HomeMy WebLinkAboutPA06-030 Vargas Dev Annexation, GP & SP Amndmt, Stg 1 DP etc.
AGENDA STATEMENT
PLANNING COMMISSION STUDY SESSION DATE: JANUARY 23. 2007
SUBJECT:
STUDY SESSION: PA 06-030 Annexation, General Plan Amendment,
Specific Plan Amendment, Stage 1 Development Plan, Mitigated Negative
Declaration and Pre-Annexation Agreement for the Vargas residential
development.
Report prepared by Erica Fraser, Senior Planner~
ATTACHMENTS:
I) Minutes from the June 6, 2006 City Council Meeting.
2) Stage 1 Development Plan.
3) Vargas Existing Land Use Map.
4) Vicinity Map.
RECOMM~:ty~t:YON: Receive presentation and provide comments.
PROJEC; ~CRIPTION:
The proposed project is a 33 detached residential development located at 7020 Tassajara Road. The
Vargas property is located within the Eastern Dublin Specific Plan area and the City's Sphere of
Influence; however, the project area is outside of the City Limit Line.
BACKGROUND:
On August 19, 2003, the City Council adopted Resolution 179-03 approving the initiation of an
annexation study for 6960 and 7020 Tassajara Road (the Fredrich and Vargas Properties, respectively). At
that time, KB Homes was in contract to purchase the Vargas property. Staff worked with KB Homes on its
proposal until October of 2003 when KB Homes officially withdrew its application. The Fredrich property
was recently annexed by the City with the Mission Peak property in 2006.
On May 15, 2006, Mr. Fred Musser, of Sun Valley Land Development Company, submitted an
application requesting that the City Council consider changing the existing land use designations for the
Vargas property to reduce the density of the property from Medium-Density and MediumlHigh-Density
Residential to Medium-Density Residential. On June 6, 2006, the City Council adopted Resolution 95-06
authorizing the initiation of the General Plan and Specific Plan Amendment study to reduce the density on
the site (see Attachment 1).
Following the City Council meeting, Sun Valley Land Development Company submitted an application
for a Stage 1 Rezone (Attachment 2) for the Vargas property. The current Development Plan includes a
request to construct a total of 33 units on the site. The Vargas property will be included in the Casamira
Valley (Moller Ranch) and Tipper property annexation.
COPIES TO: Property Owner/Applicant
File
ITEM NO.
\.1
Page 1 of9
G:IPA#\2006106-030 VargaslStudv SessionlPCSR Study Session. doc
PROJECT PERMITTING REQUIREMENTS:
This project requires several permit approvals which are explained below.
Annexation
The project site is currently within an unincorporated portion of Alameda County. In order for the project
to come under the jurisdiction of the City of Dublin, and to receive urban services from the Dublin San
Ramon Services District (DSRSD), annexation of the site to the City and to DSRSD must be approved by
the Alameda County Local Agency Formation Commission (LAFCo), which is a State mandated local
agency that oversees boundary changes to cities and special districts, the formation of new agencies
including incorporation of new cities, and the consolidation of existing agencies. State law requires that a
city prezone (Stage 1 Development Plan) an area proposed for annexation, and that prezoning must be
consistent with the approved General Plan and Specific Plan uses for the property.
Environmental Review
A Mitigated Negative Declaration is currently being drafted to review any potential environmental
impacts that could occur as a result of the proposed project. Once the Draft Mitigated Negative
Declaration is submitted for public review (for a total of30 days), the public may submit comments to the
City regarding the draft. Comments will then be reviewed and the City will respond to the comments prior
to finalizing the Mitigated Negative Declaration. The Mitigated Negative Declaration will be reviewed by
the Planning Commission during a public hearing.
Stage 1 Development Plan
The Stage 1 Development Plan is an Ordinance which requires a minimum of three public hearings. The
Stage 1 Development Plan must include all information required by Chapter 8.32 of the Dublin Zoning
Ordinance including a site plan, proposed density, maximum number of residential units and a Master
Landscape Plan. The purpose of the Stage 1 Development Plan is to prezone a property with development
plan information in order to annex the property into the City of Dublin. The Planning Commission must
hold at least one public hearing and the City Council must review the project during two public hearings.
General Plan Amendment
As proposed by the Applicant, a General Plan Amendment is required in order to change the General Plan
Land Use Designations on the site from Medium-Density and MediumlHigh-Density Residential
(Attachment 3) to Medium-Density Residential to reduce the overall density of the site to allow the
construction of the proposed 33 detached residential dwelling unit development as shown on the Stage 1
Development Plan (Attachment 2).
Specific Plan Amendment
As proposed by the Applicant, a Specific Plan Amendment is required in order to change the Eastern
Dublin Specific Plan Land Use Designations on the site from Medium-Density and MediumlHigh-
Density Residential (Attachment 3) to Medium-Density Residential to allow the construction of the
proposed 33 detached residential dwelling unit development as shown on the Stage 1 Development Plan
(Attachment 2).
Pre-Annexation Agreement
The goals and policies of the Eastern Dublin Specific Plan require land that is annexed and new
development to be revenue neutral. Prior to a submittal of an annexation request to LAFCo, the City
requires that an annexation agreement be entered into by the developer, to pay a share of the public
services deficit. The annexation agreement will guarantee that the cost of providing services to the area
will not exceed the revenue received from the area and will also assure that the financing goals and
policies of the General Plan and Specific Plan are met. The Pre-Annexation Agreement is currently being
drafted and will be presented to the Planning Commission during a future public hearing. The Planning
Page 2 of9
Commission will then make a recommendation to the City Council on whether or not to adopt the
Agreement.
Next Steps
Once the property is annexed into the City of Dublin, the Applicants would need to apply for a Stage 2
Planned Development Rezone, Site Development Review (SDR), Development Agreement (DA) and
Tentative Map (TM) prior to construction of the proposed residential development.
ANALYSIS
The purpose of tonight's study session is to discuss the proposed density, unit types, overall layout and
parking of the proposed Vargas project.
The Vargas property currently has one residential dwelling which sits on a small knoll located near
Tassajara Road (see photo 2 on page 11 of Attachment 2). The property also has several accessory
structures including a small horse barn. The Vargas property consists of sparse shrubbery, few trees and
non-native grassland. The Tassajara Creek is located adjacent to the western property line and the top of
the creek bank is visible from a portion of Tassajara Road. The Tassajara Creek bank sits well below the
Vargas property.
The site, topography and landscape plans in Attachment 2 include the adjacent Fredrich property (located
south of the Vargas property). The text included in the Stage 1 Development Plan (Attachment 2) also
indicates that the Applicant would like to develop both properties together to form one residential
community of 70 dwelling units. Although this information is included in Attachment 2, the City has not
received an application for a Stage 1 amendment for the Fredrich property and the Planning Commission
is not reviewing the development on the Fredrich property this evening.
Density
The project includes a request to change the General Plan and Specific Plan Land Use Designations on the
site. The project site currently has two land use designations: Medium-Density Residential (approximately
1.4 gross acres) which permits a density of 6.1 - 14.0 dwelling units per acre, and Medium/High-Density
Residential (approximately 3.6 gross acres) which permits a density of 14.1 - 25.0 dwelling units per acre.
Based on the existing land use designations, a minimum of 59 units would be required to be constructed
and a maximum of 110 units could be constructed on the site.
Although the site is approximately 5 gross acres (4.38 total acres), the developer believes that only 2.5
acres are developable on the site due to the ultimate Tassajara Road street right-of-way and the required
IOO-foot setback to the top of the Tassajara Creek bank (which is located outside of the property on the
west side). Additionally, the developer would like to construct detached units which further reduce the
number of units which can be constructed on the site.
The following chart shows the existing density, the proposed density, and the total number of units that
would be permitted:
Page 3 of9
Land Use Designations Existing Density Proposed Density
Medium-Density 1.4 acres 8.5-19.6 5.0 acres 30.5-70
Residential (6.1-14.0
du/ acres)
MediumlHigh Density 3.6 acres 50-90 -- --
Residential (14.0-25.0
du/acres)
Total Permitted 5.0 Gross Acres 59-11 0 5.0 Gross Acres 31-70
Total Proposed 33
As shown above, the proposed number of dwelling units, 33, is lower than the number of units the current
land use designations require to be constructed on the site (the minimum is 58.5 or 59 units). The
proposed number of units, 33, falls between the number of units which would be permitted on the site, 31-
70, if the density on the site is lowered to medium density.
The residential densities in the vicinity of this development vary. The Tipper property located to the north
of the Vargas property has a land use designation of medium density residential (6.1-14.0 dwelling
units/acre). Wallis Ranch located adjacent to the Vargas and Tipper properties has land use designations
of single family (0.9-6.0 dwelling units/acre), medium density (6.1-14.0 dwelling units/acre) and medium
high density (14.1-25.0 dwelling units/acre). The Mission Peak development located to the southeast of
the property has a density of single family and rural residential (1 dwelling unitllOO acres). The Silvera
Ranch development is located southeast of the project site and has densities of medium density, medium
high density and rural residential and is currently under construction. The Casamira Valley Project,
currently under review, has proposed a change to the existing land use designations on the site to allow
Medium Density Residential and Rural Residential to permit the construction of298 units on 226 acres of
land.
Site Layout
As shown on page 17 of the Attachment 2, The Vargas project will have two entrance/exit points from
Tassajara Road. The southern entrance/exit will be the main entrance to the project and this access point
will align with the main entrance/exit to the Casamira Valley development located across Tassajara Road
to the east and this intersection will have a traffic signal. The internal roadway which serves the
development will be set back a minimum of 100 feet from the top of the Tassajara Creek bank as required
by the City's Stream Corridor Restoration Program.
Lots 1-8 will face the internal road way and the Tassajara Creek. Lots 9-17 will face an auto court and
Lots 18-33 will face the main access drive into the development from Tassajara Road. No homes would
directly front Tassajara Road. The site plan shown on page 17 of Attachment 2 also shows residential
development which may be proposed on the Fredrich property in the future which would connect to the
Vargas development. As stated earlier in this Report, the Fredrich property is not a part of this application
and will not be reviewed during this meeting.
The residential properties will be set back approximately 30 feet from Tassajara Road. A dense row of
landscaping will separate the Vargas properties from Tassajara Road (please refer to page 24 of
Attachment 2).
The Public Works Department has expressed concerns regarding the proposed circulation of the site with
respect to units 18-22. The Public Works Department is concerned that when exiting the driveway from
these properties, the units will be forced to back into oncoming traffic which could create safety problems.
Additionally, the small stacking area, 30 feet, into and out of the development at this entrance would also
further be impacted by these lots which would need space to exit their properties. The Public Works
Page 4 of9
Department has recommended that these lots be shifted to auto courts with the rear of the units facing the
main entrance/exit drive aisle to ensure safe vehicular circulation in the development. In the event that the
Fredrich property is developed in the future, as shown on the site plan, the Public Works Department is
also concerned with the location of Lot 25 and has recommended that this Lot be reconfigured to face the
north-south driveway on the Fredrich property, away from the main driveway.
The site plan (page 17 of Attachment 2) indicates that a pedestrian trail will be constructed on the site. The
trail will begin at the first parking stall located near the northern site entrance/exit and will meander near
the creek and will end at the property line. Staff recommends that this trail connect to Tassajara Road. By
connecting the trail with Tassajara Road, the trail can be conveniently accessed by the public in
accordance with Policies 6-1 and 6-3 in the Eastern Dublin Specific Plan.
A topography map has been included in Attachment 2 on page 15. Pictures which show the existing
topography can also be found starting on page 11 of Attachment 2. The existing site has a sloping
topography which starts at the western property line and increases in height as you get closer to Tassajara
Road. Most of the property sits below Tassajara Road; however, there is a small knoll on the property
located close to Tassajara Road which is taller than the road and then decreases in height as you move to
the western property line. The site will be re-contured and the knoll will be removed to accommodate the
new development. Most of this property will be graded so that the property is mostly flat to accommodate
the residential dwellings. Section A on page 18 shows the existing and proposed topography of the site
(please note that Section B is for the Fredrich property).
The individual lots in the development will range in size, however most of these lots are small in size;
most lots range in size from 1,281 square feet to 1,755 square feet. The small lot sizes and proposed house
sizes, ranging from 1,400 square feet to 1,600 square feet which will result in a lot coverage which will
range from 79% to 109%.
Unit Types
The Applicant proposes to construct a total of 33 detached units on the 5 gross acre property (see Sheet 17
of Attachment 2). The Applicant has included examples of projects which are similar to the type of
development that would be constructed on pages 19-23 of Attachment 2. Although these examples have
been provided in the booklet, these are an example of what the units might look like only and have been
included so that the Applicant can show the Planning Commission the type of houses they envision for the
residential development. Staff will work on the proposed architecture with the Applicants and the detailed
architectural drawings will be reviewed by the Planning Commission in conjunction with the Site
Development Review for the development at a later date.
The dwelling units will be a mixture of 2 and 3 story houses. The lots which are 21 feet in width will be
developed with a three story home. The three story houses will be located on Lots 26-32. All lots will have
a small front yard and backyard.
The unit types in this vicinity vary, however most of the units which are located in close proximity to
Tassajara Road are two story houses.
Landscape
A Preliminary Landscape Plan has been included on Page 24 of Attachment 2 with a discussion of the
project landscaping on Page 6. The preliminary plans show that a large number of trees will be planted on
the site. Landscaping will be planted along Tassajara Road with attractive plantings at each entrance into
the site and Coast Live Oak trees will be planted along Tassajara Road (see Page 24 of Attachment 2)
consistent with the City's Streetscape Master Plan. The proposed landscaping along Tassajara Road is
also consistent with what is proposed across the street at the Casamira Valley development.
Page 5 of9
The interior of the development will have a mixture of large deciduous trees with smaller deciduous
evergreen trees. The small trees will be used for the lots which have a smaller width in order to
accommodate the driveway. Staff has some concerns regarding the proposed species of trees. During the
winter months, the large deciduous trees will be bare and the smaller evergreen trees will not provide an
adequate landscape canopy for the development. The street trees in this development are especially
important due to the small front yards which are likely to have some grass and smaller shrubs.
The Creek area will be replanted with native trees and shrubs. The shrubs located near the two
entrance/exit points will be smaller in size so that pedestrians and motorists on Tassajara Road will be
able to view the Creek area from the road.
Based on a Tree Inventory Report prepared for the Vargas property, there are no Heritage Trees on the
site. Detailed landscaping plans will be reviewed during the Stage 2 Rezone and Site Development
Review process.
Parking
The Applicant's discussion on the provision of parking for the development can be found on pages 5-6 of
Attachment 2. The Applicant proposes to provide a one car garage with a driveway which can
accommodate a total of two cars for each two story house and a two car tandem garage with a driveway to
accommodate a total of three cars for each three story home. The Development Plan also notes that the
CC&Rs for the development will require that residents keep their garages free of materials so that a car
can be parked in the garage at all times. The homes will also be built with attic storage and pull down
ladders will provide access to these storage spaces. Parking will be available on one side of the street in
some areas and one five car parking area will be provided near Tassajara Road. In total, 29 parking spaces
will be provided on the street.
The Stage 1 Development Plan states that the required parking for this development is 2.7 parking spaces
per unit and is the incorrect parking ratio for this type of development. Staff has determined that parking
for these units should be calculated under the Single Family/Duplex designation in Section 8.76.080.B of
the Zoning Ordinance. This development is similar to a single family development (rather than an
apartment or condominium development) because the units are detached, each home will have a backyard
and three bedrooms and 2.5 bathrooms. Based on the type of units and the design of the development, it is
likely that families will occupy these units and the parking needs of families are similar to the Single
Family/Duplex category. For lots of 4,000 square feet or less, the Zoning Ordinance requires two
enclosed spaces in a garage with one on-street parking space per dwelling unit within 150 feet of the
dwelling unit.
Because this development will be zoned Planned Development, the Applicant is not required to follow the
typical parking requirements contained in the Zoning Ordinance. The Applicant may instead provide
parking which meets the needs of the community and is based on a Parking Study rather than the
requirements of the Zoning Ordinance. A Parking Study has not been prepared for this development.
Staff is concerned with the proposed number of parking stalls. In most detached residential developments,
two parking stalls are provided in a garage and two parking stalls are provided on the driveway. This
typically translates to four off-street parking stalls per unit. The Applicant is also proposing to use tandem
parking stalls (one in the garage and one on the driveway or two in the garage and one on the driveway).
Tandem parking stalls have been used in the City with mixed results and in most cases a parking study
was completed which reviewed the provision of parking in these developments. Additionally, although
the Applicant has stated that the CC&Rs will restrict the storage of items in the garages, it is unlikely that
the residents will not store items in the one car garages. Additionally, the City does not enforce CC&Rs
which will mean that the City cannot ensure that the garages are solely used for parking purposes.
Page 60f9
Additionally, in a residential development ample street parking is typically provided. In this case, only 29
parking stalls are provided on site which is less than one per unit. These stalls are likely to be used by
both residents and guests. Due to the location of the project, which is isolated from other developments
and due to the location of the creek and Tassajara Road (which will not have on-street parking), overflow
parking for the development is not available.
The proposal also includes the use of optional car lifts in 20 of the residential units. These lifts will be
used to allow residents to drive into the garage (while empty) and raise the car with the lift which will
then allow the bottom of the garage to be used for a second car. Car lifts have not been used in the City of
Dublin and are typically found in urban environments. This will require residents to coordinate the
parking of cars, which may lead to the sporadic use of these hoists since the hoists are another form of
tandem parking. Additionally, the Development Plan also notes that these lifts are optional and due to the
cost of the car lift, residents may opt not to purchase this additional feature. The installation of the car
hoists will also require a taller garage which may impact the architectural design of the development.
Although the provision of parking is typically not reviewed during the Stage 1 process because formal
dwelling unit plans are not provided, information on the provision of parking for the Vargas project has
been included in this Stage 1 Development Plan (Attachment 2). As discussed, Staff is concerned with the
proposed number of parking spaces provided for this development. Because a parking study has not been
completed, Staff is unable to evaluate if the proposed parking provided is adequate to serve this
residential development. A parking study will be required to be submitted during the Stage 2 process
when formal dwelling unit plans are submitted; however, Staff is concerned that the number of dwelling
units will need to be lowered at that time in order to provide adequate parking on the site which may
include increasing the lot sizes to provide two car garages or removing lots in order to provide additional
parking areas which effects the Stage 1 zoning.
ENVIRONMENTAL REVIEW:
Staffis currently drafting a Mitigated Negative Declaration to discuss any environmental impacts resulting
from development of the site as a medium density residential development. Once the Mitigated Negative
Declaration is complete the public will be able to review and comment on it during the 30 day public
review period. The Planning Commission will then review the Mitigated Negative Declaration during a
public hearing and will make a recommendation to the City Council.
CONCLUSION:
The Applicant is requesting a modification to the existing land use designations. The proposed change
from Medium-Density and MediumlHigh-Density Residential to Medium-Density Residential would
permit the Applicant to construct 33 detached units on the site. The units would be a mixture of two and
three story houses.
Staff is asking for feedback from the Planning Commission on the following:
. Is the proposed change to Medium Density appropriate for the site?
. Is the overall site layout appropriate for the site?
. Should the Applicant modify the layout of Lots I8-22?
. Is the proposed grading appropriate for the site?
. Are the proposed lot sizes appropriate for the site?
. Are three story houses appropriate for the site?
. Is the proposed landscaping appropriate for the site?
. Is the proposed number of parking spaces appropriate for the site?
Page 7 of9
RECOMMENDATION:
Staff recommends that the Planning Commission provide Staff and the Applicant with direction/comments
on the proposed Vargas residential development and provide feedback to Staff on the questions in the
above section.
Page 8 of9
GENERAL INFORMATION
APPLICANT:
Fred Musser
Sun Valley Land Development Company
4471 Stoneridge Drive Suite B
Pleasanton, CA 94588
PROPERTY OWNER:
Jose and Violeta Vargas
7020 Tassajara Road
Pleasanton, CA 94588
LOCATION:
7020 Tassajara Road
ASSESSORS PARCEL
NUMBER:
986-0004-002-01
GENERAL PLAN
DESIGNATION:
Medium-Density and MediumlHigh-Density Residential (existing)
Medium-Density Residential (proposed)
SPECIFIC PLAN
AREA:
Eastern Dublin Specific Plan
EXISTING ZONING
AND LAND USE:
Agriculture (Alameda County)
Planned Development (proposed)
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
ProDertv
Site Agriculture (Alameda Medium-Density and Residential dwelling
County) MediumlHigh-Density with related accessory
Residential structures
North Agriculture (Alameda Medium-Density Residential dwelling
County) Residential with related accessory
structures
South PD-Planned MediumlHigh Density Residential dwelling
Development Residential and with related accessory
Neighborhood structures
Commercial
East Agriculture (Alameda Low Density and Rural Residential dwelling
County) Residential with related accessory
structures (Casamira
Valley Project site)
West PD- Planned Single Family, Medium- Vacant (Wallis Ranch
Development Density and Project site)
MediumlHigh- Density
Residential
Page 9 of9
On motIon of em. Hildenbrand, seconded by Vm. Oravetz and by unanImous vote, the
City Council approved the dates for celebrations; approved components for celebrations;
granted approval to Dubhn Heritage Preservation Association (DHPA) to use Hentage
Center grounds for the lack-off event; and approved the request by DHPA to serve
alcohol at the event.
.
Request to Initiate an Eastem Dublin Specific Plan Amendment and
General Plan Amendment Study to Modify Existing Land Use Designations at
7020 Tas~ara Road, Varps Prc.lj)erty, APN 986*0004*002-01, FA 06-030
8:22 p.m. 8.3 (420-30)
Planning Manager Mary JO Wilson presented the Staff Report and adVIsed. that the
Developer submItted an application requesting that the City Council consider changmg
the eXlstmg land use desIgnation for the Vargas property to reduce the density of the
property. In order to study the request, the Cou.ncil must authorize the Imhahon of the
General Plan and Specific Plan Amendment Study.
Cm. Zika expressed support for a reduction in density.
Fred Musser, Sun Valley Land Development Company, advised that the difficulty m
developing this property was the net developable land. The General Plan and Specific
plan may not have taken mto conSideratIon the physical constraints of the site. The
Apphcant would like to have the opportumty to study other alternatIves, such has a hI8h
density smgle~fa.mily project.
On motion of Vm. Oravetz, seconded by Cm. Zib. and by unammous vote, the City
Council adopted
RESOLUTION NO. 95 - 06
APPROVING THE INITiATION or AN EASTERN DUBLIN SPECIFIC PLAN AND GENERAL
PLAN AMENDMENT STUDY TO MODIfY THE EXISTING LAND USE DESIGNATIONS TO
REDUCE THE DWELLING UNIT DENSITY FOR A PROPERTY LOCATED AT 7020
TASSA]ARA ROAD (APN 986-0004-002-01), PA 06-030
..J
DlJBLIN CITY COUNCIL MINIJTES
VOLUME 25
REGULAR MEETING
June 6, 2006
PAGE 188
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Attachment 1
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Stage 1 Development Plan
Vargas Property
Dublin, California
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December 22, 2006
Sun Valley Land Development Company
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ATTACHMENT 2
Vargas Property
Eastern Dublin Specific Plan
Stage 1 Development Plan
December 22, 2006
Table of Contents
Page
Vicinity Map............. .... ............. ...... ..... ... ............ ........ .... .................................... ............ ....... ...... ..1
Project Description.............................. .................................................................... ....... ..... ....... 2-6
Project Findings......... ....... ..................... ........ ....... ... ... ... .... ...... ....... ..... ........................ ............ ... 8-9
Photo Location Key ......................................................................................................................1 0
Site Photos .............................................................................................................................. 11-13
Aerial Photo......................................................................................................................... ........ .14
Topographic Map........................ ...................... .......................................................................... .15
Stage 1 Site Plan ...........................................................................................................................16
Preliminary Site Plan.............................................................................................. .................. ....17
Site Sections.............................................................. ................. .............................................. ....18
Preliminary Architectural Plans............ ....................... ........................................................... 19-23
Preliminary Landscape Plan..................................... ....................... ......................................... ....24
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Job No. 061037
December 22, 2006
Project Description
Vargas Property
Eastern Dublin Specific Plan
Location
The Vargas property is located near the northern boundary of the Eastern Dublin Specific Plan Area.
The 5.0 acre site lies to the west of Tassajara Road and east of Tassajara Creek. The site currently
has a home with a few ancillary structures. The surrounding land owners and uses include the
Tipper property to the north, which is currently rural residential but is designated for Medium
Density and open space uses in the Specific Plan. The Moller property to the east is not within the
Specific Plan area and is currently used primarily as grazing land. The Moller property is currently
designated for open space and low density residential uses in the Dublin General Plan. The Fredrich
property to the south is designated for Medium High Density residential and Neighborhood
Commercial uses per the Eastern Dublin Specific Plan and was recently annexed to the City of
Dublin along with the Fallon Crossing site. .
Proposed Uses
The project site lies within the Tassajara Village sub-area ofthe Eastern Dublin Specific Plan. The
site is currently designated for Medium Density Residential (6.1-14 du/ac) and Medium High
Density Residential (14-25 du/ac) uses.
Concurrent with this Stage 1 application, the applicant proposes a General Plan Amendment and
Specific Plan Amendment to change the Medium High Density Residential portion of the site to
Medium Density Residential, resulting in the entire site being designated Medium Density
Residential (6.1 - 14.0 du/acre). This change is necessary due to site constraints that were not
known at the time the Specific Plan was prepared. Although the Specific Plan designates the entire
5-acre site for residential development, only half (2.5 acres) ofthe site are actually developable due
to building setbacks necessary to preserve Tassajara Creek and additional right-of-way needed for
the widening of Tassajara Road. A 100' building setback from the Tassajara Creek top-of-bank is
proposed in order to protect the creek and associated habitat. The remaining 2.5 acres of
developable area cannot accommodate the Medium High densities envisioned for the site by the
Specific Plan. The applicant proposes using a small lot detached residential product that would
generate 6-10 units per gross acre on the site. The proposed amendment will benefit the City by
allowing for protection of Tassajara Creek and providing the opportunity for additional small lot
single family homes in the East Dublin area.
-2-
G:\ADMINVOB5-06\061037\STAGE 1 DEVELOPMENT PLAN V2.DOC
This application seeks PD prezoning of the site to allow for residential uses consistent with the
Specific Plan. The proposed PD prezoning will allow for flexibility in site layout and design of the
development. A schematic depiction of proposed land area and density is shown in the Stage 1 Site
Plan on page 16 of this document. A preliminary site plan showing a conceptual lot layout with 33
single family detached homes is presented on page 17. This site plan also includes the adjacent
Fredrich property, which the applicant proposes to develop concurrently with the Vargas property.
The site plan for the Fredrich property is not part of this application or review. Site Sections are
presented on page 18. The final unit count and density will be determined as part of the Stage 2
Development Plan when a more detailed site plan will be prepared. Permitted, conditional and
accessory uses will be allowed per the requirements ofthe R-M Zoning District.
The Stage 1 Development Plan proposes a maximum of 33 units on the site. The table below
compares the amended land uses and densities proposed in the Stage 1 Development Plan to those
for Vargas property presented in Appendix 4 of the Eastern Dublin Specific Plan, Land Use
Summary by Land Owner.
Land Use Summary Table
VARGAS PROPERTY Specific Land Use Summary Proposed Piau Land Use Summary
Gross Density Gross Density
AcreSot du/ac Units AcreSot du/ac Units
Medium High Density 3.6 14.1-25 50-90 0 0 0
Residential
Medium Density 1.4 6.1-14.0 8-19 5.0 6.6* 33
TOTAL 5.0 58-109 5.0 33
* As proposed by the Applicant. Proposed medium land use density would allow a range of
30-70 units.
Phasing
The property will be developed in one phase. Project development is proposed to begin in April
2008.
Topography and Site Development
The project site has slopes which range from nearly flat in the areas adjacent to Tassajara Creek to
about 50% along the southern boundary. Site elevations range from 465' along the western
boundary to approximately 506' near the existing home site. A topographic map is shown on page
15.
Circulation
Tassajara Road is currently a two-lane road extending from Dublin Ranch northward to Contra
Costa County. The Eastern Dublin Specific Plan anticipates that Tassajara Road will eventually be
expanded to six lanes along the project frontage. Vehicular and pedestrian access to the project site
will be provided by Tassajara Road. Two entrances to this site are proposed along Tassajara Road.
Both the northern and southern entrances will be aligned with the proposed entrances to the
Casamira site, creating two 4-way intersections. The southern entrance will be configured for full
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G:\ADMIN\JOBS-06\0610J7\STAGE I DEVELOPMENT PLAN V2.DDC
turning movements in all directions with a break in the median. The northern entrance will have
right -in and right -out turning movements and a left tum into the site at the median break. Left turn
movements out of the site will be prohibited at this location.
Two street stubs will be provided for the future development of the Fredrich property located
immediately adjacent to and south of the Vargas property.
Water Supply
The project will be served by the Zone 2 DSRSD water pressure zone. Zone 2 can provide water
service up to an elevation of 5 80'. The development will be served by a northerly extension of the
existing Zone 2 water line in Tassajara Road that now terminates at Silvera Ranch.
Sanitary Sewer
Sanitary sewer service for the proposed project will be provided by extending the 8" sanitary sewer
line in Tassajara Road, which currently ends at the northerly boundary of Silvera Ranch. All
sanitary sewer lines will grav.ity flow.
Storm Drainage
Project storm drainage will gravity flow in a southerly direction from the project site to an existing
culvert in Tassajara Road. Storm water will enter the culvert by a proposed manhole to be located
in the street above the culvert.
Scenic Corridor
Tassajara Road is currently identified as a Scenic Corridor by the City of Dublin. Tassajara Road
forms the eastern boundary of the project site. To guide development that may be visible from these
designated scenic corridors, the City of Dublin has adopted the "Eastern Dublin Scenic Corridor-
Policies & Standards." This document sets forth requirements and provisions for preserving views
of scenic ridge lines and knolls from the scenic corridor. The Stage 2 Site Plan will be designed to
conform to the scenic corridor Policies and Standards including preserving the backdrop views from
Tassajara Road.
The proposed development preserves as much of the existing hill as is reasonably possible and at
the same time allows for reasonable development of the site. Most of the proposed grading cut takes
place on the Fredrich property (which is essentially a hill) with the Vargas property receiving fill
from the Fredrich property. The amount of cut and fill currently balance on the Vargas/Fredrich
site. Grading impacts on the site have been significantly reduced and preservation of the hill
enhanced as much as possible by utilizing a series of 3 and 4 foot retaining walls, contouring of
slopes, berming, and landscaping consistent with the surroundings.
Product Type/Architecture
Two single family detached product types are proposed for the project featuring 2 story and 3 story
homes. The 2 story homes will be placed on the 26'+ wide lots located north ofthe southern entry
road. The 3 story homes will be placed on the narrower 21 '+wide lots located south of the southern
entry road.
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The 2 story product type for this project was specifically chosen because of its great success in
being used as a "Smart Growth and Green Sustainable Housing Development" product type in the
cities of Sacramento and West Sacramento. This product type is one of the few developments
(Metro Square in Sacramento) to be made the object of a systematic survey to determine its
effectiveness as a TND (Traditionally Designed Neighborhood). A Study commissioned by the
Natural Resources Defense Council and the U.S. Environmental Protection Agency compared
Metro Square with two other conventional subdivisions in the area. The Study concluded that the
more compact Meter Square used only about one-quart as much land and consumed 25% less water.
The project will also feature a 3 story housing product similar to Riverwalk at Washington Square
in West Sacramento. This three story product was originally conceived with an urban loft exterior
appearance that will be modified for to conform to the Victorian and Craftsman architectural styling
ofthe project.
Although this application only considers the Vargas Property, the Vargas & Fredrich properties will
be developed as a close knit village of 70 homes, evocative of a historic European hill town, with
individual, two and three story homes snuggled closely together, fostering a sense of identity,
community and place. The roads follow the contours of the land, circling the highpoint in the
landscape, with the homes tucking into the side of the hill.
Tassajara Creek to the south and east provides a natural boundary for the site and is marked at its
bold turn from south to west with a few homes terracing down the slope. Most of the creek frontage
is edged with a single loaded road, allowing broad vistas to the south and east.
The proposed product type will be "affordable by design." The project proposes to introduce a
more affordable workforce housing or first time buyer affordable detached housing type to the City
of Dublin. Most detached housing units in the City are typically large square footage units that
typically cost over $1,000,000. The proposed homes will be more affordable by nature since they
will be smaller square footage homes ranging in size from 1,400 to 1,600 square feet placed on
small lots. All homes will provide families with 3 bedrooms and 2 Yz baths for each home and have
individual private garages and backyards with patios. Most plans will have either a front porch or a
second floor balcony encouraging "eyes on the street," thereby creating a safe, friendly community.
These porches and balconies along with occasional trellises will provide an elegant punctuation to
the street facades. The three basic home plans will be diversified with slight alterations to the floor
plans resulting in rich, varied compositions on the front elevations. These subtle shifts in plan
create combinations of proportioned volumes and voids, contributing to a sophisticated, street
experience. Variations of gabled and hipped roofs provide additional shifting patterns and building
character.
Examples of the projects architecture are shown on pages I9through 23.
Parking
The City of Dublin Zoning Ordinance requires an overall parking ratio of 2.7 parking spaces per
dwelling unit. Sufficient on street parallel and perpendicular parking stalls will be provided in
addition to 2 parking spaces per unit on each individual lot in order to provide an overall parking
ratio in excess of 3 parking spaces per unit. The proposed 2 story units will have two parking
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G:\ADMINVOBS-06\061 03 7\ST AGE I DEVELOPMENT PLAN V2.DOC
spaces per unit, one covered garage parking space and one parking space in the driveway. Residents
will be given the option of having a car hoist installed in the garage and thereby permitting two
covered garage spaces per unit. The 3 story homes will have two covered tandem parking spaces
per unit.
The preliminary parking tabulation for the project is shown below:
2 Story Homes:
3 Story Homes:
On Street:
Total
38 spaces
21 spaces
32 spaces
91 spaces (2.8 spaces/unit)
+ 20 Optional Car Hoist
III spaces (3.3 spaces/units)
The CC&R's for the project will specifically require the residents to keep their garages free of
storage so that a car can be parked inside at all times. The homes will be built with garage cabinets
for storage and additional storage space will be provided within some or all of the attic space in
each home. Pull down ladders will be installed to access the attic.
Project Landscaping
The conceptual landscape plan along Tassajara Road has been designed to incorporate the City's
Streetscape Master Plan including the use of Coast Live Oak as the street tree in the 6' wide
parkway. The streetscape will feature 24" box trees with 30% of trees 36" box or larger. In
addition, very dense landscape has been introduced along the street and slopes below the project to
screen the new development from Tassajara Road. Plant materials include native evergreen trees
and a combination of native and non-native screening shrubs and erosion controlling ground covers.
Street trees on-site have been chosen from the Master Street Tree list and incorporate a variety of
large and small canopy trees suitable for the different planter sizes anticipated. The larger sized
trees have been used wherever possible. Trees have been chosen for fall color and spring flowering
as well as a combination of evergreen and deciduous species. Plant materials for the front yards of
the clusters and single family homes shall be native plants including shrubs, groundcovers and
accent trees.
On the slope area above creek, native trees and shrubs are proposed. There will be additional
coordination with the creek restoration biologists as to final species choices, sizes, placement and
limits of the defined creek slope area. A preliminary landscape plan is shown on page 24.
Open Space
Although the entire site will be designated Medium Density Residential, the portion of the site
within 100' of the top of bank of Tassajara Creek will remain open space to protect the creek
environment. These areas are to be permanently preserved as a visual and natural resource area
with no development allowed.
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G:\ADMIN\JOBS-06\061031\STAGE I DEVELOPMENT PLAN V2.DOC
As required by the Eastern Dublin Specific Plan, the site plan includes a pedestrian trail along the
western and southern edges of the site. The proposed trail generally follows the alignment of
Tassajara Creek with connections to the internal street system at the northern and southern project
boundaries. The trail also provides access to the informal park area proposed for the Fredrich
property.
The open space areas will be owned and maintained by a homeowners association.
Compliance with the Inclusionary Zoning Regulations
This development is subject to the City of Dublin's Inclusionary Zoning regulations. These
regulations require that new residential development projects construct 12.5% of the total number of
dwelling units within the development as affordable units. However, the regulations allow for the
City Council to permit the developer to pay a fee in-lieu of constructing up to 40% of the required
affordable units. For the Vargas Property, the applicant proposes to construct 2 affordable units.
These 2 units account for 60% of the total number of affordable units required within the
development. The remaining percentage of the affordable housing requirement will be met by
payment of in-lieu fees.
Hazardous Waste and Substances Site Determination
Pursuant to Government Code 65962.5, the proposed development site is not located on a hazardous
waste substances site.
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G:\ADMIN\JOBS-06\061037\STAGE 1 DEVELOPMENT PLAN V2.DOC
ADDlication Findinl?:s Statement for the Varl?:as ProDertv
a. The DroDosal will be harmonious and comDatible with existinl?: and future develoDment
in the surroundinl?: area. The 5.0 acre Vargas site is located within the Eastern Dublin
Specific Plan area. The Specific Plan area comprises 3,300 acres ofland planned as a mixed-
use community that will be a vital, self-sustaining urban environment where people can live,
work, play and interact in a manner that fosters a strong sense of community. The project site
is bounded by Tassajara Road on the east. The Moller/Richey property on the eastern side of
Tassajara Road is not within the Specific Plan boundary, but has General Plan land use
designations of Low Density Residential and Rural Residential/Agriculture. A development
application has been filed for inclusion of the property in the Specific Plan, a General Plan
amendment to Medium Density Residential, and for annexation of the property to the City of
Dublin. The Fredrich property to the south is designated in the Specific Plan for Medium
High Residential use but is currently in Rural Residential use. The proposed residential use
for the Vargas site is consistent with the planned development of the Specific Plan area and
will be compatible with the surrounding properties as the area develops.
b. The site is Dhvsicallv suitable for the tvDe and intensity of the zoninl?: district beinl?:
DroDosed. The proposed project development proposes Medium Density Residential uses.
The gently sloping topography of the site is suitable for residential development. Consistent
with hillside development policies, grading of the site will be minimized and the hillside on
the Fredrich property will be preserved to a great extent. The proposed Planned Development
District Zoning for the site will provide maximum design flexibility and in furtherance ofthe
provisions of the Dublin General Plan and the Specific Plan.
c. The DroDosal will not adversely affect the health or safety of persons residine: or
workine: in the vicinity. or be detrimental to the Dublic health, safety and welfare. The
proposal is consistent with the East Dublin Specific Plan policies and the City's zoning
ordinances enacted for the public health, safety and welfare. None of the residential lots in the
project will have direct driveway access to Tassajara Road. Two entrances to the site with an
internal loop connection are proposed to allow for adequate fire access. The site is located
well above the 1 OO-year flood zone of Tassajara Creek, so flooding will not be an issue. The
soils report identified a small landslide area on the site that will be repaired as part of the
project grading. No earthquake fault lines cross the site.
d. The DroDosed uses for the site are consistent with the elements of the City of Dublin
General Plan and the Eastern Dublin SDecific Plan. The project site lies within the
Tassajara Village subarea of the Specific Plan. Medium Density Residential uses are
proposed. The Stage 1 Development Plan is consistent with all elements and policies set forth
in the General Plan and Eastern Dublin Specific Plan. Consistent with Land Use and Open
Space elements of both plans, the project concentrates residential development away from
Tassajara Creek and provides for cluster development to reduce grading and preserve open
space continuity. Utilities and public services to serve the project are provided in accordance
with the requirements of the Sewer, Water and Storm drainage sections of the Specific Plan.
The project provides affordable housing as required by the General Plan Housing Element but
also proposes single family homes that are smaller than average, and therefore "affordable by
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G:\ADMINVOBS-06\061037\STAGE I DEVELOPMENT PLAN V2.DOC
design."
e. This Droiect satisfies the DurDose and intent of Chapter 8.32 "Planned DeveloDment" of
the MuniciDal Code as follows:
1) The adjacent Vargas and Fredrich properties will be planned as a single unit to allow for
an overall cohesive design. Development standards will be tailored to fit the site and will
address such issues as building setbacks, architecture, landscaping, and grading. Detailed
standards will be set forth in the Stage 2 Development Plan (8.32.0IO(A));
2) The proposed project provides maximum flexibility and diversification in the
development of the property by allowing clusters of medium density housing to reduce
necessary grading and preserve the Tassajara Creek corridor. In addition to providing
single family detached residential units, affordable housing units will be created to
provide housing for all segments ofthe community (8.32.0IO(B)(D));
3) The applicant proposes medium density residential uses which are consistent with land
Uii>e designations in the East Dublin Specific Plan and the provisions and regulations for
development set forth therein. The Specific Plan allows for a density range of 6.1 to 14
residential units on the site, the project applicant proposes the construction of
approximately 33 units (8.32.0IO(C));
4) The development guidelines and standards set forth in the Specific Plan and the Stage 1
and Stage 2 Development Plans, will ensure that the development is integrated into the
project area and maintains a similar character.
5) In order to protect Tassajara Creek and associated habitat area, development will be
setback lOO' from the top of bank. In conformance with the Specific Plan, the relatively
level and rolling slopes are designated for small lot single family residential uses
(8.32.0IO(E));
6) The project developer will participate in the development of the necessary utility and
circulation infrastructure for this development in conformance with the Specific Plan
(8.32.0IO(F));
7) Through the use of Planned Development District zoning, the project will be designed to
address the uniqueness of the Specific Plan area, taking into account the proximity of
Tassajara Creek. The clustering of residential units will allow for protection of the open
space area adjacent to Tassajara Creek and more effective utilization of property (8.32.010
(G)(H)).
8) By clustering medium density residential units away from the creek, the project will create
a more desirable use afland, a more coherent and coordinated development, and a better
physical environment that would otherwise be possible under a single zoning district or
combination of zoning districts and thereby maintaining open space adjacent to Tassajara
Creek.
-9-
G:\ADMIN\JOBS-06\06IOJ7\STAGE I DEVELOPMENT PLAN V2.DQC
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-11-
G:IADMlNVOBS-061061037\STAGE I DEVELOPMENT PLAN V2.DOC
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Photo 3 - View looking southwest. Existing home and Fredrich Property in
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Photo 4 - View It)(tking northwest toward Tassajara Creek.
-12-
G:IADMINVOBS-06\061037\STAGE I DEVELOPMENT PLAN V2.DOC
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Acres (du/ac) Units Acres {dufac} Units
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Total 5.0 7.2 33 5.0 58-109
ST AGE 1 SITE PLAN
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# LOTS 33
SITE AREA 5.0AC
GROSS DENSITY 6.6 DUlAC
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PRELIMINARY SITE PLAN
VARGAS I FREDRICH PROPERTY
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PROJECT DETAILS:
OWNER/DEVELOPER:
Sares-Regis Homes
SHRA
ARCHITECT:
Mogavero Notestine Associates
GENERAL CONTRACTOR:
Sares-Regis Homes
TOTAL SITE AREA:
2.2 Acres
60,750 Square Feet
PREVIOUS USE OF SITE:
Vacant lot
RESIDENT PROFILE:
Professionals and Families
100% For-sale
# OF UNITS / DENSITY:
45 units
20.5 Units/Acre
UNIT SIZE:
2BR: 1,250 Square Feet
3BR: 1450-1550 Square Feet
CONSTRUCTION DETAILS:
2-Story; New Construction
Wood Frame and Stucco
PROJECT BUDGET:
$6.1 Million
DATE OF COMPLETION:
June 1998
AWARDS:
2001 Ahwahnee Award
local Govemment Commission
Califomia Council
2000 Certificate of Merit
Outstanding Planning Project
American Planning Association.
Sacramento Valley Chapter
1999 Architectural Award
Sacramento Old City Association
1998 Gold Nugget Award of Merit
Best Single Family Detached Home
Pacific Coast Builders Conference
1998 Gold Nugget Award of Merit
Best Redevelopment Rehabllnfill Project
Pacific Coast Builders Conference
METRO SQUARE
SACRAMENTO, CALIFORNIA
located near downtown Sacramento
Metro Square was developed
through a partnership between
a merchant builder and the local
redevelopment agency. This intill
market-rate single family housing
project single-handedly transfonned
the Central City housing market.
The project featured 45 single
family homes on 2.2 acres
(21 dwelling units to the acre)
which ranged in size from 1,150
square feet to 1,550 square feet.
Each unit has a front porch, a
small private backyard, and a one
or two car garage tucked under
the unit. The two-story homes
offered two to three bedrooms, up
to two and one half baths. Some
plans featured dual master suites,
denllibrary or private decks.
The Redevelopment Agency
loaned the developer $1.2 million
to reduce the land costs and
mitigate the risk of building in
the central city rather than
in the suburbs.
Architectural design balanced
contemporary construction
needs with the existing character
of the neighborhood. A central
courtyard serves as a focal point for
community interaction. The
street appearance of the project
confonned to that of an early 20'"
century residential neighborhood,
while the interior emphasized
community interaction and
contemporary development.
This project included primarily
one car garages discouraging
auto ownership, roof orientation
for photovoltaic retrofits, surface
drainage to reduce water
pollutants, and architectural
character sympathetic to the
existing neighborhood.
Making it more inviting to pedestrians
and bicyclists, Metro Square has
connected streets, bicycle network
markings, crosswalks and other
traffic controls at intersections,
traffic-calming measures, and
shade trees along its sidewalks.
MOGAVERO NOTESTINE ASSOCIATES I BUILDING COMMUNITIES
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PROJECT DETAILS:
OWNERlDEVELOPER:
3rd & C Street LLC
ARCHITECT:
Mogavero Notestine Associates
CONSULTANTS:
Landscape: Garth Ruffner
Civil: Notle Engineering
Structural: Miyamoto
International
Electrical:Chris Gilland
Mechanical:Cover Beutler
Heating and Air Conditioning
Plumbing: Tim Flagg Turley &
Associates
GENERAL CONTRACTOR:
Cuttle Construction Company
TOTAL SITE AREA:
0.93 Acres
40,680 Square Feet
PREVIOUS USE OF SITE:
Vacant Lot
RESIDENT PROFILE:
Working professionals and
families.
# OF UNITS:
26 residential units
UNIT SIZE:
Retail: 1955 sqft
For sale homes: 1400 sqft
Apartments: 450-700 sqft
CONSTRUCTION DETAILS:
Fiber cement siding
Brick & cement plaster exterior
Wood frame Type V No Hour
PROJECT BUDGET:
DATE OF COMPLETION:
Spring 2006
.-. .....
This project consists of 25
for-sale, detached single-family
homes, 4 apartments, and 1955 sJ.
of ground-floor commercial retail
space.
The single-family homes will
be comprised of three floors,
with the main living space
on the second floor, bedrooms
on the third floor, and garage
and entry on the ground floor.
The plan includes 4 affordable
flats located above the retail
at the corner of 3rd & C Street,
RIVERWALK at WASHINGTON SQUARE
WEST SACRAMENTO, CALIFORNIA
with an entrance lobby off
the retail plaza. The commercial
and retail component is located
on the ground level at the
corner with a curving south
facing storefront, opening
onto a generous plaza. This
development will provide the
needed catalyst for increased
pedestrian traffic and a space
for people within the local
neighborhood to gather.
MOGAVERO NOTliSTiNE ASSOCIATES I BUILDING COMMUNITIES
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- . ,__..__'" ' _ ... __". . ,_ ~-"=-- .,~,," --- - .'~ ..-' \ l NET DENSITY 14.3 DU!AC
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SUGGESTED PLANT PALETTE
ALL TREES TO UE 24' BOX MINIMUM WIn; 30....10 BE 36' BOX
TASSAJARA RD. PLANT MATERIALS
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LARGE CANOPY TREE 25' 0 C
QUERCUS AGRIFOUA (COAST LIVE OAK,
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EVERGREEN SCREEN TREE. 20 0 C
UMBELlARIA CALlFORNICA (CALIFORNIA BAY)
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ACCENT TREE: 15' 0 C.
CERCIS CANADENSIS (EASTERN REDBUD)
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ACACIA-REDOLENS (GROUND ACACIA) 1 G';
CEANCTHUS 'BLUE JEANS' (WILD lILACi 5 GA
ELEAEGNUS PUNGENS ISILVERBERRY: 5 GA.
GARRAYA ELlIPTICA (SILK TASSEl) 5 GA
FREMONTDENDRON CAlIFORNICA (FLANNEL BUS") 5 GA
MYRICA CALIFORNICA (CALIFORNIA MYRTlE) 5 G/o
PHORMIUM SPECIES (FLAX) 5 GA
MUEHLENBERGIA RIG ENS (DE-lOR GRASS\ 1 GA
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PLAT ANUS A 'COLUMBIA (lONDON PLANE)
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LAGERSTROEMIA TUSCARORA' (CRAPE MYRTLE',
HETEROMELES ARBUTIFOLlA (TOYON\ STANDARD
ERIOBOlHYA DEFLEXA (BRONZE LOQUAT)
lAURUS NOBLlS SARA 10GA (GRECIAN LAUREL)
SLOPE AREA ABOVE CREEK
IFINAL LIST TO BE COORDINATED WITH BIOLOGIST
REPORl ON CREEK HABIlAT RESTORATION)
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PRELIMINARY LANDSCAPE PLAN
'VARGAS
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FREDRICH
PROP.ER1.Y
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Vargas Property Existing Land Use Designations
Vicinity Map
Attachment 4