Development Plan Amendment, Stage 2 Development Plan, and Vcsting Tentative Map.
3. The Development Agreement is in conformity with puNic convenience, general welfare
and good land use policies in that the Developer's project will implement land use guidelines sct forth in
the Specific Plan and the General Plan which have planned for Low Density Residential, Rural
Residential! Agriculture, a Neighborhood Park, a Neighborhood Square, an Elementary School, Semi-
Public, and open space uses at this location.
4, The Development Agreement will not be detrimental 10 the hcalth, safety and general
welfare in that the Developer's projcct will proceed in accordance with all the programs and policies of
the Eastern Dublin Specific Plan.
5. The Development Agreement will not adversely affect the orderly development of property
or the preservation of property values in that the projcct will be consistent with the General Plan and with
the Specific Plan.
Section 3. APPROVAL
The City Council hereby approves the Development Agreement (Exhibit A) and authorizes the
Mayor to execute it.
Section 4. RECORDATION
Within ten (10) days after the Developmcnt 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 datc of its
passagc. Thc City Clerk of the City of Dublin shall cause thc Ordinance to be posted in at Icast three (3)
2
dq
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _ day of
December, 2005 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
golpo#IZ005105-038 b&1 stoge Z rollon villngelpclordinnnce dn Znd reading, doc
3
,
I
RECORDING REQUESTED BY:
CITY OF DUBUN
When Recorded Mail To:
City Clerk
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Fee Waived per GC 27383
I
ðC-\ ð-
Space above this line lor Racorde(a USa
DEVELOPMENT AGREEMENT
BETWEEN THE
CITY OF DUBLIN
AND
DUBLIN RE INVESTORS, L.L,C.
FOR THE FALLON VILLAGE PROJECT
EXHIBIT A
--/)) ~ Q¡(D.
:lij
THIS DEVELOPMENT AGREEMENT ("Agreement") is made and entered
in the City of Dublin on this 20th day of December, 2005, by and between the
City of Dublin, a Municipal Corporation (hereafter "City"), and Dublin RE
Investors, a California limited liability company (hereafter "Developer"), pursuant
to the authority of §§ 65864 et seq. of the California Government Code and
Dublin Municipal Code, Chapter B.56.
RECITALS
A. California Government Code §§ 65864 et seq. and Chapter 8.56 of
the Dublin Municipal Code (hereafter "Chapter 8.56") authorize the City to enter
into an 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; and
B. DEVELOPER desires to develop and holds legal interest in certain
real property consisting of approximately 488.2 acres of land, located in the City
of Dublin, county of Alameda, State of California, which is more particularly
described in Exhibit A attached hereto and incorporated herein by this reference,
and which real property is hereafter called ''the Property"; and
C. The City Council adopted the Eastern Dublin Specific Plan ("the
Specific Plan") by Resolution No. 53-93, and, on December 6, 2005, the City
Council adopted Resolution No. _-_, which extended the territory covered by
the Specific Plan to include the entirety of the Property; and
D. The Eastern Dublin Specific Plan requires Developer to enter into
this development agreement; and
E. Developer proposes the development of the Property with 1,043
single-family residential units along with approximately 200 acres of land to be
subjected to a conservation easement or similar instrument (the "Projecf'); and
F. DEVELOPER has applied for, and CITY has approved various land
use approvals in connection with the development of the Project, including the
certification of the 2005 Supplemental Environmental Impact Report for the
Fallon Village Project (SBN ), an amendment to the General Plan
and Eastern Dublin Specific Plan (City Council Resolution No. _-_), PO District
rezoning and a Stage 2 Development Plan (City Council Ordinance No. _--J,
and a Vesting Tentative Map for Tract 7586 (Planning Commission Resolution
No. _-_) (collectively, together with any approvals or permits now or hereafter
issued with respect to the Project, the "Project Approvals"); and
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project
7B5754.6
Page 2 of 16
December 20, 2005
dq~
G. Development of the Property by Developer may be subject to
certain future discretionary approvals, which, if granted, shall automatically
become part of the Project Approvals as each such approval becomes effective;
and
H. City desires the timely, efficient, orderly and proper development of
said Project; and
I. The City Council has found that, among other things, this
Agreement is consistent with its General Plan and the Eastern Dublin Specific
Plan and has been reviewed and evaluated in accordance with Chapter 8.56;
and
J. 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; and
K. On ,200_, the City Council of the City of Dublin adopted
Ordinance No, _ -_approving this Agreement. The ordinance took effect on
,200_ ("the Approval Date"),
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
1. Description of Property.
The Property that is the subject of this Agreement is described in Exhibit A
attached hereto.
2. Interest of Developer.
The Developer has a legal or equitable interest in the Property in that it
owns or holds a right to purchase the Property.
3. Relationship of City and Developer.
It is understood that this Agreement is a contract that has been negotiated
and voluntarily entered into by City and Developer and that the Developer is not
an agent of City. 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,
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project
765754.6
Page 3 of 16
December 20, 2005
9c¡5
4, Effective Date and Term.
4.1. Effective Date, The effective date of this Agreement shall be the
Approval Date.
4.2. Term, The term ("Term") of this Agreement shall commence on
the effective date and extend five (5) years thereafter, unless said Term is
otherwise terminated or modified by circumstances set forth in this Agreement.
4.3, SUlVival of Certain Provisions Followina Termination of Aareement.
The following provisions shall sUlVive the termination of this Agreement:
_ Subparagraph 5.3.2 (including the provisions set forth in Exhibit B)
_ Subparagraph 5.3.4 (including the provisions set forth in Exhibit B)
_ Subparagraph 5,3.5 (including the provisions set forth in Exhibit B)
_ Subparagraph 5.3.6 (including the provisions set forth in Exhibit B)
_ Subparagraph 5,3.7 (including the provisions set forth in Exhibit B)
5, Use of the Property.
5,1. Riaht to Develop. Developer shall have the vested right to develop
the Project on the Property in accordance with the terms and conditions of 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 (such amendments once effective shall become part of the law
Developer is vested Into without an additional amendment of this Agreement).
5.2. Permitted Uses. The permitted uses of the Property, the density
and intensity of use, the maximum height, bulk and size of proposed buildings,
provisions for reselVation or dedication of land for pUblic purposes and location
and maintenance of on-site and off-site improvements, location of public utilities
(operated by City) and other terms and conditions of development applicable to
the Property, shall be those set forth in this Agreement, the Project Approvals
and any amendments to this Agreement or the Project Approvals,
5.3. Additional Conditions. Provisions for the following ("Additional
Conditions") are set forth in Exhibit B attached hereto and incorporated herein by
reference.
5.3,1. Subsequent DiscretionalV Approvals. Conditions, terms,
restrictions, and requirements for subsequent discretionary actions.
(These conditions do not affect Developer's responsibility to obtain all
other land use approvals required by the ordinances of the City of Dublin
other approvals from regulatory agencies.)
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project
765'1$4.6
Page 4 of 16
December 20, 2005
;¿C1 \..P
See Exhibit B
5.3.2. Mltioation Conditions. Additional or modified conditions
agreed upon by the parties in order to eliminate or mitigate adverse
environmental impacts of the Project or otherwise relating to deveiopment
of the Project,
See Exhibit B
5.3.3. Phasino, Timino, Provisions that the Project be constructed
in specified phases, that construction shall commence within a specified
time, and that the Project or any phase thereof be completed within a
specified -time.
See Exhibit B
5.3.4. Flnancino Plan. Financial plans which identify necessary
capital improvements such as streets and utilities and sources of funding.
See Exhibit B
5.3.5. Fees, Dedications. Terms relating to payment of fees or
dedication of property.
See Exhibit B
5.3.6. Reimbursement. Terms relating to subsequent
reimbursement over time for financing of necessary public facilities.
See Exhibit B
5.3.7. Miscellaneous. Miscellaneous terms.
See Exhibit B
6. Applicable Rules, Reoulations and Official Policies.
6,1. Rules re Permitted Uses. For the term o/this Agreement, the City's
ordinances, resolutions, rules, regulations and official pòlicies governirig the
permitted uses of the Property, governing density and intensity of use of the
Property and the maximum height, bulk and size of proposed buildings shall be
those in force and effect on the effective date of the Agreement.
6.2. Rules re Desion and Construction, Unless otherwise expressly
provided in Paragraph 5 of this Agreement, the ordinances, resolutions, rules,
regulations and official policies governing design, Improvement and construction
standards and specifications applicable to the Project shall be those In force and
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project
785754.6
Page 5 of 16
Deoember 20, 2005
(?Cj 1
effect at the time of the' applicable discretionary approval, whether the date of
that approval is prior to or after the date of this Agreement. Ordinances,
resolutions, rules, regulations and official policies governing design, improvement
and construction standards and specifications applicable to public Improvements
to be constructed by Developer shall be those in force and effect at the time of
the applicable discretionary approval, whether date of approval is prior to or after
the date of this Agreement.
6.3. Uniform Codes Aoolicable. Unless expressly provided in
Paragraph 5 of this Agreement, the Project shall be constructed in accordance
with the provisions of the Uniform Building, Mechanical, Plumbing, Electrical and
Fire Codes and Title 24 of the California Code of Regulations, relating to Building
Standards, in effect at the time of approval of the appropriate building, grading, or
other construction permits for the Project.
7, SubseQuentlv Enacted Rules and Reoulations.
7.1. New Rules and Reoulations. 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 of this Agreement and which are not in conflict with those
applicable to the Property as set forth in this Agreement if: (a) the application of
such new or modified ordinances, resolutions, rules, regulations or official
policies would not prevent, impose a substantial financial burden on, or materially
delay development of the Property as contemplated by this Agreement and the
Project Approvals and (b) if such ordinances, resolutions, rules, regulations or
official policies have general applicability.
7.2. Aooroval of Application. Nothing in this Agreement shall prevent
the City from denying or conditionally approving any subsequent land use permit
or authorization for the Project on the basis of such new or modified ordinances,
resolutions, rules, regulations and policies except that such subsequent actions
shall be subject to any conditions, terms, restrictions, and requirements expressly
set forth herein.
7,3, Moratorium Not Aoolicable. Notwithstanding anything to the
contrary contained herein, in the event an ordinance, resolution or other measure
is enacted, whether by action of City, by Initiative, referendum, or othetwise, that
imposes a building moratorium, a limit on the rate of development or a voter-
approval requirement which affects the Project on all or any part of the Property,
City agrees that such ordinanoe, 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 § 8558.
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project
7B6754.6
Page 6 of 16
December 20, 2005
:;iiß
8, Subsequently Enacted or Revised Fees, Assessments and Taxes,
8.1. Fees. Exactions, Dedications. City and Developer agree that the
fees payable and exactions required in connection with the development of the
Project for purposes of mitigating environmental and other impacts of the Projeot,
providing infrastructure for the Project and complying with the Specific Plan shall
be those set forth in the Project Approvals and in this Agreement (including
Exhibit S), The City shall not impose or require payment of any other fees,
dedications of land, or construction of any public improvement or facilities, shall
not increase or accelerate existing fees, dedications of land or construction of
public improvements, or impose other exactions in connection with any
subsequent discretionary approval for the Property, except as set forth in the
Project Approvals and this Agreement (including Exhibit S, subparagraph 5.3.5),
8.2. Revised Application Fees. Any existing applioation, processing and
Inspection fees that are revised during the term of this Agreement shall apply to
the Project provided that (1) such fees have general applicability; (2) the
application of such fees to the Property is prospective only; and (3) the
application of such feeswQutd not prevent, impose a substantial financial burden
on, or materially delay development in accordance with this Agreement. Other
than agreeing that Developer has no vested right against such revised
application, processing and inspection fees, Developer does not waive its right to
challenge the legality of any such application, processing and/or inspeotion fees
under the controlling law then in place.
8.3. New Taxes. Any subsequently enacted city-wide taxes shall apply
to the Project provided that: (1) the application of such taxes to the Property is
prospective; and (2) the application of such taxes would not prevent development
in accordance with this Agreement. Other than agreeing that Developer has no
vested right against such new taxes, Developer does not waive its right to
challenge the legality,of any such taxes under the controlling law then in place.
8.4. Assessments. Nothing herein shall be construed to relieve the
Property from assessments levied against it by City pursuant to any statutory
procedure for the assessment of property to pay for infrastructure and/or services
which benefit the Property.
8.5. Vote on Future Assessments and Fees. In the event that any
assessment, fee or charge which is applicable to the Property is subject to Article
XIIID of the Constitution and Developer does not return its ballot, Developer
agrees, on behalf of itself and its successors, that City may count Developer's
ballot as affirmatively voting in favor of such assessment, fee or charge,
9. Amendment or Cancellation.
DublinlDublin RE Investors Development Agreement
for the Fallon Village Project
?857M.e
Page 7 of 16
December 20,2005
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9.1. Modification Because of Conflict with State or Federal Laws, In the
event that state or federal laws or regulations enacted after 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 approved by the
City Council in accordance with Chapter 8,56.
9.2. Amendment bv Mutual Consent. This Agreement may be amended
in writing from time to time by mutual consent of the parties hereto and in
accordance with the procedures of State law and Chapter 8.56,
9.3. Insubstantial Amendments, Notwithstanding the provisions of the
preceding paragraph 9.2, any amendments to this Agreement which do not relate
to (a) the term of the Agreement as provided in paragraph 4,2; (b) the permitted
uses of the Property as provided in paragraph 5,2; (c) provisions for "significant"
reservation or dedication of land as provided in Exhibit B; (d) conditions, terms,
restrictions or requirements for subsequent discretionary actions; (e) the density
or intensity of use of the Project; (f) the maximum height or size of proposed
buildings; or (g) monetary contributions by Developer as provided in this
Agreement, shall not, except to the extent otherwise required by law, require
notice or public hearing before either the Planning Commission or the City
Council before the parties may execute an amendment hereto, City'S Public
Works Director shall determine whether a reservation or dedication is
"significanf' .
9.4. Amendment of Proiect Approvals. Any amendment of Project
Approvals relating to: (a) the permitted use of the Property; (b) provision for
reservation or dedication of land; (c) conditions, terms, restrictions or
requirements for subsequent discretionary actions; (d) the density or intensity of
use of the Project; (e) the maximum height or size of proposed buildings; (f)
monetary contributions by the Developer; or (g) public improvements to be
constructed by Developer shall require an amendment of this Agreement. Such
amendment shall be limited to those provisions of this Agreement which are
implicated by the amendment of the Project Approval. Any other amendment of
the Project Approvals, or any of them, shall not require amendment of this
Agreement unless the amendment of the Project Approval(s) relates specifically
to some provision of this Agreement.
9.5. Cancellation bv 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 Chapter 8,56, Any fees paid pursuant to Paragraph 5.3 and Exhibit
ª of this Agreement prior to the date of cancellation shall be retained by City.
Dublin/Dublin RE Investors Development Agreement
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785754,6
Page B of 16
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10, Term of Proieot Approvals.
The term of the Vesting Tentative Map described in Recital F shall be
extended automatically for the longer of the term of this Agreement or the term
otherwise given the Vesting Tentative Map under the controlling law then in
place. Notwithstanding the roregoing, the parties agree that the extension of the
term of the Vesting Tentative Map, pursuant to this section and any other
extensions under the Subdivision Map Act, shall not extend the Vesting Tentative
Map more than 10 years from its approval or conditional approval. The term of
any other Project Approval shall be extended only if so provided in Exhibit B.
11, Annual Review.
11.1. Review Date, The annual review date for this Agreement shall be
between July 15 and August 15, 2006 and each July 15 to August 15 thereafter.
"11.2. Initiation of Review. The City's Community Development Director
shall initiate the annual review, as required under Section 8.56.140 of Chapter
8.56, by giving to Developer thirty (30) days' written notioe that the City intends tei
undertake such review. Developer shall provide evidence to the Community
Development Director prior to the hearing on the annual review, as and when
reasonably determined necessary by the Community Development Director, to
demonstrate good faith compliance with the provisions of the Agreement. The
burden of proof by substantial evidence of compliance is upon the Deveioper.
11.3. Staff Reports. To the extent practioal, City shall deposit in the mail
and fax to Developer a copy of all staff reports, and related exhibits concerning
contract performance at least five (5) days prior to any annuai review,
11.4. Costs. Costs reasonably incurred by City in connection with the
annual review shall be paid by Developer in accordance with the City's schedule
of fees in effect at the time of review.
12, Default.
12.1. Other Remedies Available. Upon the oocurrence of an event of
default, the parties may pursue all other remedies at law or in equity which are
not otherwise provided for in this Agreement or in City's regulations governing
development agreements, expressly including the remedy of specifio
performance of this Agreement.
12.2. Notice and Cure. Upon the occurrenoe of an event of default by
either party, the nondefaulting party shall selVe written notice of such default
upon the defaulting party, If the default is not cured by the defaulting party within
DubllnlDublln RE Investors Development Agreemerit
for the Fallon Village Project
7aS? 54.6
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thirty (30) days after service of such notice of default, the nondefaulting 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 (30) day period, the nondefaulting party shall refrain from any such legal or
equitable action so long as the defaulting party begins to cure such default within
such thirty (30) day period and diligently pursues such cure to completion.
Failure to give notice shall not constitute a waiver of any default.
12.3. No Damaqes Äoainst City. In no event shall damages be awarded
against City upon an event of default or upon termination of this Agreement.
13, 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 h~s 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 request hereunder shall
execute and return such certificate within thirty (30) days following the receipt
thereof, or such longer period as may reasonably be agreed to by the parties.
City Manager of 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.
14. Mortaaaee Protection; Certain Riahts of Cure.
14.1. Mortaaoee Protection, This Agreement shall be superior and
senior to any lien placed upon the Property, or any portion thereof after 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, trustee's sale, deed in lieu of foreclosure, or
otherwise.
14.2. Mortoaaee Not Obliqated, Notwithstanding the provisions of
Section 14.1 above, no Mortgagee shall have any obligation or duty under this
Dublin/Dublin RE Investors Development Agreement
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785754.6
Page 10 of 16
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Agreement, before or after 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.
14.3. Notice of Default to Mortaacee and Extension of Rioht to Cure, If
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
City shall deliver to such Mortgagee, concurrently with service thereon.to
Developer, any notice given to Developer with respect to any claim by City that
Developer has committed an event of default. Each Mortgagee shall 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 City's
notice. City, through its City Manager, may extend the thirty-day cure period
provided in paragraph 12.2 for not more than an additional sixty (60) days upon
request of Developer or a Mortgagee.
15, Severabilitv.
The unenforceability, invaiidity or illegality of any provisions, covenant,
condition or term of this Agreement shall not render the other provisions
unenforceable, invalid or illegal.
16. Attornevs' Fees and Costs.
If 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 attorneys' fees and costs in addition to any other
relief to which it may otherwise be entitled. 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 provision of this Agreement or the Project Approvals, the parties shall
cooperate in defending such action, Developer shall bear its own costs of
defense as a real party in interest in any such action, and shall reirnburse City for
all reasonable court costs and attorneys' fees expended by City in defense of any
such action or other proceeding. .
17. Transfers and Assianments.
17.1, Richt to Assian, 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
Dublin!Dublin RE Investors Development Agreement
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785754.6
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assignment to a Transferee, Developer may 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: no such transfer, sale or
assignment of Developer's rights, interests and obligations hereunder shall occur
without prior written notice to City and approvai by the City Manager, which
approval shall not be unreasonably withheld or delayed,
17.2. Aooroval and Notice of Sale, Transfer or Assianment. The City
Manager shall consider and decide on any transfer, sale or assignment within ten
(10) days after Developer's 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 the
Developer's 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.
17.3. Effect of Sale. Transfer or Assianment. Developer shall be
released from any obligations hereunder sold, transferred or assigned to a
Transferee pursuant to subparagraph 17.1 of this Agreement, provided that: a)
such sale, transfer or assignment has been approved by the City Manager
pursuant to subparagraph 17.1 of this Agreement; and b) such obligations are
expressly assumed by Transferee and provided that such Transferee shall be
subject to all the provisions hereof and shall provide all necessary documents,
certifications and other necessary information prior to City Manager approval
pursuant to subparagraphs 17.1 and 17.2 of this Agreement.
17.4, Permitted Transfer. Purchase or Asslanment. The sale or other
transfer of any interest in the Property to a purchaser ("Purchaser") pursuant to
the exercise of any right or remedy under a deed of trust encumbering
Developer's interest in the Property shall notrequire City Manager approval
pursuant to the provision of paragraph 17,1. Any subsequent transfer, sale or
assignment by the Purchaser to a subsequent transferee, purchaser, or assignee
shall be subject to the provisions of paragraph 17,1.
17.5. Termination of Aqreement Uoon Sale of Individual Lots to Public.
Notwithstanding any provisions of this Agreement to the contrary, the burdens of
this Agreement shall terminate as to any lot which has been finally subdivided
and individually (and not in "bulk") leased (for a period of longer than one year) or
sold to the purchaser or user thereof and thereupon and without the execution or
recordation of any further document or instrument such lot shall be released from
and no longer be subject to or burdened by the provisions of this Agreement;
provided, however, that the benefits of this Agreement shall continue to run as to
DubllnlDublln RE Investors Development Agreement
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785754.6
Page 12 of 16
December 20,2005
30'-1
any such lot until a building is constructed on such lot, or until the termination of
this Agreement, if earlier, at which time this Agreement shall terminate as to such
lot.
18, Aoreement Runs with the Land.
All of the provisions, rights, terms, covenants, and obligations contained in
this Agreement shall be binding upon 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 onawor in any manner whatsoever. All of the provisions of this
Agreement shall be enforceable as equitable selVitude and shall constitute
covenants running with the land pursuant to applicable laws, including, but not
limited to, Section 1468 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) Ii> for the benefit of such properties and is
a burden upon sucll properties, (b) runs with suoh properties, and (c) is binding
upon each party and eaoh successive owner during its ownership of suoh
properties or any portion thereof, and shall be a benefit to and a burden upon
each party and its property hereunder and eaoh other person sucoeeding to an
interest in suoh properties. .'
19. Bankruptcv.
The obligations of this Agreement shall not be dischargeable in
bankruptcy.
20. Indemnification,
Developer agrees to indemnify, defend and hold harmless 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 the Developer, or any
actions or inactions of Developer's 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 City,
its contractors, subcontractors, agents or employees or with respect to the
maintenance, use or condition of any improvement after 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 withllold approval of a settlement
otherwise acceptable to Developer.
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project
785764.6
Page 13 of 16
December 20, 2005
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21. Insurance.
21.1. Public Liability and Propertv Damaae Insurance. During the term of
this Agreement, Developer shall maintain In effect a policy of comprehensive
general liability insurance with a per-occurrence combined single limit of not less
than one million dollars ($1,000,000.00) with a One Hundred Thousand Dollar
($100.000) self insurance retention per claim, 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.
21.2. Workers Comoensation Insurance. During the term of this
Agreement Developer shall maintain Worker's Compensation insurance for all
persons employed by Developer for work at the Project site. Developer shall
require each contractor and subcontractor similarly to provide Worker's
Compensation insurance for its respective employees. Developer agrees to
indemnify the City for any damage resulting from Developer's failure to maintain
any such insurance.
21,3. Evidence of Insurance. Prior to City Council approval of this
Agreement, Developer shall furnish City satisfactory evidence of the insurance
required in Sections 21,1 and 21.2 and evidence that the carrier is required to
give the City at least fifteen days prior written notice of the cancellation or
reduction in coverage of a policy. The insurance shall extend to the City, its
elective and appointive boards, commissions, officers, agents, employees and
representatives and to Developer pertorming work on the Project.
22, 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 City.
23. Notices,
23.1. All notices required or provided for under this Agreement shall be in
writing. Notices required to be given to City shall be addressed as follows:
City Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
FAX No. (925) 833-6651
Notices required to be given to Developer shall be addressed as follows:
DUblin/Dublin RE Investors Development Agreement
for the Fallon Village Project
766764.6
Page 14 of 16
Deoember 20, 2005
30LP
Jeff Lawrence
Dublin RE Investors
4155 Blackhawk Plaza Circle, Suite 201
Danville, CA 94506
FAX No, (925) 648-5700
A party may change address by giving notice in writing to the other party
and thereafter 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 48 hours after 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 which shall be deemed given upon
verification of receipt.
24, Recitals.
The foregoing Recitals are true and correct and are made a part hereof.
25. Aareement is Entire Understandina,
This Agreement constitutes the entire understanding and agreement of the
parties.
26. Exhibits,
The following documents are referred to in this Agreement and are
attached hereto and incorporated herein as though set forth in full:
Exhibit A
Legal Description of Property
Exhibit B
Additional Conditions
27. Counterparts.
This Agreement is executed in two (2) duplicate originals, each of which is
deemed to be an original.
28, Recordation.
City shall record a copy of this Agreement within ten days following
execution by all parties,
Dublin/Dublin RE Investors Development Agreement
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76$754.6
Page 15 of 16
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301
IN WITNESS WHEREOF, the parties hereto have caused this Agreement
to be executed as of the date and year first above written.
CITY OF DUBLIN:
By:
Mayor
Date:
ATTEST:
By:
City Clerk
Date:
APPROVED AS TO FORM:
City Attorney
DUBLIN RE INVESTORS, LLC
By: Braddock and Logan Services, Inc.
a ~~(.. corporation
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( Its:~""""
~ ~~ l-ANtCJ::.5:~
(NOTARIZATION ATTACHED)
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project
rSS754.6
Page 16.of 16
Deoember 20, 2005
CALIFORNIA ALL.PURPOSE ACKNOWLEDGMENT
State of California
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County of c., t>¡,)-r,z. A
CL'JS'f'"f\
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personally appeared ::fF..f ç..
before me, tV A ~~:;;;L_~':'Jo"E~~~'-J
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Name(i) ¡;I ei¡¡n..-{II)
i!"t personally known to me
o proved 10 me on Ihe basis of sslisfaC>\ory
avldence
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10 be the parson(l) whose namete') IsJa:re
sUbscribed 10 the wllhln Inslrument and
aoknowledged to me that he/BI."",'U 'WI executed
the same În hls/RBFAI '....;1 authorized
capaclty(itM'!, and thai by hlsill<m'tfrnlr
slgnalure(K) on Ihe Inslrument Ihe person(\ ), Or
Ihe entity upon behalf of which the person(s)
sC>\ed, executed the Instrument.
OPTIONAL
Tl'lough the infan'mitHm bttJow Is nor reql,lir¢ by law, It may pfOYfJ vsJuabJÐ to p~r.¡on/il re yln~ on the cJDcurMnr tmd c;f)f,Ild prsVéf'lt
fravdl,J/ent rømovlll and nJElttachrrH;ml 0' this form to fltJOthør document.
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Document Dete: \ V-\2.-ù J oC; Number of Pages:
Slgner(s) other Than Named Above:
Capaclty(les) Claimed by Signer
Signer's Name:
D Individual
D Corporate Officer - TrtJe(s):
o Partner - 0 Limited 0 General
o Attorney-in-Fact
o Trustee
o Guardian or Conservalor
o other:
Top of thumÞ hO'ro
Signer Is Represenfing:
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Exhibit ~
Legal Description ofthe Property
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Ord.r Number: OUDofI12.2.80AlA
page Number: ô
LEGAL D!SCRIPTION
Real property In the City of Dublin, County of Alameda, State of California, described as follows:
. The northwest 1/4 of Section 35, Township 2 South, Range 1 East, Mount Diablo Base and
Meridian. "
Exc:epbng therefrom that portion conveyed to the County of Alameda by deed recorded January
2, 1918, Book 2630 of Deeds, Page 80, Alameda County Records,
APN: 905-0002-003
.
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,
First American 77t/a
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Ordor Numb.r: OUD·Sg38g2ll1.
Pig. NUmber: 5
LEGAL DESCRIPTION
Real property In the City of Dublin, County of Alameda, State of California, described as follows:
PARCEL ONE:
A portion of the south 1/2 of Section 27 and ~ portion of the north 1/2 of Section 34, Township 2
South, Range 1 East, Mount Diablo Base and Meridian, described as follows:
Beginning at the northerly terminus of the center of Fallon Road In the southem bounda¡y of the
F~lIon Ranch; thence along the center of an existing roadway; North 18° 40' We&, 63.33 feet,
North 34° 59' 21" West, 100.06 feet, North 21° 15' West, 100.00 feet, North 3° 00' Wef/r., 100,00
feet; ~nd North 1° 00' Eaf/r., 100.00 feet; hence leaving said center of said ro~dway and running
along ~ tengent 170.00 foot radius alrve to the left through ~ central angle of 40° 20' for an arc
distance of 119.67 feet to ~ point of Reverse Curvature in ~n existing fence line In the westerly
line of the westerly fork In said roadway¡ thence along s~ld westerly line of ~Id roadway and s~ld
fence line on 500.00 foot radius curve to the right, through a central angle of 35° 45' for an arc
dlstHnce of 311.98 feet to a comer In said fence line; thence leaving said line of said roadway
and continuing along s~id fence line ~ndlts westerly prolong~tlon, North 82° 40' West, 200.00
feet; hence North 15° 51' 43" West, 272.48 feet; thence North 13° 30' East, 453,59 feet¡ thence
E~st 470.00 feet to the hereinabove said westerly line of said roadway; thence along said line of
s~ld ro~dway on the following courses: North 37° 40' E~st, 177,15 feet, North 27° 15' Eat,
182.90 feet. North 7° 00' West, 100,00 feet, and North 11° 00' West, 130,00 feet; thence the
following courses; from a tangent bearing North 68° 00' West, running ~Iong a 160.00 foot radius
curve to the right through ~ central ~ngle of 55° 00' for an ~rc distance of 153,59 feet to ~ point
of Reverse Curvature; thence along a 100.00 foot radius alrve to the left through ~ central ~ngle
of 15° 20' for an arc distance of 26.75 feet to a point of Reverse Curvature; thence along a
400.00 foot r~dlus curve to the right through ~ central angle of 34° 15' for an arc distance of
239.11 feet to ~ point of Reverse Curvature¡ thence along 170.00 foot radius alrve to the left
through a central angle of 34° 35' for an arc dlf/r.ance of 102.61 feet; thence North 28° 40' West,
200,00 feet; thence along a ten~nt 165.00 foot radius curve to the right through ~ central angle
of 57° 00' for an arc distance of 154.15 feet; thence North 28° 20' East, 250.00 feet North 20°
30' West, 220.00 feet to the southerly line of an existing roadway; thence from a tengent be~rlng
South 86° 35' West, running along said southerly line of said roadway on a 300.00 foot radius
CUrve to the left through ~ central ~ngle of 19° 35' for an arc distance of 102.54 feet; thence
North 23° 00' West, 208.22 feet¡ hence East 660.80 feet; thence at right angles, North 1,781.78
feet; hence Nortl> 89° 43' 43" E~st, 2,258.55 feet; hence South 0° 40' 34" West, 5277.52 feet;
thence West 2,640.35 feet to the point of beginning.
Excepting therefrom ~ny portion thereof described In the Qultdalm Deed toCh~ng Su~O Un, et
ai, recorded December 27, 1991, Series No. 91~344397, OffIcial Records.
PARCEL TWO:
The land conveyed to Fallon Enterprlses, Inc., ~ Callfomla Corporetion by Quitclaim Deed
recorded December 27,1991, Series No. 91-344396, Offld~1 Records.
PARCEL THREE:
An e~sement for ingress and egress, appurtenant to P~rcel One above, granted to Fallon
Enterprises, Inc., a Callfoml~ corporation, recorded July 21, 1970, Series No, 77340, Reel 2658
first Ameriam T7t/e
order Numblilr: 0150-5"'882..111
Pagß Numbsr: 6
OR, Image 335, over a portion of the southwestern 1/4 of Section 34, Township 2 South, Range
1 East, Mount Diablo Base and Meridian described as follows:
Beginning at the northerly telTTllnus of the center of Fallon Road in the southern boundary of
Fallon Ranch; thence west 31.67 feet along an existing fence line; thence leaving said fence line
and running North 18' 40' West 63,33 feet; thence parallel with said fence line, Eest 31.67 feet;
thence South lB' 40' East 63,33 feet 1p the point of beginning. .
APN: 985-0028-002
Rrst American 77tfe
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313
EXHIBIT B
Additional Conditions
The following Additional Conditions are hereby imposed pursuant to
Paragraph 5.3 of this Agreement. .
SubparaQraph 5.3.1 - Subseguent Discretionary Approvals
Development of the Project will require site development review approval.
SubparaQraph 5.3.2 .- Mitigation Conditions
Subsection a.
Infrastructure Seguencing ProQram
The Infrastructure Sequencing Program for the Project is set forth below.
(i) Roads:
The project-specific roadway improvements (and offers of
dedication) identified in Resolution No. 05-61 of the City of Dublin Planning
Commission approving Vesting Tentative Tract Map 7586 (hereafter "VTM
Resolution") shall be completed by Developer to the satisfaction of the Public
Works Director at the times and in the manner specified in the VTM Resolution
unless otherwise provided below. All such roadway improvements shall be
constructed to the satisfaction and requirements of City's Public Works Director.
(A) Phasina for Completion of Certain Imorovements. As
set forth and supplemental to the requirements in the VTM Resolution, the
following improvements shall be completed prior to the below specified
milestones:
a. Fallon Road Initial Improvements. Fallon Road shall be improved
as described in Condition 48 of the VTM Resolution (subsequent references in
this Exhibit B to numbered conditions shall be. deemed to refer to the numbered
conditions of the VTM Resolution) no later than prior to occupancy of the first unit
in the Project.
b. Emergency Vehicle Access Route. The Emergency Vehicle
Access Route described in Condition 55 shall be completed no later than prior to
the issuance of a building permit for the 25th residential unit within the Project.
c. Temporary Second Public Street Access, The temporary second
public street access described in Condition 56 shall be completed prior to the
issuance of a building permit for the 76th residential unit within the Project.
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project - Exhibit B
785754.6
Page 1 of 10
December 20, 2005
3J4
c. Permanent Second Public Street Access. As specified in
Conditions 57 and 52, prior to the issuance of building permits for any residential
units outside of the area bounded by the Upper Loop Road on the south, Street
N on the north, and Street V on the east, Developer shall complete the interim
improvements to Croak Road shown on the tentative map (including the bridge
connecting the eastern and western portions of the Project and the
improvements to the Croak Road/Fallon Road Intersection) or such other second
public street access remote from Bent Tree Drive as may be approved by the
City.
d. Fallon Road Widening, As specified in Condition 49, Fallon Road
shall be widened to four lanes to the ultimate grade and alignment from Bent
Tree Drive south to 1-580 prior to occupancy of the 719th unit within the Project.
The obligations set forth in this subparagraph 5,3,2.a(i)(A) are separaté from and
in addition to the requirements set forth in the conditions of the VTM Resolution.
If the above requirements are not satisfied, Developer agrees that the City may
withhold the issuance of building permits and authorizations to occupy structures
within the Project area until such time as the requirements are satisfied.
(B) Advance of Funds for Fallon Road/I-5S0 Interchanae:
Condition 59 provides as follows:
Fallon Road/I-SSO Interchange Improvement Contribution: The
developer shall pay a fair share portion of costs' advanced by the Un
Family for improvements to the Fallon Road/I-SSO Interchange. The
payment will be payable at the time of filîng each final map, and shall
be prorated based on the percentage of total residential units included
in each map. The developer's fair share has been determined to be
4.2560% of the total funds advanced by the Un Family, Section 2
EDTIF credits will be provided for this payment.
Certain improvements to the 1-5S0/Fallon Road & EI Charro
Road Interchange ("Interchange Improvements") must be constructed in order to
facilitate development of the Project and the development of other properties in
Eastern Dublin. City has previously entered into an agreement for funding the
construction of the Interchange Improvements with a developer of property within
the City. Pursuant to this agreement, the Lin Family has agreed to advance
monies to the City needed for the Fallon Interchange Improvements, and the Lins
have already advanced a portion of those monies, The agreement with the Un
Family requires the City to seek reimbursement from non-contributing developers
prior to the issuance of building permits to the non-contributing developer.
Development of the Project will benefit from construction of the Interchange
Improvements. Pursuant to a Preannexation Agreement Between the City of
Dublin and Braddock and Logan Group II, L.P., dated April 2, 2002 ("the
Preannexation Agreement"), Developer's predecessor in interest agreed not to
Dublin/Dublin RE Investors Development Agreement
for the F"Uon Village Project - Exhibit B
785754.£1
Page 2 of 10
December 20, 2005
31:;
oppose the imposition of conditions on future land-use approvals that require
Developer to advance monies for the construction of the Interchange
Improvements.
In furtherance of Section II ofthe Preannexation Agreement
and Condition 59, Developer agrees, in satisfaction of its obligations thereunder
to advance monies for the Fallon Road Interchange Improvements, to, upon
request by the City, advance to the City 4.2560% of the monies advanced by the
Un Family pursuant that cert¡ain Agreement between the City of Dublin and the
Un Family Regarding Funding for Construction of the Fallon Road/I-580
Interchange, dated May 1, 2001 and as subsequently amended ("the 1-580
Construction Agreement"). The City may request payment no earlier than the
recordation of a final map and, if the developer elects to record multiple final
maps, only in proportion to the number of residential lots created by the proposed
final map relative to number of residential lots in the Project in the aggregate. In
the event that the Developer files a final map with fewer residential lots than are
proposed in the tentative map, then the amount of the payment for that final map
and any future final map shall be based upon the reduced number of units. As
the advances by the Un Family may be made in one or more increments, the
obligations will not be satisfied until such time as the Un Family has satisfied its
obligations under the 1-580 Construction Agreement. Thus, notwithstanding
anything to the contrary in Condition 59, the City's requests for payments at
recordation of final maps under this subsection may be requests to satisfy onlya
portion of Developer's obligation, and the City may later request that the
. remainder (or portion of the remainder) of the obligation be satisfied,
For example, if the Un Family has contributed $5,000,000
towards the construction of the Fallon Road interchange but they have not
discharged their entire obligation under the 1-580 Construction Agreement,
Developer, upon filing a final map to create 500 units, will be obligated upon
request by (a) to contribute $102,013.42 (4.2560% of $5,000,000 times 500 units
divided by the 1043 total units in the project) and (b) upon the later request of the
City, to contribute the same proportion of such other amounts as the Lins later
contribute pursuant to the 1-580 Construction Agreement.
City will provide a credit to Developer in the amount of
Developer's payment of monies under this subparagraph, to be used by
Developer against payment of the Eastern Dublin Traffic impact Fee ("TIF''). The
use of credits (including limitations on the use of credits) and manner of
conversion of the credit to a right of reimbursement will be as set forth in the
City's then-current TIF Guidelines, subject to the following provisions: (a) the
Developer shall pay an administrative fee of one-half of one percent or $1,000
whichever is greater; (b) the credit shall be granted at the time Developer makes
payments of money pursuant to this agreement; and (c) the Interchange
Improvements credit may be used only against the Category 2 TIF Fees.
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project - ExhIbit B
7867!:i4,6
Page 3 of 10
December 20, 2005
3\W
(C) Potential Fallon Road Pedestlan Overcrossina:
Condition 51 provides as follows:
Pedestrian OVercrossing: The ultimate and interim design of Fallon
Road shall accommodate a grade-separated trail crossing of Fallon
Road north of Central Parkway, as shown on the Stage 1 Development
Plan, Master Landscape and Circulation Plan, In the event that the
EDTIF has been updated to include this improvement at time of filing a
final map, the developer shall pay a fair share portion of the trail
crossing through the EDTIF payment.
The City has not yet determined whether the Eastern Dublin
transportation network will include a pedestrian overcrossing connecting the area
east of Fallon Road with the Dublin Sports Park. Pursuant to Condition 51,
Developer hereby agrees to pay the Eastern Dublin Traffic Impact Fee if it is
updated prior to the issuance of each building permit to include the costs
associated with the potential pedestrian overcrossing.
(D) Dublin Boulevard/Douahertv Road Intersection
Contribution: Condition 58 provides as follows:
Dublin Boulevardl Dougherty Road Intersection Contribution: The
developer shall pay a fair share portion of the funding deficiency
between the cost of the Dublinl Dougherty Intersection Improvements
and available funding, The payment shall be due with the filing of the
1st final map. The amount of the deficiency, if any, shall be the amount
of the deficiency as determined or estimated by the Director of Public
Works at the time the map is filed. The fair share portion has been
determined to be 3.0011 %. In the event that the deficit is estimated,
the City will refund any excess to the developer when the actual
amount of the deficit is known. Section 2 EDTI F credits will be
provided for this payment.
When required: Prior to first final map.
Developer shall provide .CITY with Developer's fair share, as
detennined by CITY on the basis of the Project's trips, for the costs of design and
construction of Dublin Boulevard/Dougherty Road Intersection Improvements by
a payment to CITY in cash at the filing of the first final map. The amount of the
payment shall be based on the amount of the Project's fair share of the
deficiency, if any, between funds available to CITY for CIP Project # 96852
[Dougherty Road/Dublin Blvd, Intersection) and the cost of such project. Based
on the Project's anticipated trips, the City has detennined that the Developer's
fair share of the potential deficiency is 3.0011 % of the potential deficiency. If the
amount of deficiency is not known at the time of the filing of the map, the Director
of Public Works, in his or her sole discretion, shall estimate the amount of such
DublinlDublin RË Investors Development Agreement
for the Fallon Village Project - Exhibit B
7857$4.a
Page 4 of 10
December 20, 2005
311
deficiency, City shall provide a credit to Developer for funds advanced by
Developer pursuant to Condition 58, All aspects of the credit shall be covered by
City's Administrative Guidelines for Eastern Dublin Traffic Impact Fees
(Resolution No. 23-99) (ïlF Guidelines"),
(E) Santa Rita Road/IS80 Interchanae 5th Eastbound
OfframD Lane: Condition 62 provides as follows:
Santa Rita Roadll..sBO Interchange 5th Eastbound Offramp Lane: The
developer shall be responsible for payment of a fair share portion of the
costs associated with adding a 5th eastbound offramp lane at the Santa
Rita Road/I-S80 Interchange, as required in the Fallon Village Traffic
Study/ DEIR. The payment will be payable at the time of filing each final
map, and shall be prorated based on the percentage of total units included
in each map. The fair share has been determined to be 3,0010%. In the
event that the EDTIF has been updated to include this improvement at
time of tiling a final map, the payment will not be required if the developer
agrees in writing prior to the tiling of the final map to pay the updated
EDTIF.
When required: Prior to Each Final Map
Developer shall provide CITY with Developer's fair share, as
determined by CITY on the basis of the Project's trips, for the costs associated
with the improvements described in Condition 62 in cash at the filing of each final
map, The payment at each final map shall be in proportion to the number of
residential lots created by the proposed final map relative to number of
residential lots in the Project in the aggregate. In the event that the Developer
files a final map with fewer residential lots than are proposed in the tentative
map, then the amount of the payment for that tinal map and any future final map
shall be based upon the reduced number of units. In the event that the Eastern
Dublin Traffic Impact Fee (UEDTIF") has been updated to include this
improvement at time of filing a final map, the Developer may satisfy its
obligations under this subsection and Condition 62 by instead paying the updated
EDTIF provided that Developer agrees in writing prior to the filing of the final map
to pay the updated EDTIF at building permit for each structure constructed within
the are covered by the final map.
(ii) Sewer.
All sanitary sewer improvements to serve the project site (or any
recorded phase of the Project) shall be completed in accordance with ÙSRSD
requirements,
(iii) Water.
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project - Exhibit B
785154.6
Page 5 of 10
. Decamber 20, 2005
3\6
An all weather roadway and an approved hydrant and water supply
system shall be available and in service at the site in accordance with the
tentative map conditions of approval to the satisfaction and requirements of the
City's fire department.
All potable water system components to serve the project site shall
be completed in accordance with the DSRSD requirements.
Recycled water lines shall be installed in accordance with the
tentative map conditions of approval.
(iv) Stonn Drainaae.
(A) The storm drainage systems off-site, as well as on-
site drainage systems for the areas to be occupied, shall be improved consistent
with the Drainage Plan and tentative map conditions of approval and to the
satisfaction and requirements of the Dublin Public Works Department applying
City's and Zone 7 (Alameda County Flood Control and Water Conservation
District; Zone 7) standards and policies which are in force and effect at the time
of issuance of the permit for the proposed improvements. Pursuant to Alameda
County's National Pollution Discharge Elimination Permit (NPDES) No.
CAS0029B31 with the California Regional Water Quality Control Board, all
grading, construction, and development activities within the City of Dublin must
comply with the provisions of the Clean Water Act. Proper erosion control
measures must be installed at development sites within the City during
construction, and all activities shall adhere to Best Management Practices,
(v) Other Utilities (e.a. Qas, electricity, cable televisions.
telephone}
Construction shall be completed by phase prior to issuance of the
first Certificate. of Occupancy for any building within that specific phase of
occupancy.
Subsection b.
Miscellaneous
(I) Completion Mav Be Deferred.
Notwithstanding the foregoing, City's Public Works Director may, in
his or her sole discretion and upon receipt of documentation in a form
satisfactory to the Public Works Director that assures completion, allow
Developer to defer completion of discrete portions of any public improvements for
the Project if the Public Works Director determines that to do so would not
jeopardize the public health, safety or welfare.
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project - Exhibit B
785754."6
Page 6 of 10
December 20, 2005
3\9
Suboaraøraoh 5.3.3 - PhasinQ. Timina
This Agreement contains no requirements that Developer must initiate or
complete development of the Project within any period of time set by City. 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.
Suboaraøraoh 5.3.4 - Financina Plan
Developer will install all improvements necessary for the Project at its own
cost (subject to credits for any improvements which qualify for credits as provid¡;¡d
in Subparagraph 5.3.6 below).
Other infrastructure necessary to provide sewer, potable water, and
recycled water services to the Project will be made available by the Dublin San
Ramon Services District. Developer will enter into an "Area Wide Facilities
Agreement" with the Dublin San Ramon Services District to pay for the cost of
extending such services to the Project. Such services shall be provided as set
forth in Subparagraph 5,3.2(a)(ii) and (iii) above.
SuboaraQraoh 5.3.5 -- Fees. Dedications
Subsection a.
Traffic ¡moact Fees.
Developer shall pay the Eastern Dublin Traffic Impact Fee (''TIF'')
established by Resolution No. 111-04, including any future amendments to such
fee. Developer will pay such fees, in cash or credits, no later than the time of
issuance of building permits and in the amount of the impact fee in effect at time
of building permit issuance.
Developer further agrees that it will pay eleven percent (11 %) of the
"Section 1/Category 1" portion ofthe TIF in cash.
Developer also agrees that it will pay twenty-five percent (25%) of the
"Section 2/Category 2" portion ofthe TIF in cash. If City amends its TIF fee and
as a result the City's outstanding balance due on loans is less than 25% of total
Section 2/Category 2 improvements, the Developer shall pay such reduced
percentage of the 'Section 2/Category 2" portion of the TIF in cash.
Subsection b.
Traffic ¡moact Fee to Reimburse Pleasanton for
Freeway Interchanaes.
Developer shall pay the Eastern Dublin 1-580 Interchange Fee established
by City of Dublin Resolution No. 11-96 as amended by Resolution No. 155-98
and by any subsequent resolution which revises such Fee. Developer will pay
DUblin/Dublin RE Investors Development Agreement
for the Fallon Village Project - Exhibit B
785754.6
Page 7 of 10
December 20, 2005
~L..-O
such fees no later than the time of issuance of building permits and in the amount
of the impact fee in effect at time of building permit issuance.
Subsection c.
Public Facilities Fees.
Developer shall pay a Public Facilities Fee established by City of Dublin
Resolution No. 214-02, including any future amendments to such fee. Developer
will pay such fees no later than the time of issuance of building permits and in the
then-current amount of the fee.
Subsection d.
Noise Mitiaatlon Fee.
Developer shail pay a Noise Mitigation Fee established by City of Dublin
Resolution No. 33-96, including any future amendments to such fee. Developer
will pay such fees no later than the time of issuance of building permits and in the
amount ofthe fee in effect at time of building permit issuance.
Subsection e.
School Impact Fees.
School impact fees shall be paid by Developer in accordance with
Government Code section 53080 and the agreement between Developer's
predecessor in interest and the Dublin Unified School District regarding payment
of mitigation fees.
Subsection f.
Fire Imoact Fees.
Developer shall pay a fire facilities fee established by City of Dublin
Resolution No. 12-03 including any future amendments to such fee. Developer
will pay such fees no later than the time of Issuance of building permits and in the
amount of the fee in effect at time of building permit issuance.
Subparaaraph 5.3.6 - Credit
Subsection a.
Traffic Impact Fee Improvements - Credit
City shall provide a credit to Developer for those improvements described
in the resolution establishing the Eastern Dublin Traffic Impact Fee if such
improvements are constructed by the Developer in their ultimate location, All
aspects of the credit shall be covered by City's Administrative Guidelines for
Eastern Dublin Traffic Impact Fees (Resolution No. 23-99 ("TIF Guidelines")).
Subsection b.
Traffic Impact Fee Riaht-of-Wav Dedications -
Credit
City shail provide a credit to Developer for any TIF area right-of-way to be
dedicated by Developer to City which is required for improvements which are
DublinlDublin RE Investors Development Agreement
for (he Fallon Village Project - Exhibit B
7B57$4,a
Page 8 of 1 0
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--a 2-\
described in the resolution establishing the Eastern Dublin Traffic Impact Fee,
All aspects of the credits shall be governed by the TIF Guidelines,
Subparaaraph 5.3.7 - Miscellaneous
Subsection a.
Community Benefit Payment
Developer as part of its Project has offered to pay to City a community
benefrt payment of $2,396,93 for each residential unit in the Project. In addition
to any other fees and payments due and payable, Developer hereby agrees to
make a $2,396.93 community benefrt payment prior to issuance of the building
permit for each residential unit in the Project,
In connection with the Developer's proposal to satisfy its obligations under
the City's Inclusionary Zoning Regulations, Developer intends to increase the
total community benefit payment by one million dollars ($1,000,000.00). Under
Developer's proposal, this payment would be instead of paying the one million
dollars as an in-lieu affordable housing fee under the Inclusionary Zoning
Regulations. Developer proposes to pay the one million dollar amount on a per
residential unit basis prior to issuance of the building permit for each residential
unit in the Project. The additional amount per residential unit would be $958.77.
The City Council has not approved the Developer's proposal to satisfy its
obligations under the City's Inclusionary Zoning Regulations, but, if the proposal
is approved in the form proposed by Developer, the total amount of per-unit
community benefit payment would be $3,355.70.
Subsection b.
Advance of Funds for Construction of
Fire Station 18.
Condition 1 provides as follows:
Fire Station 18: The developer shall pay a fair share portion of
costs advanced by the Developer of Dublin Ranch Area A for Fire
Station 18. The payment will be payable at the time of filing each
final map, and shall be prorated based on the percentage of total
residential units included in each map. The developer's fair share
has been determined to be $805,526.30. Fire Facilities Fee credits
will be provided for this payment.
When required: Prior to approval of Final Maps,
The City required the developer of Dublin Ranch Area A ("Area A
Developer") as a condition of approval of that project to construct, at no cost to
the City, a fire station ("Fire Station 18") to serve a portion of Eastern Dublin that
includes the Property. Area A Developer has now completed Fire Station 18. In
conjunction with Area A Developer's construction and outfitting of Fire Station 18,
DublinlDublin RE Investors Development Agreement
for the Fallon Village Project - Exhibit B
786764,6
Page 9 of 10
December 20, 2005
the City agreed to recover from subsequent applicants for certain land use
approvals in Eastern Dublin the subsequent applicant's proportionate share of
the Fire Station 18 construction costs and costs of equipment and apparatus to
outfit Fire Station 18 advanced by Area A Developer. Pursuant to those
provisions, Developer agreed in Section III of the Preannexation Agreement not
to oppose a requirement on future development approvals that requires
Developer to pay funds, prior to approval of final subdivision maps, in order to
allow the City to reimburse the Area A Developer for its advance of costs to
construct and equip the Fire Station 18. In furtherance of this provision in the
Preannexation Agreement and Condition 1, Developer agrees to advance to the
City $805,526,30 prior to the approval of the final map for Tract 7586. If the
Developer elects to file multiple final maps, the required payment for each final
map shall be $805,526.30 multiplied by that the number of residential lots in the
final map filed divided by 1043. For example, if the first final map would create
75 residential lots, the required payment under this provision would be
$57,923.75 ($805,526.30 x [75 / 1043]). In the event that the Developer files a
final map with fewer residential lots than are proposed in the tentative map, then
the amount of the payment for that final map and any future final map shall be
based upon the reduced number of units.
31-2- ZJb
"2-¡.,-V
~
City will provide a credit to Developer in the amount of Developer's
payment of monies under this subsection, to be used by Developer against
payment of Fire Facilities Fee, The amount of the credit, once established, shall
not be increased for inflation and shall not accrue interest. The credits may be
used by Developer against payment ofthe Fire Facilities Fee for any project in
Dublin or, with written notice to City, may be transferred by Developer to another
developer of land in Dublin. If Developer has not been able to use the credits
within ten years of the City's acceptance of Fire Station 18 Improvements, the
remaining credits will convert to a right of reimbursement and shall terminate
after ten years. Any reimbursement shall be from Fire Facilities Fees only, if
available, Other aspects of the credit and right of reimbursement shall be
consistent with the City's Traffic Impact Fee Guidelines.
Dublin/Dublin RE Investors Development Agreement
for the Fallon Village Project ~ Exhibit B
785754.e
Page 10 of 10
December 20, 2005