HomeMy WebLinkAbout6.1 Wallis Rch Attch 4-13
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RESOLUTION NO. 07 - 01
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR "WALLIS RANCH," MASTER
VESTING TENTATIVE TRACT MAP 7515, AND NEIGHBORHOOD VESTING TENTATIVE
TRACT MAPS 7711, 7712, 7713, 7714, 7715, & 7716 FOR NEIGHBORHOODS 1 THROUGH 6,
RESPECTIVELY WITHIN A PORTION OF THE PROPERTIES IN AN EXISTING PD-
PLANNED DEVELOPMENT DISTRICT KNOWN AS WALLIS RANCH, WEST OF
TASSAJARA ROAD
P A 05-051
WHEREAS, the Applicant, Chang Su-O Lin, et. al. and representative James Tong, submitted.
applications for an area of approximately 180 :I: acres known as "Wallis Ranch" located south of the
Alameda/Contra Costa County line and the northerly City of Dublin boundary and west of Tassajara Road
in the vicinity of the Tassajara and Fallon Road intersection in the Eastern Dublin Specific Plan Area; and
WHEREAS, The applications include: a) Stage 1 Planned Development zoning amendment to
P A 02-028; b) Stage 2 Development Plan for 180 :I: acres south of the Alameda/Contra Costa County line
and the nOliherly City of Dublin boundary and west of Tassajara Road in the vicinity ofthe Tassajara and
Fallon Road intersection in the Eastern Dublin Specific Plan Area; c) Site Development Review for areas
known as Neighborhoods 1 thru 6; c) Master Vesting Tentative Tract Map 7515; and d) six Neighborhood
Vesting Tentative Tract Maps 7711, 7712, 7713, 7714, 7715, & 7716 for Neighborhoods 1 through 6,
respectively. The project proposes a total of 935 residential units of low density, medium density, and
medium-high density residential for sale as lots or condominiums and associated parking structures.
Other uses include Neighborhood Park sites, Semi-Public, Open Space, Open Space-Multi-Use Trail
system, private recreation facilities, water retention basin and associated public right-of-way. The
applications collectively define this "Project"; and
WHEREAS, the Project site generally is located west of Tassajara Road, South of the
Alameda/Contra Costa County line and the northerly City of Dublin boundary. The site is in the vicinity
of the Tassajara Road/Fallon Road intersection. The Parks Reserve Armed Forces Training Facility abuts
the property to the west and includes an East Bay Regional Park Trail Park easement; and
WHEREAS, on May 10, 1993, the City Council certified a program Environmental Impact
Report ("EIR") for the Eastern Dublin GP A/SP Project and an addendum to update plans to provide sewer
service. The May 10, 1993 program EIR, the May 4, 1993 addendum and the August 22, 1994 addendum
are collectively referred to as the Eastern Dublin EIR; and
WHEREAS, the Planning Commission adopted a Resolution on January 9, 2007 recommending
City Council approval of Mitigated Negative Declaration and Stage 1 Planned Development zoning
amendment to P A 02-028 and Stage 2 Development Plan to P A 05-051 for the Project; and
WHEREAS, a Staff Report, dated January 9, 2007 and incorporated herein by reference,
described and analyzed the Project; and
WHEREAS, the Planning Commission reviewed the staff report at a duly noticed public hearing
held on January 9,2007 at which time all interested parties had the opportunity to be heard.
Attachment 4
II
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
Site Development Review:
A. Approval of the proposed project is consistent with the purpose and intent of Chapter 8.104,
Site Development Review of the Dublin Zoning Ordinance.
B. The proposed project, as conditioned, complies with the policies of the General Plan, the
Eastern Dublin Specific Plan and the Stage 2 Development Plan for P A 05-051 and with all
other requirements of the Dublin Zoning Ordinance.
C. The proposed project, as conditioned, 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 general
welfare because the development is consistent with all laws and ordinances and implements
the Eastern Dublin Specific Plan and Dublin General Plan.
D. The proposed project, as conditioned, will not be injurious to property or improvements in the
neighborhood and will comply with all requirements of the Building Division, Fire
Department, Public Works Department, and Dublin San Ramon Services District.
E. The proposed site development (including site layout, structures, vehicular access, circulation
and parking, setbacks, height, walls, public safety and similar elements) has been designed to
provide a desirable environment for the development.
F. The subject site is physically suitable for the type and intensity of the proposed project because
the exiting land is designated for low-density residential, medium density residential, medium
high density residential; substantial open space has been incorporated, and the site can
accommodate the proposed structures and uses.
G. The proposed project will not negatively impact views because the proposed project conforms
to the Eastern Dublin Scenic Corridor Policies and Standards.
H. Impacts to existing slopes and topographic features are addressed because attention has been
paid to the natural slope and contours of site in designing the architecture and siting the
structures so as to minimize over grading and extensive use of retaining walls.
I. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project, and as conditions of approval, in order to ensure compatibility of
this development with the development's design concept or theme and the character of adjacent
buildings within Wallis Ranch as a whole.
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J. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, provisions and similar elements have been considered to ensure visual relief
and an attractive environment for the public.
K. The approval of the Site Development Review for the proposed project is consistent with the
Dublin General Plan and with the Eastern Dublin Specific Plan.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby
make the following findings and determinations regarding Master Vesting Tentative Tract Map 7515 and
Neighborhood Vesting Tentative Tract Maps 7711, 7712, 7713, 7714, 7715 & 7716 for Neighborhoods 1
through 6, respectively:
Vestin2 Tentative Tract Maps
A. The proposed Tentative Tract Maps are consistent with the intent of applicable subdivision
regulations and related ordinances.
B. The design and improvements of the proposed Tentative Tract Maps are consistent with the
General Plan and the Eastern Dublin Specific Plan, as amended, as they relate to the subject
property in that it is a subdivision for implementation of Wallis Ranch, a low density, medium
density, and a medium-high residential community in an area designated for this type of
development.
C. The proposed Vesting Tentative Tract Maps are consistent with the Planned Development
approved for Wallis Ranch west of Tassajara Road (PA 05-051) and are therefore consistent
with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Tract Maps will have adequate
access to major constructed or planned improvements as part of the Eastern Dublin Specific
Plan.
E. Project design, architecture, and concept as an upscale agrarian community have been
integrated with topography of the project site created by the proposed Vesting Tentative Tract
Maps to minimize overgrading and extensive use of retaining walls. Therefore, the proposed
subdivisions are physically suitable for the type and intensity of development proposed.
F. The Mitigation Monitoring program adopted with the project EIR for Wallis Ranch and
subsequent environmental documents would be applicable as appropriate for addressing or
mitigating any potential environmental impacts identified.
G. The proposed Vesting Tentative Tract Maps will not result in environmental damage or
substantially injure fish or wildlife or their habitat or cause public health concerns.
H. The design of the subdivisions will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision. The City Engineer
has reviewed the maps and title report and has not found any conflicting easements of this
nature.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves with conditions the Site Development Review PA 05-051 for "Wallis Ranch" west of Tassajara
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Road, based on the findings set forth above. All development within the area covered by this approval
shall conform generally to the plans prepared by MacKay & Somps and the subconsultants labeled,
respectively, "Wallis Ranch, Site Development Review Package" and attached to the Staff Report of
January 9,2007 Planning Commission meeting as Attachment_.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves with conditions Master Vesting Tentative Tract Map 7515 for Wallis Ranch (180:1: acres); and
six Neighborhood Vesting Tentative Tract Maps: Map 7711 (Neighborhood 1 Single-Family Dwellings-
58 units, 15.4 acres), Map 7712 (Neighborhood 2 Single-Family Dwellings - 121 units, 16.2 acres), Map
7713 (Neighborhood 3 Row Townhouses - 195 units, 18 acres), Map 7714 (Neighborhood 4 Stacked flats
Podium Condos - 248 units, 13.2 acres), Map 7715 (Neighborhood 5 Single-family alley units - 78 units,
10.7 acres), Map 7716 (Neighborhood 6 townhouses and podium condominiums - 235 units, 8.3 acres).
This recommendation is based on findings that the proposed Vesting Tentative Tract Maps are consistent
with the Site Development Review, Stage 2 Development Plan, General Plan, an~ Eastern Dublin
Specific Plan. This approval shall conform generally to the plans prepared by MacKay & Somps and the
sub consultants labeled Attachment 8 to the Staff Report of January 9, 2007, consisting of the packages,
sheets, booklets, and plans date stamped received January 3, 2007 and on file with the Community
Development Department and the Applicant's written statement, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless otherwise stated, all Tentative Map Conditions of Approval shall be complied with prior to
approval of the Final Map. The Site Development Review Conditions of Approval shall be complied with
prior to final occupancy of any building (or depending on the context shall remain in effect throughout the
life of the Project) and shall be subject to Planning Department review and approval.
This approval for both the Site Development Review and Vesting Tentative Maps shall be subject to City
Council adoption of the Mitigated Negative Declaration and Stage 1 and Stage 2 Planned Development
Rezoning.
TENTATIVE TRACT MAP CONDITIONS OF APPROVAL
TRACT 7515 (Master Tentative Map)
1. General Conditions of Approval. Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7716 contained below unless
specifically modified by these Conditions of Approval.
2. Development Agreement. In accordance with Section 7 of the Master Development Agreement
between the City of Dublin and the Lin family for Dublin Ranch and the Eastern Dublin Specific
Plan, a Development Agreement between the City of Dublin and the Developer shall be entered
into and recorded prior to any development.
3. Street Lighting Maintenance Assessment District. The Developer shall petition to have the area
annexed into the Dublin Ranch Street Lighting Maintenance Assessment District and shall provide
any exhibits required for the annexation.
4. Landscape Features within Public Right of Way. The Developer shall enter into an
"Agreement for Long Term Encroachments" with the City for maintaining the landscape features
within public Right of Way including frontage & median landscaping, decorative pavements and
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special features (i.e. walls, monuments, fences, etc.) as generally shown on Site Development
Review exhibits. The Agreement shall identify the ownership of the special features and
maintenance responsibilities. The Developer will be responsible for maintaining all decorative
pavements including restoration required as the result of utility repairs.
5. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of the landscape features within the public right of way contained in the
Agreement for Long Term Encroachments, the storm drainage water quality basin on Parcel 26,
landscaping and or trail improvements on Open Space / Landscape Parcels 5, 6, 9-12 & 16-18,
and the EV AE through the parcel in Contra Costa County. Said declaration shall set forth the
Association name, bylaws, rules and regulations. The CC&Rs shall also contain a provision that
prohibits the amendment of the provisions of the CC&Rs requested by City without the City's
approval. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good
repair and on a regular basis, the landscaping & irrigation, decorative pavements, median islands,
fences, walls, drainage, lighting, signs and other related improvements. The Developer shall
submit a copy of the CC&R document to the City for review and approval relative to these
conditions of approval.
6. Bulk Grading. The site shall be bulk graded with Tract 7515 to meet the following conditions:
a. Grading as needed to construct the Wallis Ranch Road, Dorothy Drive and Julie Ann Lane
roadway improvements as required by these conditions of approval.
b. Grading of Parcels 5 & 6 as needed for the landscaping.
c. Rough grading for the park on Parcel 15 as generally shown on Sheet 7 of the Tentative
Map.
d. Grading required for the water quality basin improvements on Parcel 26.
e. Prepare a concept grading plan for the park on Parcels 1 & 8 and for Parcel 2 that shows
that these sites will not require import or export of earthwork when graded to the concept
grading plan or bulk grade these sites so that they will balance.
f. Bulk grading of Parcels 7, 16, 18 - 26 & 27 so that with the final grading, as shown on the
Tentative Maps for Tracts 7711 - 7716, there will not need to be any significant earth
moving across roadways accepted by the City.
g. All bulk and rough grading to be to the satisfaction ofthe City Engineer.
7. Wallis Ranch Road and Dorothy Drive. Developer shall construct street improvements and
offer for dedication to the City of Dublin the rights of way for Wallis Ranch Road and Dorothy
Drive as shown on the Tentative Map, to the satisfaction of the City Engineer. The improvements
shall include all construction from back-of-curb to back-of-curb and all traffic signing. West of
the Open Space Conservation Easement (Parcels 12 & 14) the sidewalks will be constructed with
the development of the neighborhoods (Tracts 7711 -7716). East of the park (Parcel 15) a 10- foot
wide walkway shall be constructed with Tract 7515 along the south side of Wallis Ranch Road to
Tassajara Road. The improvements shall include the full bridge as shown on the Tentative Map
and with pedestrian railings between the travel lane and the walkway. The entrance and exit lane
configuration at Tassajara Road shall be as generally shown on the Tentative Map with the final
configuration to the satisfaction of the City Engineer.
8. Intersections. The design of the intersections shall be generally as shown on the Tentative Map.
The Developer shall submit a detail of the typical intersection showing the design for the
landscape bump-outs, ramps, sidewalks, entry walls, stop signs, landscape planters, street trees,
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crosswalk location and decorative pavement to be approved by the City Engineer prior to the
submittal of the Improvement Plans. The decorative pavement for the crosswalks shall be suitable
for crosswalks and shall include concrete bands. The curb radius shall be 36 feet with a 6-foot
pop-out. The final design details to be to the satisfaction ofthe City Engineer.
9. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the
typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench
structures and reducing the width results in a lower retaining wall height or makes the slope flatter
than 2:1.
10. Julie Ann Lane. The Developer shall construct improvements and offer for dedication to the City
of Dublin the rights of way for Julie Ann Lane from Wallis Ranch Road to Tassajara Road. The
improvements shall include all construction from back-of-curb to back-of-curb, all traffic signing
and the full bridge as shown on the Tentative Map and with pedestrian railings between the travel
lane and the walkway, to the satisfaction of the City Engineer. Walkways improvements shall be
constructed on the north side of Julie Ann Lane connecting the trail on Parcels 9/1 0 with the trail
on Parcels 11112; no other sidewalks are required along Julie Ann Lane with Tract 7515. The exit
at Tassajara Road shall include a "pork chop" island to direct traffic for right turn only.
11. Tassajara Road Frontage Improvements. The Developer shall complete two lanes of
southbound Tassajara Road along the frontage of the project with turn lanes and transitions as
generally shown on the Tentative Map, to the satisfaction of the City Engineer. These
improvements shall include curb & gutter, full section of pavement 35-feet wide. Access for fire
trucks across the median at Julie Ann Lane shall be provided to the satisfaction of the City
Engineer (this mayor may not include a gate).
12. Tassajara Road Improvements. The Developer shall provide interim four lanes of travel on
Tassajara Road from the project's frontage improvements to North Dublin Ranch Road to the
satisfaction of the City Engineer. This will include signing & striping and minor roadway
improvements to use the existing traveled lanes for southbound traffic and to use of the existing
eastside frontage improvement (currently unused for travel lanes) for northbound traffic. Detailed
construction drawings for these improvements are to be provided to the satisfaction of the City
Engineer.
13. Tassajara Road Trail Improvements. The Developer shall construct approximately 600 linear
feet of the 12-foot wide trail along the frontage of Tassajara Road north of Wallis Ranch Road.
14. Tassajara Road Traffic Signals. The Developer shall modify the Tassajara Road traffic signals
at Wallis Ranch Drive and at Quarry Lane School as needed to accommodate the Wallis Ranch
Road and Tassajara Road improvements.
15. Trail on Parcels 5, 9, 10, 11, 12 & 14. The Developer shall construct a 10-foot wide AC path
with 2-foot rock shoulders on Parcels 5, 9, 10, 11 12 & 14 to the satisfaction of the City Engineer.
Public Access Easements shall be dedicated on the Final Map on Parcels 5,9, 10, 11 12 & 14.
16. Neighborhood Park on Parcel 15. The Neighborhood Park on Parcel 15 shall contain a
approximately 3.9 acres and be shown on the Final Map as future parkland to be deeded to the
City of Dublin by separate document. The parcel line shall be at the back of curb. The
Neighborhood Park shall be rough graded, as generally shown on the Tract 7515 Tentative Map
Grading Plan including erosion control measures, to the satisfaction of the City Engineer.
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Neighborhood parkland credits will not be provided until the site is rough graded, or an agreement
with the City is executed for the completion of the rough grading, and offered for dedication to the
City.
17. Neighborhood Park on Parcels 1 & 8. The Neighborhood Park shown on Parcels 1 & 8 on the
Tentative Map shall contain approximately 3.90 acres and be shown on the Final Map as future
parkland to be deeded to the City of Dublin by separate document. The park parcel lines shall be
at the back of curb along Lily Rose Lane and 12 feet behind the curb line along Tassajara Road as
shown on the Tentative Map. The Developer is required only to bulk grade Parcels 1 & 8 so that
they are in a balance grading condition as approved by the City Engineer. Neighborhood parkland
credits will not be provided for these parcels until they are offered for dedication to the City. The
total area of the Parcels 1,8 and 15 shall be a minimum 7.66 acres.
18. Neighborhood Parks Utility Stubs. Storm drainage, sanitary sewer, water, recycle water and
electric services shall be stubbed to the Neighborhood Parks at locations approved by the City
Engineer
19. Master Drainage Plan. The Developer shall provide a Master Drainage Plan for the proposed
development within the Tract 7515 area including Water Quality Treatment to the satisfaction of
the City Engineer.
20. Drainage Release Easements. The Developer shall dedicate to the City of Dublin drainage
release easements on any privately owned parcels (HOA or Trust) that accept storm drainage from
public owned streets or parcels.
21. Water Quality Pond. The Developer shall construct the Water Quality Pond on Parcel 26, if
required by the Regional Water Quality Control Board, to the satisfaction of the City Engineer.
The improvements shall include the frontage sidewalk along Wallis Ranch Road and the full
improvements of Gatestone Lane along the frontage of Parcel 26.
22. Landscape Improvements. All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way and on
Parcels 5 & 6 shall be completed with the Tract 7515 improvements. This includes the parkway
and frontage landscaping along Wallis Ranch Road east of Gatestone Lane, the landscaping
associated with the water quality pond including the frontage on Wallis Ranch Road and
Gatestone Lane, and the landscaping for the trails including the Gatestone Lane eastern/northern
frontage. The remaining landscaping along Wallis Ranch Road will be installed with the
development ofthe adjacent Tracts.
23. Street Names. Either the Gatestone Lane or Wallis Ranch Road street name shall be modified so
that there are not two intersections with the same street names.
24. Grading for the EBRPD Trail. The Developer shall rough grade the EBRPD easement as
required for the proposed trail adjacent to the westerly boundary of the project from the current
EBRPD staging area to the point where the applicant's trail intersects the easement; if EBRPD
fulfills all ofthe following items:
a. provides the applicant a right of entry to the property from Camp Parks for the purposes of
grading the easement.
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b. provides approved grading plans for the proposed grading to be accomplished by the
developer. The grading plans shall be designed with a balanced earthwork without the
need to import or off-haul dirt.
c. prepares all environmental documentation necessary.
d. provides all clearances and permits from Camp Parks, US Fish and Wildlife (USFW) and
US Fish and Game (USFG) as well as any other agencies, environmental or otherwise
(such as but not limited to Alameda County, City of Dublin, etc.) prior to any grading
activity.
e. provides all drainage, stream bank stabilization, wildlife mitigation, and erosion control
measures improvements.
f. execute a provision, in a form to the satisfaction of the City, for indemnification and hold
harmless for the Developer and the City of Dublin from any claim, action, or proceeding
from this grading.
The Developer shall not be required to provide any other improvements besides grading. The
developer shall grade the EBRPD trail with the first phase of bulk grading on the Wallis Ranch
property that is started after EBRPD has fulfilled all the above items. If EBRPD has not fulfilled
the above items prior to the start of the final rough grading phase of the Wallis Ranch project, this
condition will no longer will be in effect.
25. Temporary Walkway Tassajara Road. Concurrently with the Tassajara Road improvements
required by Condition No.12 above, the Developer shall install a temporary 5-foot wide AC
walkway within the existing right of way along the western frontage of Tassajara Road from the
southern end of the proposed trail on Parcel 9 to the existing walkway approximately 2,000 linear
feet to the south to the satisfaction of the City Engineer.
26. Trust for the Tassajara Creek Management Zone. The Trust, including the provisions for
funding the maintenance, for the Tassajara Creek Management Zone on Parcels 3, 4 & 13 shall be
established to the satisfaction of the City Engineer with the approval of the Tract 7515 Final Map.
27. Phasing. Tract 7515 may be mapped in phases such that Parcels 7, 16-25 & 27 may be created
with later maps as approved by the City Engineer. Additional open space and/or roadway parcels
may be created with the approved phasing. The following are criteria for phasing the Tract 7515
Final Map and improvements:
a. The Wallis Ranch Road and Dorothy Drive improvements that are north or west of the
residential neighborhood parcels included in any phase of the Tract 7515 Final Map do not
need to be included with that phase of the Tract 7515 improvements.
b. All other Parcels and improvements must be included with the first phase the Tract 7515
Final Map.
c. The Tassajara Road four-lane improvements may not be required with the first phase of
Tract 7515 if, based on a traffic study, the number of units in the residential neighborhood
parcels created with the map do not require the widening of Tassajara Road. Temporary
intersection improvements at the Wallis Ranch Road and the Julie Ann Lane intersections
must be provided with the first phase map to the satisfaction of the City Engineer.
d. The Tract Improvement Agreement may provide for an extended period to construct
specific improvements required by these conditions of approval; however, all the
improvements need to be bonded with the approval of the first phase of the Tract 7515
final map.
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e. Any grading or improvement specifically included in the Development Agreement to
provide for an extended period of time to grade or construct those improvements will not
need to be bonded.
f. If there are any discrepancies between this condition of approval and the Phasing Notes on
Sheet 2 of the Tentative Map this Condition of Approval shall take precedent.
TRACT 7711 (Neighborhood 1)
1. General Conditions of Approval. Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7616 contained below unless
specifically modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3. Dorothy Drive, "K" Street, "J" Lane, and "L" Drive. The street improvements shall be
constructed and the rights of way dedicated to the City of Dublin for Dorothy Drive, "K" Street,
"J" Lane, and "L" Drive as shown on the Tentative Map, to the satisfaction ofthe City Engineer.
4. Gatestone Lane. If required for the second access, the street improvements, back of curb to back
of curb, shall be constructed and the rights of way (Parcel 25, Tract 7515) dedicated to the City of
Dublin for Gatestone Lane from Wallis Ranch Road to Barbara Jean Lane as shown on the
Tentative Maps for Tracts 7712, 7713 and 7714, to the satisfaction of the City Engineer.
5. EV AE through the Parcel in Contra Costa County. The Developer shall construct the
improvements and dedicate the EV AE to the City of Dublin for the 20-foot wide EVA between
Tract 7711 and Gatestone Lane as shown on the Tentative Map.
6. Parcel 18 Grading. Parcel 18 shall be finished graded with Tract 7711 so that no additional
grading on Parcel 18 will be required when grading Tract 7712.
7. Parcel 16 Grading. the portion of Parcel 16 that is upslope from Tract 7711 shall be finish graded
with Tract 7711 to the satisfaction of the City Engineer. The portion of Parcel 16 that is between
Tracts 7711 and 7715 shall be finished graded with Tract 7711 so that no additional grading will
be required when grading Tract 7715.
8. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the
typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench
structures and reducing the width results in lower retaining wall height or makes the slope flatter
than 2: 1.
9. Lots 40 & 58 and Parcel D. the configuration of the lots lines for lots 40 & 58 and Parcel D and
the grading on Parcel D shall be modified to simplify the lot lines, flatten the slope and reduce the
retaining wall height to the satisfaction ofthe City Engineer.
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10. Knuckle Island Configuration. The final design of the island at the "L" Drive / "K" Street
intersection shall be to the satisfaction of the City Engineer. There inside lane shall be a minimum
18 feet wide with no parking and the outside lane shall be a minimum 20 feet wide with parking
allowed.
11. Front yard Grading. The finish grading for the front yards shall be a variable slope (maximum
3: 1) between a hinge point a minimum 15 feet back of walk (10 feet if there is a building
encroachment) and 3 feet back of walk.
12. Ramps. Additional ramps shall be provided at the "L" Drive / "J" Lane and the "J" Lane / "K"
Street intersections to the satisfaction of the City Engineer.
13. Landscape Improvements. All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right-of-way
(including the frontage of Parcel 18) and on Parcels A, B, C & D and on Parcel 16 of Tract 7515
upslope of Tract 7711 shall be included in the Tract 7711 Improvements Agreement. Landscape
Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract
Improvement Agreement and Final Map for Tract 7711.
14. Temporary Walkways. Temporary walkways along one side of Dorothy Drive and Wallis Ranch
Road may be required by the City Engineer to be constructed with the Tract 7711 improvements
to provide a continuous walkway to Tassajara Road across any area where the sidewalk has not
been constructed or bonded for with another final map.
TRACT 7712 (Neighborhood 2)
1. General Conditions of Approval. Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7616 contained below unless
specifically modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3. Parcel 18 Grading. Parcel 18 shall be finished graded with Tract 7712 so that no additional
grading on Parcel 18 will be required when grading Tract 7711.
4. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the
typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench
structures and reducing the width results in lower retaining wall height or makes the slope flatter
than 2: 1
5. Barbara Jean Lane and "E" Street. Barbara Jean Lane shall be named Barbara Jean Lane. The
street improvements shall be constructed and the rights of way dedicated to the City of Dublin for
Barbara Jean Street and "E" Street as shown on the Tentative Map.
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6. Dorothy Lane Frontage Improvements. The sidewalk along the Dorothy Lane frontage shall be
constructed as shown on the Tentative Map.
7. Wallis Ranch Road. Street improvements shall be constructed and the rights-of-way (Parcel 7,
Tract 7515) dedicated to the City of Dublin for Wallis Ranch Road between Dorothy Drive and
Gatestone Lane as shown on the Tentative Map. The improvements shall include all
improvements between back of curbs and the sidewalk improvements along the Tract 7712
frontage.
8. Gatestone Lane. Street improvements shall be constructed and the rights of way (Parcel 25, Tract
7515) dedicated to the City of Dublin for Gatestone Lane from Wallis Ranch Road to Barbara Jean
Lane. The full street improvements including sidewalks shall be constructed north of Wallis
Ranch Road. South of Wallis Ranch Road the improvements shall be between back of curbs (no
sidewalks), as shown on the Tentative Maps for Tracts 7713 and 7714.
9. Driveway Court Improvements. The surface and the storm drainage improvements in the
common private driveway courts, as shown in the Typical Section on the Tentative Map, shall be
included in the Tract Improvement Agreement.
10. Landscape Improvements. All landscape plantings, Imgation, decorative pavements, and
structures as approved with the Site Development Review within the public right-of-way and on
Parcels A, B, C, D & F and on Parcel 18 of Tract 7515 shall be included in the Tract 7712
Improvements Agreement. Landscape Plans for these improvements shall be approved
concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract
7712.
11. Temporary Walkways. Temporary walkways along one side of Dorothy Drive and Wallis Ranch
Road may be required by the City Engineer to be constructed with the Tract 7712 improvements
to provide a continuous walkway to Tassajara Road across any area where the sidewalk has not
been constructed or bonded for with another final map.
TRACT 7713 (Neighborhood 3)
1. General Conditions of Approval. Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7616 contained below unless
specifically modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the
typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench
structures and reducing the width results in lower retaining wall height or makes the slope flatter
than 2: 1
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4. Dorothy Drive, "C" Street and "D" Lane. The street improvements shall be constructed and the
rights of way dedicated to the City of Dublin for Dorothy Drive, "C" Street and "D" Lane as
shown on the Tentative Map for Tract 7713.
5. Ramps. Additional ramps shall be provided at the "D" Lane / "C" Street intersection to the
satisfaction of the City Engineer
6. Wallis Ranch Road Frontage Improvements. The sidewalk shall be constructed along the
Wallis Ranch Road frontage that is a part of the Tract 7515 improvements.
7. Wallis Ranch Road. Street improvements shall be constructed and the rights of way (Parcel 7,
Tract 7515) dedicated to the City of Dublin for Wallis Ranch Road between Dorothy Drive and
Gatestone Lane as shown on the Tentative Map. The improvements shall include all
improvements between back of curbs and the sidewalk improvements along the Tract 7713
frontage.
8. Lily Rose Way. Street improvements shall be constructed and the rights of way (Parcel 27, Tract
7515) dedicated to the City of Dublin for Lily Rose Way between Wallis Ranch Road and
Gatestone Lane as shown on the Tentative Map. The improvements shall include all
improvements between back of curbs and the sidewalk improvements along the Tract 7713
frontage.
9. Gatestone Lane. Street improvements shall be constructed and the rights of way (portion of
Parcel 25, Tract 7515) dedicated to the City of Dublin for Gatestone Lane from North Wallis
Ranch Road to Wallis Ranch Road. The full street improvements including sidewalks shall be
constructed north of Lily Rose Way. South of Lily Rose Way the improvements shall be between
back of curbs (no sidewalks), as shown on the Tentative Map for Tract 7714.
10. Mid Block Crosswalks. The design and location of any midblock pedestrian crossmgs on
Gatestone Lane shall be approved by the City Engineer.
11. Alley Improvements. The surface and the storm drainage improvements in the common private
driveway courts, as shown in the Typical Section on the Tentative Map, shall be included in the
Tract Improvement Agreement.
12. Landscape Improvements. All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right-of-way including
the Wallis Ranch Road frontage shall be included in the Tract 7713 Improvements Agreement.
Landscape Plans for these improvements shall be approved concurrently with the Improvement
Plans, Tract Improvement Agreement and Final Map for Tract 7713.
13. Temporary Walkways. Temporary walkways along one side of Wallis Ranch Road may be
required by the City Engineer to be constructed with the Tract 7713 improvements to provide a
continuous walkway to Tassajara Road across any area where the sidewalk has not been
constructed or bonded for with another final map.
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TRACT 7714 (Neighborhood 4)
1. General Conditions of Approval. Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7616 contained below unless
specifically modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the
typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench
structures and reducing the width results in lower retaining wall height or makes the slope flatter
than 2: 1.
4. Wallis Ranch Road Frontage Improvements. The sidewalk shall be constructed along the
Wallis Ranch Road frontage that is a part of the Tract 7515 improvements.
5. Lily Rose Way. Street improvements shall be constructed and the rights of way (Parcel 27, Tract
7515) dedicated to the City of Dublin for Lily Rose Way between Wallis Ranch Road and
Gatestone Lane as shown on the Tentative Map. The improvements shall include all
improvements between back of curbs and the sidewalk improvements along the Tract 7714
frontage.
6. Gatestone Lane. Street improvements shall be constructed and the rights-of-way (portion of
Parcel 25, Tract 7515) dedicated to the City of Dublin for Gatestone Lane from Wallis Ranch
Road to Lily Rose Way. The full street improvements including sidewalks shall be constructed
along the frontage of Tract 7714. The improvements along the water quality basin (Parcel 26,
Tract 7515) shall be from back of curbs (no sidewalks).
7. Mid Block Crosswalks. The design and location of any midblock pedestrian crossmgs on
Gatestone Lane shall be approved by the City Engineer.
8. Private driveway Improvements. The surface and the storm drainage improvements in the
common private driveways, as shown in the Typical Section on the Tentative Map, shall be
included in the Tract Improvement Agreement. This includes the improvements in Parcels C - J.
9. Landscape Improvements. All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right-of-way including
the Wallis Ranch Road, Lily Rose Way and Gatestone Lane frontages shall be included in the
Tract 7714 Improvements Agreement. Landscape Plans for these improvements shall be approved
concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract
7714.
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10. Temporary Walkways. Temporary walkways along one side of Wallis Ranch Road may be
required by the City Engineer to be constructed with the Tract 7714 improvements to provide a
continuous walkway to Tassajara Road across any area where the sidewalk has not been
constructed or bonded for with another final map.
TRACT 7715 (Neighborhood 5)
1. General Conditions of Approval. Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7711-7716 contained below unless specifically
modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3. Private Yard Easements. The Private Yard Easements shall be shown of the Final Map.
4. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the
typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench
structures and reducing the width results in lower retaining wall height or makes the slope flatter
than 2: 1.
5. Parcel 16 Grading. The portion of Parcel 16 that is upslope from Tract 7715 shall be finish
graded with Tract 7715 to the satisfaction of the City Engineer. The portion of Parcel 16 that is
between Tracts 7711 and 7716 shall be finished graded with Tract 7716 so that no additional
grading will be required when grading Tract 7711.
6. Barbara Jean Street, Lily Rose Way and "G" Lane. The street improvements shall be
constructed and the rights-of-way dedicated to the City of Dublin for Barbara Jean Street, Lily
Rose Way and "G" Lane as shown on the Tentative Map for Tract 7715. The sidewalk along the
southern frontage of Lily Rose Way is not included with the Tract 7715 improvements but will be
included with the Tract 7716 improvements.
7. Dorothy Drive Frontage Improvements. The sidewalk shall be constructed along the Dorothy
Drive frontage that is a part of the Tract 7515 improvements.
8. Private Alley Improvements: The surface and the storm drainage improvements in the private
Alleys (Parcels A, B, C & D), as shown in the Typical Section on the Tentative Map, shall be
included in the Tract Improvement Agreement.
9. EV AE Access to Tract 7716. The south end of the alley/EV AE on Parcel C shall be designed to
provide EV AE access to Tract 7716 to the satisfaction of the City Engineer.
10. Private Road Improvements. The surface and the storm drainage improvements in the private
Alleys (Parcels A-G & 0), as shown in the Typical Section on the Tentative Map, shall be
included in the Tract Improvement Agreement.
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11. Landscape Improvements. All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right-of-way including
the frontage along Wallis Ranch Road and Lily Rose Way, the community green on Parcel 17 and
the portion of Parcel 16 above Tract 7715 shall be included in the Tract 7715 Improvements
Agreement. Landscape Plans for these improvements shall be approved concurrently with the
Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7715.
12. Temporary Walkways. Temporary walkways along one side of Wallis Ranch Road may be
required by the City Engineer to be constructed with the Tract 7715 improvements to provide a
continuous walkway to Tassajara Road across any area where the sidewalk has not been
constructed or bonded for with another final map.
TRACT 7716 (Neighborhood 6)
1. General Conditions of Approval. Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7616 contained below unless
specifically modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the
typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench
structures and reducing the width results in lower retaining wall height or makes the slope flatter
than 2: 1.
4. Parcel 16 Grading. the portion of Parcel 16 that is upslope from Tract 7716 shall be finish graded
with Tract 7716 to the satisfaction of the City Engineer.
5. Wallis Ranch Road Frontage Improvements. The sidewalk shall be constructed along the
Wallis Ranch Road frontage that is a part ofthe Tract 7515 improvements.
6. Lily Rose Way. The sidewalk shall be constructed along the Lily Rose Way that is a part of the
Tract 7715 improvements. If Lily Rose Way is not completed by Tract 7715, the southern
frontage curb & gutter and a minimum 26- foot width of pavement shall be included in the
Improvement Agreement with the Tract 7716 mapping that creates any of the residential units on
Parcels 1,2 or 12. An EV AE and Public Access Easement along the Lily Rose right of way shall
be dedicated to the City of Dublin at the time of the Tract 7716 Final Map approval.
7. Landscape Improvements All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right-of-way including
the frontage along Wallis Ranch Road and Julie Ann Lane, and the portion of Parcel 16 above
Tract 7716 shall be included in the Tract 7716 Improvements Agreement. Landscape Plans for
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these improvements shall be approved concurrently with the Improvement Plans, Tract
Improvement Agreement and Final Map for Tract 7716.
8. Temporary Walkways. Temporary walkways along one side of Wallis Ranch Road may be
required by the City Engineer to be constructed with the Tract 7716 improvements to provide a
continuous walkway to Tassajara Road across any area where the sidewalk has not been
constructed or bonded for with another final map.
GENERAL CONDITIONS OF APPROVAL FOR VESTING TENTATIVE MAPS, TRACTS 7515,
7711,7712,7713,7714,7715&7716
The following conditions shall apply to each of the following Vesting Tentative Maps for Tracts 7515,
7711, 7712, 7713, 7714, 7715, and 7716:
PUBLIC WORKS:
General:
1. The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning,
and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building
and fire codes and ordinances in effect at the time of building permit. All public improvements
constructed by Developer and to be dedicated to the City are hereby identified as "public works"
under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall
comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following)
2. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees from any claim, action, or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or
its advisory agency, appeal board, Planning Commission, City Council, Community Development
Director, Zoning Administrator, or any other department, committee, or agency of the City related to
this project to the extent such actions are brought within the time period required by Government
Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so
defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The
Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of
such actions or proceedings.
3. In the event that there needs to be clarification to these Conditions of Approval, the Director of
Community Development and the City Engineer have the authority to clarify the intent of these
Conditions of Approval to the Developer without going to a public hearing. The Director of
Community Development and the City Engineer also have the authority to make minor
modifications to these conditions without going to a public hearing in order for the Developer to
fulfill needed improvements or mitigations resulting from impacts of this project.
4. If there are conflicts between the Tentative Map approval and the SDR approval pertaining to
mapping or public improvements the Tentative Map shall take precedent.
Agreement and Bonds:
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5. The Developer shall enter into a Tract Improvement Agreement with the City for all public
improvements including any required offsite improvements that are needed to serve the Tract that
have not been bonded with another Tract Improvement Agreement.
6. The Developer shall provide performance (100%), and labor & material (100%) secuntles to
guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract
Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the
improvements, the performance security may be replaced with a maintenance bond that is 25% of
the value of the performance security.)
Fees:
7. The Developer shall pay all applicable fees in effect at the time of building permit issuance
including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic
Impact fees, Fire Facility Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees;
Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection
fees; and any other fees as noted in the Development Agreement.
8. The Developer shall dedicate parkland or pay in-lieu fees in the amounts and at the times set forth in
City of Dublin Resolution No. 60-99, or in any resolution revising these amounts and as
implemented by the Administrative Guidelines adopted by Resolution 195-99.
Permits:
9. Developer shall obtain an Encroachment Permit from the Public Works Department for all
construction activity within the public right-of-way of any street where the City has accepted the
improvements. The encroachment permit may require surety for slurry seal and restriping. At the
discretion of the City Engineer an encroachment for work specifically included in an Improvement
Agreement may not be required.
10. Developer shall obtain a Grading / Sitework Permit from the Public Works Department for all
grading and private site improvements that serves more that one lot or residential condominium unit.
11. Developer shall obtain all permits required by other agencies including, but not limited to Alameda
County Flood Control and Water Conservation District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide
copies of the permits to the Public Works Department.
Submittals:
12. All submittals of plans and Final Maps shall comply with the requirements of the City of Dublin
Public Works Department improvement plan submittal requirements.
13. Developer shall submit design development landscape plans, for all landscaping improvements
within the public right of way showing details, sections and supplemental information as necessary
for design coordination of the various civil design features and elements including utility location to
the satisfaction of the City Engineer. The design development landscape plans shall be submitted
with the first review submittal of Improvement Plans and Final Map. Complete Landscape Plans
shall be concurrently approved with the Tract Improvement Agreement and Final Map
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The Developer will be responsible for submittals and reviews to obtain the approvals of all participating
non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District
shall approve and sign the Improvement Plans.
. 14. Developer shall submit a Geotechnical Report, which includes street pavement sections and grading
recommendations.
15. Developer shall provide the Public Works Department a digital vectorized file of the "master" CAD
files for the project when the Final Map has been approved. Digital raster copies are not acceptable.
The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall
be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by
layer and named in English. All submitted drawings shall use the Global Coordinate System of
USA, California, NAD 83 California State Plane, Zone III, and U.S. foot.
Final Map:
16. The Final Map shall be substantially in accordance with the Tentative Map approved with this
application, unless otherwise modified by these conditions.
17. All rights-of-way and easement dedications required by the Tentative Map including the Public
Service Easement shall be shown on the Final Map.
18. Any phasing of the final mapping or improvements of a Tentative Map is subject to the approval
and conditions ofthe City Engineer.
19. Street names shall be assigned to each public/private street pursuant to Municipal Code Chapter
7.08. The approved street names shall be indicated on the Final Map.
Easements:
20. The Developer shall obtain abandonment from all applicable public agencies of existing easements
and rights-of-way that will no longer be used.
21. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property
owners for any improvements on their property. The easements and/or rights-of-entry shall be in
writing and copies furnished to the City Engineer.
Grading:
22. The Grading Plan shall be in conformance with the recommendations of the Geotechnical Report,
the approved Tentative Map and/or Site Development Review, and the City design standards &
ordinances. In case of conflict between the soil engineer's recommendations and City ordinances,
the City Engineer shall determine which shall apply.
23. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall
include detailed design, location, and maintenance criteria of all erosion and sedimentation control
measures.
24. Tiebacks or structural fabric for retaining walls shall not cross property lines.
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25. Bank slopes along public streets shall be no steeper than 3:1 unless shown otherwise on the
Tentative Map Grading Plan exhibits. The toe or top of any slope along public streets shall be three
feet back of walkway. Minor exception may be made in the above slope design criteria to meet
unforeseen design constraints subject to the approval of the City Engineer.
Improvements:
26. The public improvements shall be constructed generally as shown on the Tentative Map and/or Site
Development Review. However, the approval of the Tentative Map and/or Site Development
Review is not an approval of the specific design and locations o'f the drainage, sanitary sewer, water,
traffic, street lighting, join trench and street improvements.
27. All public improvements shall conform to the City of Dublin Standard Plans and design
requirements and as approved by the City Engineer.
28. Public streets shall be at a minimum 1 % slope (except for locations specifically shown and approved
on the Tentative Map) with minimum gutter flow of 0.7% around bump outs. Private streets and
alleys shall be at minimum 0.5% slope.
29. Curb Returns to Tassajara Road shall be 40-foot radius, all internal public streets curb returns shall
be 30-foot radius (36-foot with bump outs) and private streets/alleys shall be a minimum 20-foot
radius. Priva~e courts, streets and alleys may have less than 20-foot returns if specifically approved
with the Tentative Map.
30. Any decorative pavers installed within City right-of-way shall be done to the satisfaction of the City
Engineer. Where decorative paving is installed at signalized intersections, pre-formed traffic signal
loops shall be placed under the decorative pavement. All turn lane stripes, stop bars and crosswalks
shall be delineated with concrete bands or contrasting color pavers to the satisfaction of the City
Engineer Maintenance costs of the decorative paving shall be the responsibility of the Homeowners
Association
31. The Developer shall install all traffic signs and pavement marking as required by the City Engineer.
32. Street light standards and luminaries shall be designed and installed per approval of the City
Engineer. All residential street lights shall be the same height. The maximum voltage drop for
streetlights is 5%.
33. The Developer shall construct bus stops and shelters at the locations designated and approved by the
LA VT A and the City Engineer. The Developer shall pay the cost of procuring and installing these
improvements.
34. Developer shall construct all potable and recycled water and sanitary sewer facilities required to
serve the proj ect in accordance with DSRSD master plans, standards, specifications and
requirements.
35. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector
blue traffic marker shall be installed in the street opposite each hydrant.
36. The Developer shall furnish and install street name signs for the project to the satisfaction of the
City Engineer.
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37. Developer shall construct gas, electric, cable TV and communication improvements within the
fronting streets and as necessary to serve the project and the future adjacent parcels as approved by
the City Engineer and the various Public Utility agencies.
38. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the
City policies and ordinances. All utilities shall be located and provided within public utility
easements and sized to meet utility company standards.
39. All utility vaults, boxes and structures, unless specifically approved otherwise by the City Engineer,
shall be underground and placed in landscape areas and screened from public view. Prior to Joint
Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all
utility vaults, boxes and structures and adjacent landscape features and plantings to illustrate that
potential conflicts are resolved. The Joint Trench Plans shall be approved and signed by the City
Engineer prior to Improvement Plan approval.
Construction:
40. The Erosion Control Plan shall be implemented between October 15th and April 15th unless
otherwise allowed in writing by the City Engineer. The Developer will be responsible for
maintaining erosion and sediment control measures for one year following the City's acceptance of
the subdivision improvements.
41. If archaeological materials are encountered during construction, construction within 100 feet of
these materials shall be halted until a professional Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of Professional Archaeology (SOP A) has had an
opportunity to evaluate the significance of the find and suggest appropriate mitigation measures.
42. Construction activities, including the maintenance and warming of equipment, shall be limited to
Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m.
except as otherwise approved by the City Engineer.
43. Developer shall prepare a construction noise management plan that identifies measures to be taken
to minimize construction noise on surrounding developed properties. The plan shall include hours of
construction operation, use of mufflers on construction equipment, speed limit for construction
tra(fic, haul routes and identify a noise monitor. Specific noise management measures shall be
included in the project plans and specifications.
44. Developer shall prepare a plan, included on the Improvement Plans, for construction traffic interface
with public traffic on any existing public street. Construction traffic and parking may be subject to
specific requirements by the City Engineer.
45. The Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due
to construction activities.
46. The Developer shall be responsible for watering or other dust-palliative measures to control dust as
conditions warrant or as directed by the City Engineer.
47. The Developer shall provide the Public Works Department with a letter from a registered civil
engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades
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shown on the approved Grading Plans, and that the top & toe of banks and retaining walls are at the
locations shown on the approved Grading Plans.
Storm Water Quality (NPDES):
48. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice of
Intent (NO I) has been sent to the California State Water Resources Control Board per the
requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall
be provided to the Public Works Department and be kept at the construction site.
49. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices
(BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion
control measures in accordance with the regulations outlined in the most current version of the
ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices
Handbook. The Developer is responsible for ensuring that all contractors implement all storm water
pollution prevention measures in the SWPPP.
50. Developer shall enter into an agreement with the City of Dublin that guarantees the perpetual
maintenance obligation for all storm water treatment measures installed as part of the project. Said
agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the
issuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires
the City to provide verification and assurance that all treatment devices will be properly operated
and maintained.
DUBLIN SAN RAMON SERVICES DISTRICT:
1. Prior to approval of the Improvement Plans and/or the Final Map, complete improvement plans
shall be approved by DSRSD that conform to the requirements of the Dublin San Ramon Services
District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all
DSRSD policies.
2. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in
addition to each development project's demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master planning.
3. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system.
Pumping of sewage is discouraged and may only be allowed under extreme circumstances
following a case by case review with DSRSD staff. Any pumping station will require specific
review and approval by DSRSD of preliminary design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require payment of present worth 20 year
maintenance costs as well as other conditions within a separate agreement with the applicant for
any project that requires a pumping station.
4. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be
designed to be looped or interconnected to avoid dead end sections in accordance with
requirements ofthe DSRSD Standard Specifications and sound engineering practice.
5. DSRSD policy requires public water and sewer lines to be located in public streets rather than in
off-street locations to the fullest extent possible. If unavoidable, then public sewer or water
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easements must be established over the alignment of each public sewer or water line in an off-
street or private street location to provide access for future maintenance and/or replacement.
6. Prior to approval by the City of a grading permit or a site development permit, the locations and
widths of all proposed easement dedications for water and sewer lines shall be submitted to and
approved by DSRSD.
7. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered
to DSRSD or by offer of dedication on the Final Map.
8. Prior to approval by the City for Recordation, the Final Map shall be submitted to and approved
by DSRSD for easement locations, widths, and restrictions.
9. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first, all utility connection fees including DSRSD and
Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater
discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in
the DSRSD Code.
10. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first, all improvement plans for DSRSD facilities shall
be signed by the District Engineer. Each drawing of improvement plans shall contain a signature
block for the District Engineer indicating approval of the sanitary sewer or water facilities shown.
Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and
provide an engineer's estimate of construction costs for the sewer and water systems, a
performance bond, a one-year maintenance bond, and a comprehensive general liability insurance
policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least
15 working days for final improvement. drawing review by DSRSD before signature by the
District Engineer.
11. No sewer line or waterline construction shall be permitted unless the proper utility construction
permit has been issued by DSRSD. A construction permit will only be issued after all of the items
in Condition No.9 have been satisfied.
12. The applicant shall hold DSRSD, it's Board of Directors, commissions, employees, and agents of
DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines
resulting from the construction and completion of the project.
13. Improvement plans shall include recycled water improvements as required by DSRSD. Services
for landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of
the DSRSD Recycled Water Use Guidelines and conform to the requirements therein.
14. Above ground backflow prevention devices/double detector check valves shall be installed on fire
protection systems connected to the DSRSD water main. The applicant shall collaborate with the
Fire Department and with DSRSD to size and configure its fire system. The applicant shall
minimize the number of backflow prevention devices/double detector check valves installed on its
fire protection system. The applicant shall minimize the visual impact of the backflow prevention
devices/double detector check valves through strategic placement and landscaping.
15. The project is located within the District Recycled Water Use Zone (Ord. 301), which calls for
installation of recycled water irrigation systems to allow for the future use of recycled water for
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approved landscape irrigation demands. Recycled water will be available; as described in the
DSRSD Water Master Plan Update, December 2005. Unless specifically exempted by the District
Engineer, compliance with Ordinance 301, as may be amended or superseded, is required.
Applicant must submit landscape irrigation plans to DSRSD. All irrigation facilities shall be in
compliance with District's "Recycled Water Use Guidelines" and Dept. of Health Services
requirements for recycled water irrigation design.
16. Off site easements for connection to District water and sewer facilities may be required. The
applicant shall be responsible for acquiring all necessary off site easements and constructing
necessary off site water and sewer mains in conformance with all District requirements.
17. To provide increased reliability of the potable water Zone 2 system, add a 12" Zone 2 Water Line
on Tassajara Road from the intersection of Tassajara Road & Fallon Road south to Wallis Ranch
Road (the northern entrance to Wallis Ranch).
18. Tract 7712 - Sanitary Sewer Easements (SSE) will be required to DSRSD by offer of dedication
on the Final Map for public sewer mains entering private driveways.
19. Tract 7713 - Sanitary Sewer Easements (SSE) and Water Line Easements (WLE) will be required
to DSRSD by offer of dedication on the Final Map for public sewer and water mains entering
private streets/parcels such as Parcel Numbers DM, DN, DO, DP, DQ, DR, DS.
20. Tract 7714 - Sanitary Sewer Easements (SSE) and Water Line Easements (WLE) will be required
to DSRSD by offer of dedication on the Final Map for public sewer and water mains entering
private streets/parcels such as Parcel Numbers FA, FB, FC, FD, FE, FF, FG, FH, FI, FJ, FK.
21. Tract 7715 - Eliminate sewer main within Parcel 17 (east of Lots 62-78) and move sewer main to
within Parcel Number GD. The sewer laterals for Lots 62-78 shall come from the sewer mains
within Parcel Number GD.
22. Tract 7715 - Sanitary Sewer Easements (SSE) and Water Line Easements (WLE) will be required
to DSRSD by offer of dedication on the Final Map for public sewer and water mains entering
private streets/parcels such as Parcel Number GD.
23. Tract 7715 - Fire hydrant should be located within Public Right-of-Ways or Water Line
Easements (WLE) and not within the Public Service Easements (PSE). The fire hydrant that is
located between Lots 67 & 68 shall be within a WLE that is located on Parcel 17 and Lots 67 &
68.
24. Tract 7715 - Units/Lots that will have a "Granny Unit" over garage will be assessed additional
sewer connection fees equivalent to a second dwelling unit.
25. Tract 7716 - Sanitary Sewer Easements (SSE) and Water Line Easements (WLE) will be required
to DSRSD by offer of dedication on the Final Map for public sewer and water mains entering
private streets/parcels such as Parcel Number HN.
Landscape:
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1. Final Landscape Plans shall be generally in accordance with the Site Development Review.
However, the approval of the Site Development Review is not an approval of the specific design
ofthe layout, grading, planting, irrigation and site amenities.
2. Final Landscape Plans for the streets medians, parkways & frontage, shall be prepared and
stamped by a State licensed landscape architect or registered engineer and shall be submitted for
review and approval by the City Engineer and the Community Development Director. Plans shall
be prepared at a scale sufficient to clearly illustrate the design and required coordination with
other disciplines. The final Landscape Plans shall include the following:
a. Landscape grading plan with spot elevations. Grading information shall extend a
minimum of 10' beyond the property line.
b. Location and identification of all above grade and below grade utilities shown on all
sheets.
c. Planting plan
d. Irrigation plan.
e. Layout plan of any special paving areas such as walkways or driveways, and any proposed
walls.
f. Details and specifications for design elements, such as special paving finish and color,
drain inlets, fencing, walls, entrance features, corner monuments, pilasters, pots, urns and
mailbox stations including irrigation and drainage for pots and urns, and secure mounting,
anti-vandalism measures.
g. Design details for all entry features and monuments at a scale no less than 1" = 1 0'.
Information shall show location, spot elevations, top and bottom of walls, colors, finishes
and all materials.
h. Design details for the site furniture and amenities.
1. All information necessary to construct the retaining walls and community walls.
3. Landscape and irrigation plans shall provide for a recycled water system. Plans shall be submitted
to DSRSD for their review and approval.
4. Irrigation systems shall be designed to current industry standards. No fixed risers are allowed.
Spay heads shall have MPR and check valves on slopes. Pressure regulating devices may be
required to prevent nozzle fogging. Irrigation shall provide for 100% head-to-head coverage of all
planting areas, with no over spray onto pavement, walls, fencing or buildings.
5. The Developer shall submit a plant list, which has been reviewed by a qualified arborist or
horticulturist. The plant list shall reflect considerations such as heavy clay soil, local climate,
drought tolerance, the relationship of plant size to intended space, and the character of the design
concept. Street trees shall be high branching, produce minimal litter and not have seriously
aggressive roots. Following grading, soil samples throughout the project shall be tested by an
approved soils testing laboratory. The final plant list and soil amendment amounts shall be
adjusted per the recommendations of an approved soils testing laboratory. Final plant choices shall
be submitted for review and approval by the Director of Community Development.
6. Landscape structures and planting shall not obstruct the sight distance of motorists, pedestrians or
bicyclists. Except for trees, landscaping (and/or landscape structures such as walls) at drive aisle
intersections shall not be taller than 30 inches above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers and the general public surveillance capabilities
of the area.
7. Trees planted adjacent to streets and sidewalks shall be placed following minimum
setback/clearance guidelines:
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a. 5' from fire hydrants, storm drains, sanitary sewers and/or gas lines.
b. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains
c. 5' from utility boxes
d. 15' from stop signs, street or curb sign returns.
e. 15' from either side of streetlights.
8. A 24" Deep Root Barrier shall be installed at each tree that is closer than 5' from existing or future
curb, sidewalk or wall. Length of barrier shall be 12' and shall be centered on tree trunk. Include
standard detail on plans.
9. All street trees shall be 24" box minimum; all shrubs shall be 5-gallon minimum within the public
right-of- way.
10. The Developer shall maintain non-irrigated hydro seed areas and Fire Buffer Areas to the
satisfaction of the City Engineer and the Fire Department for a period of two years and until
accepted as complete by the City. The minimum requirements for acceptance as complete include
100% vegetative cover that is continuously maintained at a height of not less than 2" nor more than
4" for a minimum period of one year.
11. Water Efficient Landscaping Ordinance: Developer shall submit written documentation to the
Public Works Department (in the form of a Landscape Documentation Package and other required
documents) that the development conforms to the City's Water Efficient Landscaping Ordinance.
12. Walls and Monument Features: Walls and project monument features shall be constructed of
concrete, CMU or other non-wood material approved by the City Engineer.
SITE DEVELOPMENT REVIEW CONDITIONS OF APPROVAL
PROJECT SPECIFIC
1. Approval. This Site Development Review approval for Wallis Ranch, PA 05-051, establishes the
detailed design concepts and regulations for the project. Development pursuant to this Site
Development Review generally shall conform to the project plans submitted by MacKay &
Somps, dated received December 7, 2006, on file in the Community Development Department,
and other plans, text, and diagrams relating to this Site Development Review, unless modified by
the Conditions of Approval contained herein or subsequent Development Agreements.
2. Effective Date. This Site Development Review approval is contingent upon the approval of the
amended Stage 1 Planned Development and the related Stage 2 Planned Development. If the
Stage 2 Planned Development Rezoning is not approved this Site Development Review approval
shall become null and void.
3. Permit Validity. This Site Development Review approval shall be valid for the remaining life of
the approved structure so long as the operators of the subject property comply with project's
conditions of approval.
4. Indemnification. The Developer shall defend, indemnify, and hold harmless the City of Dublin
and its agents, officers, and employees from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the
City of Dublin or its advisory agency, appeal board, Planning Commission, City Council,
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Community Development Director, Zoning Administrator, or any other department, committee, or
agency of the City to the extent such actions are brought within the time period required by
Government Code Section 66499.37 or other applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's
promptly notifying The Developer of any said claim, action, or proceeding and the City's full
cooperation in the defense of such actions or proceedings.
5. Modifications. The Community Development Director may consider modifications or changes to
this Site Development Review approval if the modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
6. Mitigation Monitoring Program. The Developer shall comply with the Eastern Dublin Specific
Plan EIR Mitigation Monitoring Program and subsequent environmental documents pertaining to
this site including all mitigation measures, action programs, and implementation measures on file
with the Community Development Department.
7. Tentative Map Conditions of Approval: All applicable Conditions of Approval for Tentative
Maps for Tracts 7515, 7711 thru 7716 shall apply to this Site Development Review.
8. Grading / Sitework Permit: Developer shall obtain a Grading / Sitework Permit from the Public
Works Department for all grading and private site improvements for each Neighborhood.
9. Landscape Design Development Submittal: Developer shall submit design development
landscape plans, for all landscaping improvements showing details, sections and supplemental
information including topography as necessary for design coordination of the various design
features and elements including utility location to the satisfaction of the City Engineer. The design
development landscape plans shall be submitted for review prior to the issuance of a Grading /
Sitework Permit for the private site improvements for each Neighborhood.
10. Community Green in Tract 7515 (Parcel 17) (adjacent to Neighborhood 5 Tract 7715):
Developers shall improve this parcel in conjunction with Neighborhood 5 or before. Landscape
Improvement Plans shall be submitted for this parcel in conjunction with the first building permit
in Neighborhood 5 and improvements completed with the first occupancy oflots 62 thru 78.
11. Private Recreation Facilities in Tracts 7713, 7714 & 7716: Complete building permit
application for the private recreation facility within Tracts 7713, 7714 & 7716 shall be submitted
to the Building Department in conjunction with the issuance of the first building permit for the
first residential unit or building. The building permit for each recreation facility shall be issued on
or before the issuance of the building permit for 50% of the units. Occupancy of the recreation
facility shall be on or before occupancy of 75% of the units.
12. Ownership/Maintenance Exhibit: Prior to recordation of the Final Map the Developer shall
submit an exhibit showing ownership and maintenance responsibilities of the site improvements
for that Neighborhood.
13. Telecommunications: If the City of Dublin approves a revised telecommunications ordinance
that contains requirements to provide conduit to contain category 5 wiring from the street to each
dwelling unit prior to Building Permit for the residential units, the Developer shall be required to
provide said conduit.
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14. Satellite Dishes: Prior to the issuance of Building Permits, the Developer's Architect shall prepare
a plan for review and approval by the Director of Community Development and the Chief
Building Official that provides a consistent and unobtrusive location for the placement of
individual satellite dishes. Individual conduit will be run from the individual residential unit to the
location on the building to limit the amount of exposed cable required to activate any satellite
dish. It is preferred that where chimneys exist, that the mounting of the dish be incorporated into
the chimney. In instances where the buildings have mechanical wells (Neighborhoods 4 and 6)
that those buildings provide locations within the well for individual unit connections. In instances
where neither chimneys nor mechanical wells exist, then the plan shall show a common and
consistent location for satellite dish placement to eliminate the over proliferation, haphazard and
irregular placement.
The Covenants Conditions and Restrictions (CC&R's) shall contain language stating that the
individual units contain conduit and central locations for satellite dish connections and failure to
use those conduits and locations (if the resident has or wants a satellite dish) will constitute a
violation of those CC&R's. The penalty for that violation shall be specified. Additionally, prior to
the issuance of building permits, the developer shall prepare a disclosure statement to be signed by
every first time home purchaser indicating that utilizing this dedicated conduit and central
mounting location is a requirement if a satellite dish is installed.
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STANDARD CONDITIONS
PLANNING DIVISION:
1. Permit Expiration. Construction or use shall commence within one (1) year of Permit approval
or the Permit shall lapse and become null and void unless modified by a subsequent Development
Agreement. Commencement of construction or use means the actual construction or use pursuant
to the Permit approval or, demonstrating substantial progress toward commencing such
construction or use. If there is a dispute as to whether the Permit has expired, the City may hold a
noticed public hearing to determine the matter. Such a determination may be processed
concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new
application must be made and processed according to the requirements of this Ordinance.
2. Time Extension. The original approving decision-maker may, upon the Applicant's written
request for an extension of approval prior to expiration, and upon the determination that any
Conditions of Approval remain adequate to assure that applicable findings of approval will
continue to be met, grant a time extension of approval for a period not to exceed six (6) months.
All time extension requests shall be noticed and a public hearing or public meeting shall be held as
required by the particular Permit.
3. Permit Validity. This Site Development Review approval shall be valid for the remaining life of
the approved structure so long as the operators of the subject property comply with the project's
conditions of approval.
4. Revocation of Permit. The Site Development Review approval shall be revocable for cause in
accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms
or conditions ofthis permit shall be subject to citation.
5. Requirements and Standards Conditions. The Applicant/Developer shall comply with
applicable City of Dublin Fire Prevention Bureau, Dublin Public Works Department, Dublin
Building Department, Dublin Police Services, Alameda Flood Control District Zone 7, Livermore
Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San
Ramon Services District and the California Department of Health Services requirements and
standard conditions.
6. Required Permits. Developer Shall obtain all permits required by other agencies including, but
not limited to Alameda County Flood Control and Water Conservation District Zone 7, California
Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board,
Caltrans and provide copies ofthe permits to the Public Works Department.
7. Fees. Applicant/Developer shall pay all applicable fees in effect at the time of building permit
issuance, including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC
fees, Dublin San Ramon Services District fees, Public Facilities fees, Fire Facilities Impact fees,
Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water
Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be
adopted and applicable.
8. Equipment Screening. All electrical and/or mechanical equipment shall be screened from public
VIew. Any roof-mounted equipment shall be completely screened from view by materials
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architecturally compatible with the building and to the satisfaction of the Community
Development Director.
9. Master Sign Program. If it is the Developer's intent to provide signage, it may be necessary
either to prepare a Master Sign Program or apply for a SDR waiver depending upon the amount
and location of proposed signage.
10. Colors. The exterior paint colors of the buildings are subject to City review and approval
consistent with the color and material boards presented. The Applicant may be required to paint a
portion of the building with the proposed color for review and approval by the Director of
Community Development prior to painting the entire structure.
11. Internet Access. The Developer shall comply with ANSIITIA.EIA-570-A Standard relating to
telecommunications and the installation of data outlets for high-speed Internet access within
individual residential units.
12. Final Building and Site Development Plans. Final Building and Site Development Plans shall
be reviewed and approved by the Community Development Director prior to the issuance of a
building permit. All such plans shall insure:
a. That ramps, special parking spaces, signing, and other appropriate physical features for the
handicapped, are provided throughout the site for all publicly used facilities.
b. That exterior lighting of the building and site is not directed onto adjacent properties and
the light source is shielded from direct offsite viewing.
c. That all mechanical equipment, including electrical and gas meters, is architecturally
screened from view, and that electrical transformers are either underground or
architecturally screened.
d. That all trash enclosures (if utilized) are of a sturdy material (preferably masomy) and in
harmony with the architecture of the building(s).
e. That all exterior architectural elements visible from view and not detailed on the plans be
finished in a style and in materials in harmony with the exterior of the building.
f. That all other public agencies that require review of the project be supplied with copies of
the final building and site plans and that compliance be obtained with at least their
minimum Code requirements.
13. Occupancy Permits. Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete, within that phase, in accordance with approved plans
and the conditions required by the City.
14. Public Art Contribution. Developer shall fulfill the Public Art Contribution through the
provision of an on-site public art project. Two locations for the proposed public art have been
identified and are shown on Sheet No.1, Public Art Master Plan, contained in the Wallis Ranch
Site Development Review and Vesting Master and Tentative Tract Maps submittal (Attachment 8
to Staff Report, Exhibit B to Ordinance). Prior to the recordation of the first final map for the
project, Developer shall obtain the total building valuation of the project from the Building
Official, and the value of the applicant's required public art project shall be determined by the
Community Development Director. Prior to occupancy of the first structure in the project, the
Developer shall (a) secure completion of the public art project, in a manner deemed satisfactory by
the City Manager; and (b) execute an agreement between the City and the Developer, prior to
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occupancy of the first structure in the project, which sets forth the ownership, maintenance
responsibilities, and insurance coverage for the public art project.
15. Parkland Dedication. The developer shall be required to pay a Public Facilities Fee in the
amounts and at the times set forth in City of Dublin Resolution No. 32-96, adopted by the City
Council on March 26, 1996, or in the amounts and at the times set forth in any resolution revising
the amount of the Public Facilities Fee. No credit against the dedication requirement shall be
given for open space within this project.
16. Affordable Housing. The City's Inclusionary Zoning Regulations, which are set forth at Chapter
8.68 of the Dublin Municipal Code, provide generally that all residential development in excess of
25 units is required to contain affordable units equal to not less than 12.5% of the total units in the
development. The City and the Applicant are parties to an agreement entitled Development
Agreement between the City of Dublin and Chang Su-O-Lin and Hong Lien Lin-Dublin Ranch
Fairway Ranch ("the Agreement"), which pertains to the development of an affordable housing
project known as the "Fairway Ranch Project." Consistent with the Inclusionary Zoning
Regulations, the Agreement provides for the creation of Affordable Unit Credit Certificates
(AUCCs) upon completion of affordable units in the Fairway Ranch Project, which AUCCs can be
used toward the satisfaction of the affordable unit construction obligations under the Inclusionary
Zoning Regulations on certain property, including the subject property. To the extent sufficient
AUCCs are available at the time of tentative map approval or site development review on property
subject to the Agreement, the City may not require compliance with the Inclusionary Zoning
Regulations.
Developer currently has in excess of 117 Affordable Unit Credit Certificates. Pursuant to the
terms of the Agreement, 117 of AUCCs in Developer's possession shall be deemed to satisfy, and
shall be applied to, the Inclusionary Housing obligation of the Project.
17. Heritage Tree Report and Recommendations. The Applicant shall comply with the
recommendations in the "Tree Protection Plan and Review of Trees in the proximity of the two
bridge crossings proposed for the Wallis Ranch Development dated December 20, 2006 prepared
by Arbor Resources. This document includes specific recommendations for Design Guidelines
and Protection Measures. Mitigation shall be as determined in the reference documents prepared
by H.T. Harvey and Associates and included in the Appendix section of the Applicant's submitted
packet.
18. Disclosures to Homebuyers. Homebuyers shall be notified in a disclosure document of possible
restrictions on accessory structures and the location of pools and spas. A copy of the disclosure
shall be provided to the Community Development Department prior to issuance of Building
Permits.
19. Retaining Walls. Retaining walls at side yards will be built centered on the property line and
provide a minimum 36 inch clearance between building and wall.
20. Landscaping:
a. Final landscaping plans. Final landscaping plans, irrigation system plans, tree
preservation techniques, and guarantees, shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the building permit. All such submittals shall
Insure:
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1. That plant material is utilized which will be capable of healthy growth within the
given range of soil and climate.
11. That proposed landscape screening is of a height and density so that it provides a
positive visual impact within three years from the time of planting.
111. That unless unusual circumstances prevail, at least 75% of the proposed trees on
the site are a minimum of 15 gallons in size, and at least 50% of the proposed
shrubs on the site are minimum of 5 gallons in size.
IV. That a plan for an automatic irrigation system be provided which assures that all
plants get adequate water. In unusual circumstances, and if approved by Staff, a
manual or quick coupler system may be used.
v. That concrete curbing is to be used at the edges of all planters and paving surfaces.
V1. That all cut and fill slopes in excess of 5 feet in height are rounded both
horizontally and vertically.
V11. That all cut and fill slopes graded and not constructed on by September 1, of any
given year, are hydro seeded with perennial or native grasses and flowers, and that
stock piles of loose soil existing on that date are hydro seeded in a similar manner.
V111. That the area under the drip line of all existing oaks, walnuts, etc., which are to be
saved are fenced during construction and grading operations and no activity is
permitted under them that will cause soil compaction or damage to the tree.
IX. That a guarantee from the owners or contractors shall be required guaranteeing all
shrubs and ground cover, all trees, and the irrigation system for one year.
x. That a permanent maintenance agreement on all landscaping will be required from
the owner insuring regular irrigation, fertilization and weed abatement
21. Landscape Edges. Concrete curbs or bands shall be used at the edges of all planters and paving
surfaces. The design width and depth of the concrete edge to be to the satisfaction of the
Community Development Director and City Engineer.
22. Maintenance. Permanent provisions for all landscaping maintenance shall be included in the
CC&Rs insuring regular irrigation, fertilization, weed abatement and plant replacement. All
shrubs, ground cover, trees, and the irrigation system shall be warranteed by the developer for one
year.
23. The Developer shall prepare a lighting isochart to the satisfaction of the City Engineer, Director of
Community Development, the City's Consulting Landscape Architect and Dublin Police Services.
Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining
properties, businesses or to vehicular traffic. Lighting used after daylight hours shall be adequate
to provide for security needs. Lighting and street tree placement shall be coordinated such that the
street tree pattern takes precedence.
24. Branches from mature trees may not overhang buildings and roofs. Adequate space to plant trees
adjacent to buildings or other built features must be provided in the following minimum ways:
a. Accent trees (to 20 feet tall) no closer than 6 feet from building or 18 inches from paving,
curbs, or walls with a minimum planting area 3 feet wide.
b. Large trees (20 feet and larger) no closer than 10 feet from building or 2 feet from paving,
curbs, or walls with a minimum planting area 4 feet wide.
25. In order to install all the trees shown on the Landscape Plan, utilities may require relocation
subject to approval of the City Engineer.
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26. All physical improvements within each phase are required to be completed prior to occupancy of
any buildings within that phase. Subject to the approval of the Director of Community
Development, the completion of landscaping may be deferred due to inclement weather with the
posting of a bond for the value of the deferred landscaping and associated improvements.
27. Retaining walls shall be provided in front yards where the slope exceeds 3: 1 and where street trees
and/or utilities are to be located. All retaining walls over 30 inches in height and adjacent to a
walkway shall be provided with a guardrail. All retaining walls over 24 inches with a surcharge or
over 36 inches without a surcharge shall obtain permits and inspections from the Building
Division. Retaining walls in front yards shall be stone veneered or stuccoed with a flagstone cap
to match the project walls and columns.
BUILDING DIVISION:
1. Building Codes and Ordinances. All project construction shall conform to all building codes
and ordinances in effect at the time of building permit. (Through Completion)
2. Retaining Walls. All retaining walls over 30 inches in height and in a walkway shall be provided
with guardrails. All retaining walls, located on private lots, over 24 inches with a surcharge or 36
inches without a surcharge shall obtain permits and inspections from the Building Division.
(Through Completion)
3. Phased Occupancy Plan. If occupancy is requested to occur in phases, then all physical
improvements within each phase shall be completed prior to occupancy of any buildings within
that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor
handwork items, approved by the Department of Community Development. The Phased
Occupancy Plan shall be submitted to the Director of Community Development and Public Works
for review and approval a minimum of 45 days prior to the request for occupancy of any building
covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access
to all parcels in each phase, and shall substantially conform to the intent and purpose of the
subdivision approval. No individual building shall be occupied until the adjoining area is finished,
safe, accessible, provided with all reasonable expected services and amenities, and separated from
remaining additional construction activity. Subj ect to approval of the Director of Community
Development, the completion of landscaping may be deferred due to inclement weather with the
posting of a bond for the value of the deferred landscaping and associated improvements. (Prior to
Occupancy of any affected building)
4. Phasing for Inclusionary Units. For inclusionary dwelling units that are provided within the
project, a phased building permit issuance plan and phased occupancy plan shall be submitted and
approved by the Community Development Director and be in accordance with the Chapter 8.68 of
the City of Dublin's Zoning Ordinance.
5. Building Permits. To apply for building permits, Applicant/Developer shall submit eight (8) sets
of construction plans to the Building Division for plan check. Each set of plans shall have
attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate
how all Conditions of Approval will be or have been complied with. Construction plans will not
be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer
will be responsible for obtaining the approvals of all participation non-City agencies prior to the
issuance of building permits. (Issuance of Building Permits)
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6. Construction Drawings. Construction plans shall be fully dimensioned (including building
elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared
and signed by a California licensed Architect or Engineer. All structural calculations shall be
prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan
and details shall be consistent with each other. (Prior to issuance of building permits)
7. Air Conditioning Units. Air conditioning units and ventilation ducts shall be screened from
public view with materials compatible to the main building. Units shall be permanently installed
on concrete pads or other non-movable materials as approved by the Building Official and
Director of Community Development. Air conditioning units shall be located such that each
detached dwelling unit has one side yard with an unobstructed width of not less then 36 inches.
For Single Family dwellings the air conditioning units shall not be roof mounted. Air
conditioning units shall be located in accordance with the PD text. (Occupancy of Unit).
8. Temporary Fencing. Temporary Construction fencing shall be installed along perimeter of all
work under construction. (Prior to permitting and throughout completion)
9. Addressing:
a. Provide a site plan with the City of Dublin's address grid overlaid on the plans (1 to 30
scale). Highlight all exterior door openings on plans (front, rear, garage, etc.). (Prior to
release of addresses)
b. Provide plan for display of addresses. The Building Official and Director of Community
Development shall approve plan prior to issuance of the first building permit. (Prior to
permitting)
c. Addresses will be required on the front of the dwellings. Addresses are also required
near the garage door opening if the opening is not on the same side of the dwelling as the
front door. Neighborhoods 3 and 5. (Prior to permitting)
d. Town homes / Condos are required to have address ranges posted on street side of the
buildings. (Occupancy of any Unit).
e. Address signage shall be provided as per the Dublin Residential Security Code.
(Occupancy of any Unit).
f. Provide a site plan with the approved addresses in 1 to 400 scale prior to approval or
release of the project addresses. (Prior to permitting)
g. Exterior address numbers shall be backlighted and be posted in such a way that they may
be seen from the street. (Prior to pernlit issuance, and through completion)
h. An approved apartment unit-numbering plan shall be incorporated into the construction
drawings. Neighborhoods 4 and 6 (Prior to permit issuance)
10. Engineer Observation. The Engineer of record shall be retained to provide observation services
for all components of the lateral and vertical design of the building, including nailing, hold downs,
straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted
to the City Inspector prior to scheduling the final frame inspection.
11. Foundation. Geotechnical Engineer for the soils report shall review and approve the foundation
design. A letter shall be submitted to the Building Division on the approval. (Prior to permit
issuance)
12. Green Building Guidelines. To the extent practical the applicant shall incorporate Green
Building Measures. Green Building plan shall be submitted to the Building Official for review.
33
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The goal shall be 50 points under the stopwaste.org residential or multi-family construction check
list. (Through Completion)
13. Cool Roofs. Flat roof areas shall have their roofing material coated with light colored gravel or
painted with light colored or reflective material designed for Cool Roofs. (Through Completion)
14. Electronic File. The applicant/developer shall submit all building drawings and specifications for
this project in an electronic format to the satisfaction of the Building Official prior to the issuance
of building permits. Additionally, all revisions made to the building plans during the project shall
be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final
occupancy.
15. Access to Roof Mounted Equipment. Access to all roof mounted equipment shall be as required
by the building code and be from the interior of the building. Exterior permanently mounted roof
access ladders shall not be installed. (Through Completion)
16. Exiting of third floor. The first of each plan constructed with three floors shall be surveyed for
actual square footage of the third floor. Certification shall be provided to the Building Division
prior to insulation of selected units. At the option of the BUILDING OFFICIAL the City may
select other units for review at time of third floor diaphragm inspection. If any unit is determined
to be over 500 square feet by the City, developer shall have said unit surveyed. (Through
Completion and prior to insulation of each affected unit.) Responsible Agency - Building
17. Floor Plans. Floor plans shall be considered conceptual in nature only, items such as dead end
corridors and accessibility requirements for bathrooms, kitchens, entries and parking shall be
reviewed during the permitting process.
18. Recreation Centers. Building permits are required for all recreation centers, swimming pools,
spas, and associated amenities and are required to meet the accessibility and building codes. Pool
and Deck area shall be considered conceptual in nature only, items such as exiting and permit
requirements shall be reviewed during the permitting process.
19. Plumbing Fixture Counts. Plumbing fixture counts for the clubhouse(s) shall be to the CA
Plumbing Code for the buildings and shall take into account the number of plumbing fixtures
required for the swimming pools / spas as required by the building code.
FIRE DEPARTMENT:
1. The podiums in Neighborhood 4 shall be accessible by two straight run stairways in locations
approved by the Fire Department.
2. Homes/buildings that are over 1 Yz miles from a fire station shall be provided with an automatic
sprinkler system as required by the Dublin Fire Code.
3. The homes/buildings adjacent to open space shall comply with the Wildfire Management Plan.
The following is a partial list of the requirements of the Wildfire Management Plan:
a. The homes shall be provided with an automatic sprinkler system.
b. The roof covering shall be class A.
c. The underside of the eaves shall be one hour rated.
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d. The exterior wall shall be one hour rated on the sides facing the open space.
e. The exterior doors shall be non-combustible or solid core 1 % inch thick.
f. Attic vents or other vent openings shall not exceed 144 sq. in. and covered with non-
combustible corrosion resistant mesh with openings not to exceed 14 inch.
g. Fences constructed of combustible materials shall be separated from the perimeter of buildings
containing habitable by connecting to buildings with a masomy pilaster as shown in the
Wildfire Management Plan.
4. The landscaping around the homes/buildings that are adjacent to open space shall comply with the
standards for vegetation establishment and maintenance as required in the Wildfire Management
Plan:
a. Plants within 3 feet of the homes/buildings shall be irrigated flowers only. The area within 3
feet shall have non-combustible materials only (no combustible mulch).
b. Plants 3 to 15 feet from the homes/buildings shall only be those listed for use in Areas A and B
in the plant species table.
c. Trees shall be a minimum of 4 feet from the homes/buildings. Trees between 4 ft and 30 feet
of the homes shall have a minimum of 10 feet between crowns. The trees shall be limited to
those types listed for use in Areas B through D in the plant species table.
d. Plants 15 to 30 feet from the homes/buildings shall only be those listed for use in Areas A
through C in the plant species table.
e. The distances increase for areas with slopes over 30%. See the Wildfire Management Plan.
f. The landscape shall be maintained year round to comply with the Wildfire Management Plan.
Trees between 4 and 15 feet from the homes shall have their limbs pruned 10 feet from grade
or 113 of the total live crown height. Trees between 15 and 30 feet from the homes shall have
their limbs pruned 6 to 10 feet from grade. The distances increase for areas with slopes over
30%. See the Wildfire Management Plan.
5. If there are heritage trees within 100 feet, comply with the heritage tree provisions of the Wildfire
Management Ordinance.
6. Multifamily buildings 3 or more stories shall be provided with fire alarm systems as required by
the CFC 1006.2.9.1.1.
7. The radius for emergency vehicle turns shall be based on a 42 ft. radius.
8. The applicant/Developer shall construct all new fire hydrants in accordance with the ACFD and
City of Dublin requirements. The locations shall be approved by the Fire Department. No
parking is allowed within 7 Y; feet of a fire hydrant. UFC appendix ilIA and B.
9. Emergency vehicle access roadways must have a minimum unobstructed width of 20 feet and an
unobstructed, vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide
shall be posted with signs or shall have red curbs painted with labels on one side; roadways under
28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of
the street as follows: "NO STOPPING, FIRE LANE - CVC 22500.1 ". CFC 902.2.2.1.
10. All portions of the exterior walls of the homes/buildings shall be within 150 feet of an emergency
vehicle access road. The distance is measured as someone would be able to walk and shall
consider parked cars. Sloped areas beyond the access roads needed for emergency access shall be
permanent walkway or stair as required by the Fire Department. CFC 902.2.1, 902.3.1
35
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11. Provide fire flow as required by CFC Appendix IliA.
12. Provide escape or rescue window for every sleeping room below the fourth story in accordance
with the UBC section 310.4. Emergency egress and rescue windows shall be accessible by ground
ladders by an approved route.
13. Automatic sprinklers shall be provided throughout single family homes that are 3 or more stories
or exceed 5000 sq ft. as required by the Dublin Fire Code. Include the garage area when
calculating the sq. ft. of a home. Automatic sprinklers shall be provided throughout multi-family
homes that are 3 or more stories or exceed 3000 sq ft. with type V or type V-I hour construction.
14. The project shall comply with Uniform Building and Fire Codes as adopted by the City of Dublin
POLICE DEPARTMENT:
1. The Applicant shall comply with all applicable City of Dublin Residential Security Ordinance
requirements. In those projects where a parking structure is built the Applicant shall also comply
with all applicable City of Dublin Non-Residential Security Ordinance requirements.
a. The applicant shall keep the site clear of graffiti vandalism on a continuous basis at all times.
Graffiti resistant materials should be used.
b. The applicant shall work with Dublin Police Services on an ongoing basis to establish an
effective theft prevention and security program.
c. In multi-family buildings where common stairways are used, stairways shall have shatter
resistant mirrors or other equally reflective material at each level and landing and be designed
or placed in such manner as to provide visibility around corners.
d. Doors opening out from the building to the street shall have non-removable hinges.
e. There shall be delineation between private and public areas around the perimeter of the
residential area. This can be accomplished with fixed or perceived barriers such as fences or
landscaping.
f. Primary living area and windows of individual units should be focused for observation of
common areas, adjacent units, recreational areas, and child play areas to provide for self-
policing and a sense of community.
g. The developer shall insure radio frequency transmit and receive capabilities for
PolicelFire/ Ambulance radios.
h. Access to the common areas and elevators on the podium level shall be restricted. Gates and
signage may be used to accomplish this.
1. Exterior lighting is required over all doors.
J. The applicant shall submit a lighting plan with point by point photometric measurements for
connecting paths, outdoor parking area and residential areas.
2. Addressing. All dwelling units shall be addressed as follows:
a. Single family residential buildings shall display a street address number conforming to the
following specifications:
1. Numerals shall be located on the portion of the structure closest to the street where they are
clearly visible from the street on which they are addressed. They shall be of a color
contrasting to the background to which they are affixed. Method of attachment shall not
include the use of two-sided tape or any material not resistant to weather conditions.
36
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11. Address numbers on buildings further than one hundred (100) feet from the center line of
the addressed street shall, in addition to the illuminated address fixture, provide highly
reflective five (5) inch high numerals, placed at the driveway entrance, at a height between
twenty-four (24) and forty-two (42) inches.
111. Numerals shall be illuminated during the hours of darkness. The numerals and light source
shall be contained within a single, weather resistant fixture. The light source shall be
provided with an uninterruptible AC power source or controlled only by a photoelectric
device. Nothing in this section shall preclude the requirement for circuit protection devices
where applicable.
IV. Any building which affords vehicular access to the rear through a public or private alley
shall display five (5") inch high reflective address numbers in a clearly visible location at
the rear entrance.
v. Second dwellings on the same single-family parcel, which are further than one hundred
(100) feet from the center line of the addressed street or are not visible from the addressed
street, in addition to the illuminated address fixture, shall have an illuminated address
fixture containing a directional arrow or wording indicating the second dwelling unit
location, and mounted on the primary dwelling unit that is visible from the addressed
street.
b. Multiple family buildings shall display a street address number conforming to the following
specifications:
1. Addressing and building numbers shall be visible from the approaches to the buildings.
11. Address range markers shall be placed at exits from elevators.
111. Each principal building shall display the number or letter assigned to that building on each
corner of the building at a height that will prevent the number from being obscured by
landscaping.
IV. Each individual unit within the complex shall display a prominent identification number
not less than four (4) inches in height, contrasting in color to the background to which it is
affixed and clearly visible to approaching vehicles and/or pedestrians. It shall be located
near, but not on the dwelling unit entry door.
v. Numerals shall be illuminated during the hours of darkness. The numerals and light source
shall be contained within a single, weather resistant fixture. The light source shall be
provided with an uninterruptible AC power source or controlled only by a photoelectric
device. Nothing in this section shall preclude the requirement for circuit protection devices
where applicable. An illuminated fixture is not required when the address number can be
lighted by area lighting.
V1. Driveways servicing more than one (1) individual dwelling unit shall have minimum of 4
inch high identification numbers, noting the range of unit numbers placed at the entrance to
each driveway at a height between 36 and 42 inches above grade. The light source shall be
provided with an uninterruptible AC power source or controlled only by photoelectric
device.
c. There shall be positioned at each street entrance of a multiple family dwelling complex having
more than one structure, an illuminated diagrammatic representation (map) of the complex that
shows the location of the viewer and the unit designations within the complex. It shall be
lighted during the hours of darkness utilizing a light source which is constructed of weather
and vandal resistant materials and provided with an uninterruptible AC power source or
controlled by a photoelectric device. Nothing in this section shall preclude the requirement for
circuit protection devices where applicable. The map should be oriented specific to each
37
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entrance. Directory map boards shall be installed at project's entrances at a Kiosk that is
positioned at eye level of a person driving a vehicle and would not require the drive to exit the
vehicle to read the map. The map Kiosk location should be in a location that would not have
interference with parked vehicles or parking stalls. The Kiosk should be located so as to
eliminate vehicle stacking or the interference with smooth vehicle movement. The boards
shall be readable and well lighted. The lettering or diagrams should be large enough to read
from three feet.
1. No other number may be affixed to a structure that might be mistaken for, or confused
with, the number assigned to the structure.
11. If the building is adjacent to an alley, the number shall also be placed on or adjacent to the
rear gate accessing the alley.
111. For multifamily buildings with recessed entryways over 2 feet, an additional lighted
address must be placed at the entryway to the recessed area.
3. Emergency Access
a. Private roads and parking areas or structures controlled by unmanned mechanical parking type
gates shall provide for police emergency access by a means other than the use of a Knox or
Subra Box. Options include radio frequency access or providing the gate access code for
distribution to emergency responders.
1. When an access code will be utilized the control box is to be mounted on a control pedestal
consisting of a metal post/pipe which shall be installed at a height of 42 inches and a
minimum of 15 feet (4.6m) from the entry/exit gate. It shall be located on the driver's side
of the road or driveway and accessible in such a manner as to not require a person to exit
their vehicle to reach it, nor to drive on the wrong side of the road or driveway, nor to
require any back-up movements in order to enter/exit the gate.
b. All lockable pedestrian gates to residential recreation areas serving 6 or more dwelling units,
and gates or doors to common walkways or hallways of residential complexes where there are
4 or more dwelling units within the complex, shall provide for police emergency access
utilizing an approved key switch device or approved Knoxbox which shall be installed as
follows:
1. Pedestrian gates/doors using an electromagnetic type lock shall install a key switch within
a telephone/intercom console or in a control housing, or provide for police emergency
access by a means other than the use of a Knox or Subra Box. Options include radio
frequency access or providing the gate access code for distribution to emergency
responders.
11. Pedestrian gate doors utilizing mechanical locks shall install a Knoxbox adjacent to each
gate/door, securely attaching it to a fence or wall.
4. Parking structure
a. All entrances to the parking structure shall be posted with appropriate signs per City of Dublin
Ordinance 6.04.200, to assist in removing vehicles at the property owner's/manager's request.
A notice of a size at least seventeen inches by twenty-two inches (17" X 22") with letters at
least one inch (I") high. "THIS IS PRIVATE PROPERTY. IT IS ILLEGAL TO PARK OR
DRIVE ON THIS PROPERTY WITHOUT PERMISSION OF THE OWNER. VEHICLES
38
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WILL BE TOWED AT THE VEHICLE OWNER'S EXPENSE. FOR TOWED VEHICLES,
CALL DUBLIN POLICE SERVICES (462-1212). -------------Owner
b. Submit a commercial lighting plan with point by point photometric measurements for the
parking structure. Parking Garage Lighting is covered under Security Requirements 7.32.230,
(c) (10).
c. Blind corners in parking structure shall be provided with shatterproof convex mirrors to
improve visibility for both operators of vehicles and pedestrians.
d. The parking structure shall be secure and controlled by electronically controlled gates and
security screens over ventilation spaces to prohibit access by unauthorized persons.
e. Pedestrian paths in parking structure will be shown with appropriate crosswalk areas depicted.
f. Grill work covering openings for the parking area will be designed to prohibit their use as
ladders or access points to podium level windows or doors.
g. Lighting fixtures shall be of a vandal resistant type.
h. The interior portion of the parking structure shall be illuminated with a uniformly maintained
minimum level of one foot candles of light between ground level and 6 vertical feet.
1. The developer shall insure there are radio frequency transmit and receive capabilities for
Police/Fire/Ambulance Radios.
5. Construction Phase
a. Construction sites shall be capable of being fenced and locked at all times when workers are
not present.
b. Perimeter lighting shall be installed at a minimum of 150 foot intervals and at a height not less
than fifteen (15') feet from the ground. The light source used shall have a minimum light
output of 2,000 lumens, shall be protected by a vandal resistant cover, and shall be lighted
during the hours of darkness.
c. Additional lighting shall be required if the construction site exceeds four (4) acres in area.
Lighting shall be installed at locations designated by the Chief of Police.
d. In addition to the perimeter lighting described in subsection (b) of this section, one of the
following shall be used:
1. Fencing, not less than six (6') feet in height, which is designed to preclude human
intrusion, shall be installed along the perimeter boundaries of the construction site and
shall be secured with chain and Fire Department padlocks for emergency vehicle access; or
11. A uniformed security guard, licensed pursuant to Chapter 11 of the Business and
Professions Code of the State, shall be utilized to continually patrol the construction site
during the hours when construction work has ceased.
111. A temporary address sign, of sufficient size with a white background and stenciled black
numbers and letters that can be seen during night time hours with existing street lighting or
additional lighting, is to be posted on all approaches to the site. This will aid in emergency
servIces response.
IV. "No Trespassing" signs shall be posted on the construction site perimeter fence throughout
fence. One printed sign shall be posted in a conspicuous manner at every walkway and
driveway entering any enclosed private property or portion thereof, and at a minimum of
every fifty feet along the boundary of any unenclosed lot.
v. The developer will file a Dublin Police Emergency Contact Business Card prior to any
phase of construction that will provide 24 hour phone contact numbers of persons
responsible for the construction site.
V1. Good security practices shall be followed with respect to storage of building materials and
storage of tools at the construction site.
39
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PASSED, APPROVED, AND ADOPTED this 9th day of January 2007 by the following vote:
AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle, King, and Tomlinson
NOES: None
ABSENT: None
ABSTAIN: None
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2005\05-051 Dublin Ranch West-Wallis\PC\PC Reso SDR & TIMaps rf&mp final.DOC
40
1 "::
RESOLUTION NO. 07 - 02
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE
DECLARATION FOR AN AMENDMENT OF THE DUBLIN RANCH WEST/W ALLIS RANCH
PROJECT TO EXPAND ONTO PROPERTY IN CONTRA COSTA COUNTY
PA 05-051
WHEREAS, the Applicant, Martin Inderbitzen, representing Chang Su-O (aka Jennifer) Lin, et
aI., submitted applications to the City of Dublin (the "City") requesting to amend the approved PD-
Planned Development District Stage 1 Development Plan to include construction of an emergency
vehicle access road, possible bioswale, herpetological exclusion fencing and barrier, and grading on an
adjacent 11.6-acre parcel ofland within Contra Costa County to support the development of Dublin
Ranch West/Wallis Ranch, as described below (the "expansion project"). The amendments also include
minor revisions and refinements to the approved site plan and related uses. The applications include a
PD-Planned Development District Stage 2 Development Plan, subdivision maps and other requests
substantially in compliance with prior project approvals and the proposed Stage 1 Development Plan
amendments~ and
WHEREAS, in 2005, the City Council approved General Plan and Eastern Dublin Specific Plan
amendments (Resolution 43-05, incorporated herein by reference), a PD-Planned Development District
prezoning and related Stage 1 Development Plan (Ordinance 10-05, incorporated herein by reference),
and other approvals for the Dublin Ranch WestlWallis Ranch project (hereafter, "Dublin Ranch West"), a
189-acre area located immediately to the south ofthe expansion project and within the City of Dublin. .
The currently requested amendment applies to the 184. I-acre Lin Family portion of the 2005 approvals,
located on the west side ofTassajara Road at the northerly City limits~ and
WHEREAS, Dublin Ranch West is located in Eastern Dublin, for which the City Council adopted
the Eastern Dublin General Plan Amendment and Specific Plan, and certified a program Environmental
Impact Report pursuant to California Environmental Quality (CEQA) Guidelines section 15168 (SCH
91103064; City Council Resolution No. 51-93) and Addenda dated May 4, 1993 and August 22, 1994
(collectively the .'Eastern Dublin EIR"), which is available for review in the City Plmming Department
and is incorporated herein by reference~ and
WHEREAS, the Eastern Dublin EIR identified potentially significant environmental impacts and
related mitigation measures, which the City adopted together with mitigation findings and a related
Mitigation Monitoring Program (City Council Resolution No. 53-93), which mitigation measures and
monitoring program continue to apply to development in Eastern Dublin including the Dublin Ranch
West project. The City also adopted a Statement of Overriding Considerations for significant impacts that
could not be avoided; and
WHEREAS, in conjunction with the 2005 approval of the Dublin Ranch West project described
above, the City Council certified a Supplemental Environmental Impact Report and adopted mitigation
findings, findings regarding alternatives, a statement of overriding considerations and a mitigation
monitoring plan (the "SEIR")(City Council Resolution No. 42-05, which is available for review in the
Page 1 of3
Attachment 5
)-~\ v
City Planning Department and incorporated herein by reference). The approved mitigation measures from
the SEIR continue to apply to the Dublin Ranch West project; and
WHEREAS, the proposed Stage 2 Development Plan contains minor revisions and refinements to
the previously approved Stage 1 Development Plan for the project area within the City. The proposed
amendment to the Planned Development Zoning and Stage 1 Development Plan involve only minor
changes to the land use areas and incorporates the 11.6 acre adjacent property in Contra Costa County,
further defines the points of access to the property and the boundaries of the land use designations, and
adds specific and key elements specific to the Tassajara Creek Open Space Corridor. The City reviewed
the various applications and determined that the revisions and refinements for the project within the City
substantially comply with the project and analyses from the prior EIRs. These revisions and refinements
are shown on the proposed Stage 1 and Stage 2 Development Plans. The proposed expansion of the
project area onto 11.6 acres of land in Contra Costa County was not included or analyzed in either the
Eastern Dublin EIR or the SEIR; and
WHEREAS, the City prepared an Initial Study for the proposed expansion consistent with CEQA
Guidelines sections 15162 and 15163 and determined that a Mitigated Negative Declaration was required
in order to analyze potential environmental impacts for the proposed expansion onto the Contra Costa
County parcel; and
WHEREAS, based on the Initial Study, the City prepared a Mitigated Negative Declaration dated
September 2006 which reflected the independent judgment of the City as to the potential environmental
impacts ofthe proposed expansion and which was circulated for public review from September 20, 2006
to October 19,2006; and
WHEREAS, the City received one comment letter on the Mitigated Negative Declaration during
the public review period, from the Regional Water Quality Control Board, dated October 13, 2006. The
letter asked whether adequate off-site mitigation lands pursuant to proposed Mitigation 3 are available for
CTS aestivation habitat. By letter dated December 13,2006, the City responded that adequate off-site
mitigation lands are expected to be available. The comment letter and the City's response letter are
attached as Exhibit A and incorporated herein by reference; and
WHEREAS, a staff report, dated January 9, 2007 and incorporated herein by reference, described
and analyzed the Mitigated Negative Declaration and the Dublin Ranch West project, including the
expansion project, for the Planning Commission; and
WHEREAS, the Planning Commission reviewed the staff report and the Mitigated Negative
Declaration at a noticed public hearing on January 9, 2007 at which time all interested parties had the
opportunity to be heard; and
WHEREAS, the Mitigated Negative Declaration reflects the City's independent judgment and
analysis on the potential for environmental impacts from the expansion project; and
WHEREAS, the Mitigated Negative Declaration dated September 2006 together with the October
13, 20061etter from the Regional Water Control Board and the City's December 13,2006 response are
incorporated herein by reference and constitute the Mitigated Negative Declaration for the expansion
project. The Mitigated Negative Declaration and related project and environmental documents, including
the prior EIRs analyzing the portion of the project located in the City, are available for review in the City
planning department, file PA 05-051, during normal business hours. The custodian of the documents and
other materials which constitute the record of proceedings for the Dublin Ranch West/Wallis Ranch
Page 2 of3
\ ,,;;' , I"',
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project, including the expansion project, is the City of Dublin Community Development Department, 100
Civic Plaza, Dublin CA 94568, attn: Mike Porto.
NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct
and made a part ofthis resolution.
BE IT FURTHER RESOLVED THAT the Mitigated Negative Declaration together with the
previously certified Eastern Dublin EIR and Dublin Ranch West Supplemental EIR adequately describe
the impacts ofthe expansion project and the project area located within the City. There is no substantial
evidence in light of the whole record before the City that the Dublin Ranch West project as mitigated will
have a significant effect on the environment.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission has reviewed and
considered the Mitigated Negative Declaration and hereby recommends that the City Council adopt the
Mitigated Negative Declaration as complete, adequate and in compliance with CEQA and the City of
Dublin's Environmental Guidelines, and make all required mitigation and other findings.
PASSED, APPROVED AND ADOPTED this 9th day of January 2007 by the following votes:
AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle, King, and Tomlinson
NOES: None
ABSENT: None
ABSTAIN: None
u/>A.---
Planning Commission Chair
G:\PA#\200S\OS-QSl Dublin Ranch West-Wallis\PC\PC Reso recomm MND--Contra Costa portion Dublin Ranch West.DOC
Page 3 of3
1 ?\--::;L. ,~\
-.J "",,/ ,~'" 'r,
( ,
v
RESOLUTION NO. 07M 03
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING AN
AMENDMENT TO THE STAGE 1 DEVELOPMENT PLAN FOR DUBLIN RANCH
WEST/WALLIS RANCH TO EXPAND THE SITE AREA TO INCLUDE AN ADJACENT 11.6-
ACRE CONTRA COSTA COUNTY PARCEL, TO MAKE MINOR REVISIONS TO LAND USE
AREAS, AND APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN
PA 05-051
WHEREAS, Martin Inderbitzen on behalf of Chang Su-O (aka Jennifer) Lin, et al. (the "Lin
Family"), submitted applications to the City of Dublin (the "City") for 184. I-acres of the 189-acre Dublin
Ranch WestfWalIis Ranch project (hereafter, "Dublin Ranch West"), which applications include: a) an
amendment to the existing Stage 1 Development Plan for Dublin Ranch West to expand the site area to
include an adjacent 11.6-acre parcel located in Contra Costa County and to include minor revisions and
refinements to the approved land uses and site plan; and b) a Stage 2 Development Plan for the project
area, which consists of Dublin Ranch West and the Contra Costa County parcel, collectively the
"Project"; and
WHEREAS, the Project site is generally located west of Tassajara Road at the northerly City
limits and extending to include approximately 11.6 acres in Contra Costa County; and
WHEREAS, on April 5, 2005, the City Council approved a planned development prezone and a
related a Stage 1 Development Plan for Dublin Ranch West (Ordinance No. 10-05), which did not include
the Contra Costa County parcel; and
WHEREAS, upon further study of the development of Dublin Ranch West, the Applicant
determined that certain improvements to the adjacent Contra Costa County parcel are necessary to support
the development of Dublin Ranch West, including construction of an emergency vehicle access road,
possible bioswale, herpetological exclusion fencing and barrier, and grading; consequently, the Applicant
proposed such improvements to the Contra Costa County parcel as an expansion of the development of
Dublin Ranch West; and
WHEREAS, the Applicant requests that the 2005 Stage 1 Development Plan be amended to
expand the site area to include the Contra Costa County parcel. The Applicant also proposes minor
amendments and refinements to the land use areas and site plan, including defining access points from
Tassajara Road, adding specific elements to the Tassajara Craak Open Space Corridor and changes the
Public/Semi-Public Land Use Designation on a 1.3 acre parcel to Semi-Public Land Use; and
WHEREAS, the Applicant has submitted a complete application for a Stage 2 Development Plan
for the Project dated January, 2007, which proposes a site area that includes both Dublin Ranch West and
the Contra Costa County parcel, and which is available and on file in the City Planning Department; and
WHEREAS, Dublin Ranch West is located in Eastern Dublin, for which the City Council
certified a program Environmental Impact Report pursuant to California Environmental Quality (CEQA)
Guidelines section 15168 (SCH 91103064; City Council Resolution No. 51-93) and Addenda dated May
4, 1993 and August 22, 1994 (collectively the "Eastern Dublin EIR"), which is available for review in the
City Planning Department and is incorporated herein by reference; and
Attachment 6
.... I J
16 <-I
WHEREAS, in conjunction with various land use approvals for the development of Dublin Ranch
West, the City Council certified a Supplemental Environmental Impact Report and adopted mitigation
findings, findings regarding alternatives, a statement of overriding considerations and a mitigation
monitoring plan for Dublin Ranch West (the "SEIR")(City Council Resolution No. 42-05), which is
available for review in the City Planning Department and incorporated herein by reference. All adopted
mitigation measures from the prior EIRs continue to apply to the proposed project; and
WHEREAS, the City determined that the prior Eastern Dublin EIR and Supplemental EIR were
adequate for the proposed land use revisions and refinements; a Mitigated Negative Declaration was
prepared and circulated to analyze expansion of the project area and improvements onto the 11.6 acre
Contra Costa County parcel; and
WHEREAS, a staff report for the Planning Commission, dated January 9,2007 and incorporated
herein by reference, analyzed and recommended approval of the amended Stage 1 Development Plan and
a Stage 2 Development Plan as set forth in attached OrdinanceExhibit A, incorporated herein by
reference; and
WHEREAS, on January 9, 2007 the Planning Commission reviewed the staff report, the
Mitigated Negative Declaration and the project at a noticed public hearing at which time all interested
parties had the opportunity to be heard; and
WHEREAS, at its Jariuary 9, 2007 meeting, the Planning Commission adopted Resolution No.
_ recommending that the City Council adopt the Mitigated Negative Declaration; and
WHEREAS, the Planning Commission used its independent judgment and considered all the
reports, recommendations, and testimony set forth above.
NOW, THEREFORE, BE IT RESOLVED that based on the findings set forth in Section I of
the attached draft Ordinance. Exhibit A, the Planning Commission of the City of Dublin hereby
recommends that the City Council adopt the ordinance attached as Exhibit A and incorporated herein by
reference, which ordinance adopts: I) a Stage 1 Development Plan Amendment to Ordinance No. 10-05
and 2) a Stage 2 Development Plan for Dublin Ranch West.
PASSED, APPROVED, AND ADOPTED this 9th day of January 2007 by the following vote:
AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle, King, and Tomlinson
NOES:
ABSENT:
ABSTAIN:
b1/ c5~ '
Planning Commission Chair
ATTEST: \
]\ab/\\l~(lF
Planning ~~\)
G:\PA#\2005\05-051 Dublin Ranch West-Wallis\PC\PC Reso recomm Stage I Amend & Stage 2-Dublin Ranch West.OOC
2
I >;;,;;),
-'
RESOLUTION NO. 07 - 06
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AND
EASTERN DUBLIN SPECIFIC PLAN AMMENDMENT TO AMEND THE PARCELS
DESIGNATED AS PUBLIC/SEMI-PUBLIC TO SEMI-PUBLIC LAND USE DESIGNATION
FOR A PORTION (APN 986-0004-005-01) OF THE PROJECT KNOWN AS
DUBLIN RANCH WEST/W ALLIS RANCH
PA 05-051
WHEREAS, the Applicant, James Tong representing Chang Su-O (aka Jennifer) Lin, et. al.,
submitted applications (P A 05-051) to the City regarding a 184-acre parcel ("Lin Family Property")
located in the unincorporated area of Alameda County (APN 986-0004-005-01); and
WHEREAS, a 189-acre project area known as Dublin Ranch West/ Wallis Ranch is comprised of
the 184-acre Lin Family Property and two smaller, individually owned parcels totaling approximately five
(5) acres; and
WHEREAS, Dublin Ranch West generally is located south of the County boundary, north of the
existing City limits, east of the property owned by United States Government known as Parks Reserve
Training Facility (PRTF), and generally west of Tassajara Road; and
WHEREAS, all 189 acres of Dublin Ranch West are within the City's Sphere oflnfluence (SOl),
the Eastern Extended Planning Area of the General Plan, and the Eastern Dublin Specific Plan area; and
WHEREAS, the application includes a General Plan and Eastern Dublin Specific Plan
amendment to amend the parcels designated as Public/Semi-Public to Semi Public land use designation;
and
WHEREAS, the Project site currently is undeveloped and used for farming, grazing, storage, and
other rural uses; and
WHEREAS, the Project would amend corresponding text, tables, and figures related to
amendments to land use designations of the General Plan and the Eastern Dublin Specific Plan, including
but not limited to areawide land use diagrams, land use summary tables, figures regarding the location of
schools and parks, and environmental resource exhibits related to open space and stream corridors shown
in Exhibit A; and
WHEREAS, on May 10, 1993, the City Council certified a program Environmental Impact
Report ("EIR") for the Eastern Dublin GPA/SP Project and an addendum thereto, dated May 4, 1993
(SCH 91103064). On August 22, 1994, the City Council approved another addendum to update plans to
provide sewer service. The May 10, 1993 program EIR, the May 4, 1993 addendum and the August 22,
1994 addendum are collectively referred to as the Eastern Dublin EIR; and
WHEREAS, upon approval of the Eastern Dublin GP A/SP Project, the City Council adopted
mitigation findings, a statement of overriding considerations, and a mitigation monitoring program as set
forth in Resolution 53-93, included in the Eastern Dublin EIR referenced above. All mitigation measures
adopted for the GP A/SP Project continue to apply to implementing projects such as the current PD
Attachment 7
\-~lEl ;.
Prezone; and all applicable City development ordinances and standards apply to the Project except as
otherwise approved through the Project prezoning and related Stage 1 Development Plan; and
WHEREAS, in conjunction with the 2005 approval of the Dublin Ranch West project described
above, the City Council certified a Supplemental Environmental Impact Report and adopted mitigation
findings, findings regarding alternatives, a statement of overriding considerations and a mitigation
monitoring plan (the "SEIR") (City Council Resolution No. 42-05); and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a Mitigated Negative
Declaration entitled "Dublin Ranch West/Contra Costa Parcel" was prepared and circulated; and
WHEREAS, the Planning Commission reviewed the Staff Report and associated Mitigated
Negative Declaration at a duly noticed public hearing held on January 9,2007, at which time all interested
parties had the opportunity to be heard; and
WHEREAS, on January 9,2007, the Planning Commission adopted Resolution 07-02
recommending that the City Council certify the Mitigated Negative Declaration; and
WHEREAS, a Staff Report, dated February 13,2007 and incorporated herein by reference,
described and analyzed the Project, including the proposed amendment to the General Plan and Eastern
Dublin Specific Plan.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED that the Dublin Planning Commission recommends that the City
Council approve the following Amendments to the General Plan and Eastern Dublin Specific Plan based
on findings that the amendments are in the public interest and that the General Plan as so amended will
remain internally consistent.
PASSED, APPROVED AND ADOPTED this 13th day of February 2007 by the following vote:
AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle, King, and Tomlinson
NOES: None
ABSENT: None
ABSTAIN: None
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2005\05-051 Dublin Ranch West-Wallis\PC\GPA\PC Reso GPA SPA.DOC
2
\::),..:) '\
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: January 9,2007
SUBJECT:
PUBLIC HEARING: PA 05-051 Wallis Ranch (aka Dublin Ranch
West) submitted by James Tong on behalf of Chang Su-O Lin (aka
J el1llifer), et. al. to consider an Amendment to Stage 1 Planned
Development Zone; Stage 2 Development Plan; Site Development
Review; Master Vesting Tentative Map 7515 for 935 units;
Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715
& 7716 for Neighborhoods 1, 2, 3, 4, 5 & 6, respectively, on 184.1
acres; and a Mitigated Negative Declaration.
Report Prepared by: Michael A. Porto, Consulting Project Planner
ATTACHMENTS:
1) Resolution recommending the City Council adopt the proposed
Mitigated Negative Declaration, with the Mitigated Negative
Declaration attached as Exhibit A, Letter from Regional Water
Quality Control Board attached as Exhibit B, and Response to
Comments attached as Exhibit C.
2) Resolution recommending the City Council adopt an Ordinance to
amend the Stage 1 Planned Development zoning and approve a
Stage 2 Development Plan (with the proposed Ordinance attached
as Exhibit A).
3) Resolution approving a Site Development Review for Wallis
Ranch PA 05-051, Master Vesting Tentative Map 7515, and
Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714,
7715 & 7716.
4) Vicinity Map.
5) Location Map.
6) Stage 2 Site Plan.
7) Tree Protection Plan dated December 20, 2006.
8) Wallis Ranch submittal dated January 3,2007.
9) Heritage Tree Ordinance Handout.
COPIES TO: Applicant
Property Owner
File
Page 1 of 28
G:\PA#\2005\05-051 Dublin Ranch West-Wallis\PC\PCSR SDR Stage 2 PD.doc
ITEMNO._~._I, _
Attachment 8
RECOMMENDATION:
'\
~
PROJECT DESCRIPTION:
\ ?..:J "-
1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing;
5) Deliberate;
6) Adopt Resolution recommending the City Council adopt a
Mitigated Negative Declaration (Attachment 1); and
7) Adopt Resolution recommending the City Council adopt an
Ordinance to amend the Stage 1 Planned Development zoning and
approve a Stage 2 Planned Development Plan (Attachment 2); and
8) Adopt Resolution approving a SiteDevelopment Review for Wallis
Ranch PA 05.:051, Master Vesting Tentative Map 7515, and
Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714,
7715 & 7716 (Attachment 3).
Background
The proposed Wallis Ranch project encompasses 184.1 acres of a 189-acre area recently annexed to the
City. Initial applications for the Dublin Ranch West project area were submitted by the property owner to
the Planning Commission for review and approval on February 22, 2005. At that time, the Planning
Commission recommended approval of P A 02-028 which included: 1) the annexation request; 2) an
Ordinance prezoning to Planned Development (PD); 3) amendments to the General Plan and Eastern
Dublin Specific Plan, 4) adoption of Stage 1 Development Plan; and d) certification of the Supplemental
Environmental Impact Report (SEIR) (SCH2003022082). On March 15, 2005, the City Council took
action on the recommendations of the Planning Commission and approved the above cited requests. The
area was also annexed to the Dublin San Ramon Services District (DSRSD).
The original Dublin Ranch West project included three parcels. Wallis Ranch is the largest of the three; it
is owned by the Lin Family, the master developer of Dublin Ranch in the Eastern Dublin Extended
Planning Area (General Plan) and the Eastern Dublin Specific Plan Area. Planned Development
Prezoning and the accompanying Stage 1 Development Plan for the three properties combined were
approved for a total of 1,053 units of which 1,023 units were planned for Wallis Ranch. The proposal and
application under consideration at this time includes only the Wallis Ranch property (see Attachment 4).
It does not include the Bragg and Sperfslage properties included with the original Annexation.
For environmental review purposes, the project now also includes 11.6 acres of land under common
ownership by the Lin Family. In addition to the 184.1-acre Wallis Ranch site, the additional 11.6 acre
area to be added lies within unincorporated Contra Costa County, outside the City's jurisdiction,
immediately' to the north adjacent to the recently annexed Wallis Ranch project area. The combined area
is approximately 196 acres. The 11.6-are property, which is currently vacant, includes a portion of a west
fork tributary to Tassajara Creek which runs mostly beyond the northerly boundary of this additional
acreage. The area has been identified as sensitive habitat for potentially endangered species. This
additional property is designated for open space and will be partially graded for: 1) an emergency vehicle
access road, 2) the possible installation of a bioswale and hertpetological fencing, and 3) grading to
support neighborhoods at the northern portion of the project; no structures or other off-site improvements
are prapose,d. It is necessary to include this acreage in the environmental review so that Contra Costa
County may be able. to issue the necessary grading permits tor the emergency vehicle access road required
as a part of this development. This additional acreage will be retained by the Lin Family or may be
included iit a privately maintained open space and conservation district. A Mitigated Negative.
2 of 28
Declaration has been prepared to address the environmental issues on this Contra Costa County parcel
(See Page 26).
\:...
Location. Surroundin2s. and Existin2 Conditions
The 184-acre Wallis Ranch project area is located near the northeasterly City limits west of Tassajara
Road. The project site is widest within its northerly section below a ridge line and narrows down to a
"panhandle" in the southerly portion along the Tassajara Creek corridor. Tassajara Creek runs through
the project area west of Tassajara Road from the confluence with the west fork tributary north of the
additional acreage mentioned above, past the confluence with an east fork tributary (Moller drainage), and
then to the southerly boundary of the site where it merges with another drainage further downstream east
of Tassajara Road (identified as Northern Drainage). As mentioned above, Wallis Ranch straddles the
county line to the north between the unincorporated Contra Costa County within the City of San Ramon
Sphere of Influence (SOl) to the north and the Dublin city limits within Alameda County to the south; the
11.6-acre area within Contra Costa County was formerly used for grazing.
The adjacent uses to the south, west, and east include an assortment of public, private, and institutional
uses mostly within the City of Dublin limits (see Attachment 5). Parks Reserve Training Facility (PRTF)
owned by the United States government and within the city limits serves as the western boundary along
the northerly portion of the project site separated by an East Bay Regional Park District (EBRPD) trail
easement. A portion of the Tassajara Creek corridor adjacent to the southerly portion west of the
panhandle is used by the EBRPD as a staging area and designated for a regional park. Along the
northerly portion to the east, four rural residential properties separate the project site from Tassajara Road.
The most northerly two (Tipper and Vargas) remain unincorporated. The Fredrich property, near the
proposed Tassajara/Fallon Roads intersection was recently annexed with the Fallon Crossing project (aka
Mission Peak). The Bragg property mentioned above with the original annexation separates the Wallis
Ranch site from Tassajara Road to the east. The 3+ acre Sperfslage property, also part of the original
annexation, is located at the southerly tip ofthe project site. Uses east of the project site and south of the
City limits across Tassajara Road include a landscaping business, a private K-12 school, and the 250-unit
Pinn/Silveria Ranch project currently under construction.
In the past, the Wallis Ranch project area has been used for farming, grazing, and other rural uses. At
present, the project site generally consists of grasslands from high hills in the north and west that slope to
the south and south-east towards Tassajara Creek. The slopes are generally less than 30% with the
steepest slopes to the north and west. The difference in elevation from the lowest point in the creekbed to
the highest hillside is approximately 300 feet. The Tassajara Creek corridor is vegetated with native oaks
and riparian plant materials including a number of mature or heritage trees. A portion of the area has been
used for firewood sales and storage. Existing structures on site currently include several rural
homesteads, agricultural outbuildings, and sheds. In addition, two structures of potentially historic
significance were identified with the Stage 1 Planned Development - an old dairy and the old Antone
schoolhouse, both currently located on the Wallis Ranch property. It is anticipated that the old
schoolhouse will be relocated to a site within Wallis Ranch, possibly to the Community Green (shown as
Parcel 17 on page 2 of Attachment 8 under the tab labeled "Master Vesting Tentative Tract Map 7515")
and preserved as a community landmark. However, based on an assessment by a historic resources
consultant, the old dairy does not meet the criteria as a historic resource and will he removed along with
the other existing structures. Any existing septic or leach field systems will be removed. The project site
is not located within an adopted Habitat Conservation Plan or Natural Community Conservation Plan
area.
General Plan/Zonin2
In addition to the annexation issues for Dublin Ranch West, the Amendments in 2005 to the General Plan
,and the Eastern Dublin Specific Plan reflected the need to take further into consideration the natural
3 of 28
topography created by the Tassaj ara Creek corridor. Initial plans also called for a Village
CenterINeighborhood Square and Neighborhood Commercial uses. However, the physical conditions J ~O'
presented by the creek preservation and topography proved to be an impediment to non-residential 7J
development west of Tassajara Road. An additional opportunity became available to expand open space ' .
areas with a decision by the school district to abandon plans for an elementary school in this location.
The amendments in 2005, approved by the City Council, reflected those changes as described above. The
approved uses for the area include: a) Single-Family (Low Density) Residential, b) Medium Density
Residential, c) Medium High Density Residential, d) Neighborhood Park, e) Semi-Public, and f) Open
Space. Based on the approvals in 2005, 95.5 acres were designated for residential use within the overall
189-acre annexation area of Dublin Ranch West of which 93.5 acres of that figure were located on the
184-acre Wallis Ranch.
The Planning Commission at their meeting of September 12, 2006 received a Staff presentation in the
form of a Study Session to acquaint the Planning Commission with the progress of the project. The
Planning Commission offered comment on the progress and indicated they were pleased with the progress
and the outcome to date.
Wallis Ranch Project Description
Wallis Ranch is primarily a residential project with a significant effort to preserve and utilize the natural
environment. It is influenced by the natural landscapes of Tassajara Creek and the hillside grassland
corridors. It has been designed to be reminiscent of the area's early farming, ranching, small town
heritage, and styles of the Arts and Crafts movement. The character for the project builds upon the
agrarian and town design themes based on turn of the twentieth century architecture styles that emphasize
natural materials and colors and a connection to nature. Specifically, the project is designed to provide a
mix of housing types while connecting to the natural environment at different scales by orienting units
and views towards the open space and incorporating trail access into these spaces.
Land Uses ~ The proposed Wallis Ranch project is divided into six neighborhoods with a residential
product type designed for each one. Residential uses currently proposed under the amended Stage 1
Development Plan would be developed at 935 units on approximately 87 acres. This gross residential
acreage figure includes some common area landscaping, private roadways, the 1.1 acre Community
Green, and the 2.2 acre detention basin or water quality pond. The detention basin/water quality pond
may ultimately not be required. The Applicant is proposing to reserve the option of constructing between
40 to 72 additional units if the detention basin is eliminated. These additional units are allowed by the
established density but are still under the mid'-point density previously approved. The addition of these
units in the future would require an amended Stage 1 and Stage 2 Planned Development and Site
Development Review. Non-residential uses within the Wallis Ranch project area include neighborhood
parks, semi-public facilities, open space, and infrastructure systems which include roadways, water
delivery, storm drainage, and sanitation systems.
In accordance with the policies of the General Plan and the Eastern Dublin Specific Plan, the lower
residential densities are designated in the steeper areas of the project site to ensure hillside, ridgeline, and
slope preservation. The higher densities are concentrated in the lower elevations towards Tassajara Creek
under a plan that preserves and maintains the natural course and riparian environment.
The existing land use categories comparing the initial prezoning with the currently proposed project are
shown in the following table:
4 of 28
Table 1:. Land Use for Wallis Ranch by Acreage
Jt.fl t5b
54.6 ac
20.1 ac
57.1 ac
16.0 ac
50.2 ac
13.4 ac
+2.5 ac
(-4.1) ac
8.8 ac 10.4 ac 8.1 ac +1.6 ac
1.9 ac 1.9 ac 1.3 ac
79.9 ac 83.3 ac 78.9 ac +3.4 ac
184.1 ac 184.1 ac 167.2 ac
(1) Acreage figure includes the Community Green adjacent to Neighborhood 5.
(2) Acreage figure includes the detention basin adjacent to Neighborhood 4.
(3) At the time of the pre-zoning this designation was "Public/Semi-Public," but has been changed to
"Semi-Public."
The 11.6-acre site within Contra Costa County, now included as part of the project, is zoned and
designated for agricultural use.
Residential - Residential uses with the six neighborhoods include a mix of attached and .detached units
. designed to take advantage of the natural features of the site. All of the units within the Wallis Ranch
project are proposed to be for-sale housing either as a single-family detached product or condominium.
No multi-family rental or apartments are proposed. Each Neighborhood is more thoroughly described
below:
T bl 2 N' hb h d S
S
o
PI IS' PI
a e . elal or 00 urrimary - tage 2 evelopment an .Ite an
.
Neighborhood No. of units/lots Acreage Use
(gross +/-)
Neighborhood 1 58 lots 15.4 ac Single Family detached
+ granny flat option on Plan 2
Neighborhood 2 121 lots 16.7 ac 5-unit cluster detached/motorcourt
Neighborhood 3 195 lots 18.0 ac Townhouse Rows/Condominiums
Neighborhood 4* 248 units 13.1 ac Multi-Family Condominiums -
stacked flats, podium units &
penthouses
Neighborhood 5 78 lots 13.3 ac Single Family detached units,
detached garages with alley access
+ granny flat option
Neighborhood 6 235 units 9.1 ac Multi-Family Condominiums -
stacked flats & walk -up
(townhouse) units
935 units 85.6 ac
*Excludes detention basin
A comparison of previously approved and currently proposed residential densities IS shown in the
following table:
5 of 28
Table 3: Residential Densities
Residential Use Previously Adopted ProJ)osed/Revised Sta~e 1
acres units density acres units density
Low Density Residential 18.8 ac 75 4 du/ac 15.4 ac 58 3.77 du/ac
Medium Density Residential 54.6 ac 546 10 du/ac 57.1 ac 629 11.37 du/ac
Medium High Densitv Residential* 20.1 ac 402 20 du/ac 16.0 ac 248 15.50 du/ac
Total Acres 93.5 ac 11 du/ac 88.5 ac
Total Units/Over All Density 1,023 11 du/ac 935 11 du/ac
r'
I +z"Jr:.1 .
,j
*Includes detention basin
The low density residential designated land has been slightly reduced and the medium designated land
slightly increased, however, there is no net change to the overall product density as originally approved in
2005.
Table 4: Land Uses by Parcel
Medium High Density Residential
Nei hborhood Park
Semi-Public
Open Space
Public Roads
. Neighborhood 1/Parce119
. Neighborhoods 2, 3, 5 & 6
. Parcels 17*,20,21,23 & 24
. Neighborhood 4 and Detention
Basin/Parcels 22 & 26
. Parcels 1, 8 & 15
. Parcel 2
. Parcels 3, 4, 5, 6, 9, 10, 11, 12,
13,14,16,17 & 18
. Parcels 7 & 25
15.4 ac
8.5 ac
1.3 ac
80.0 ac
7.2 ac
184.1 ac
TOTAL
* Community Green adjacent to Neighborhood 5
. Neighborhood Park - Neighborhood parks include both active and passive recreation areas. Two
neighborhood park sites totaling 10.4 acres gross (8.1 acres net) are proposed for the southerly
area of the project site. Parcels 1 and 15 are located on either side of Tassajara Creek. Parcel 8
lies east of Tassajara Creek separated from Parcell by the secondary access road, Julie Ann Lane.
Besides providing recreational opportunities for the community, this location adds to the visual
open space along Tassajara Road and merges the activities of the park with the passive
recreational environment of the creek trail system. This acreage does not include private
recreational facilities.
. Semi-Public - The Semi-Public Use was included in the initial prezoning as "Public/Semi-
Public." The site as shown in the 2005 approvals is located near the southerly tip of Wallis Ranch
west of Tassajara Road. The size of this site (Parcel 2) after improvements to Tassajara Road is
1.3 net acres. No specific use has as yet been established for this site. The designation of this site
is to be amended from Public/Semi-Public to Semi-Public in accordance with recent land use
designations in the General Plan. Actual land use opportunities on this site will not change.
. Open Space: The approximately 83 acres of open space within the Wallis Ranch project is
represented by public and private areas. Open space includes: a) the creek corridor, creek bank,
and multi-use trail system; b) the hillside slopes, along with fire buffers; and c) common areas. It
does not include the Community Green, associated with the Medium Density Residential use in
Neighborhood 5 or the detention basin associated with the Medium High Density Residential use
in Neighborhood 4. The Tassajara Creek corridor serves as a focal point from the county line in
the north to Interstate 580 (1-580) corridor in the south and is consistent with maintaining
60f28
Tassajara Road as a scenic corridor. This creek corridor preservation will function as a multi-use
system for pedestrian, bicycles, and equestrian passage connecting neighborhoods, parks, schools,
and open space areas. It also will serve an environmental objective as a wildlife habitat and
corridor, as well as enhance Tassajara Road's classification as a scenic corridor. I ~'3 6 >c,'":)
The majority of the Tassajara Creek corridor will remain in its natural state which is afs~ the
natural course for storm water runoff. However, prior to restoration and revegetation as a natural
area, the creekbed and tributaries will be cleared of debris and other remaining elements of past
agricultural use. Implementation of improvements within the Tassajara Creek area will require a
streambed alteration agreement from California Department ofFish & Game and the U. S. Army
Corps of Engineers and an NPDES permit from the Regional Water Quality Control Board. Both
permits are approved with specific conditions to mitigate the introduction of pollutants associated
with development into downstream watercourses. The design and location of storm water
discharge outfalls and detention basin requirements are addressed by these permits.
The privately-owned open space within the project site will be held and maintained by three types
of ownership entities. '
Land Trust ~ An established land trust (separate from the Homeowners Association or the Lin
family) will manage and maintain the Tassajara Creek Management Zone (which consists of
the creekbed, channel, and top of banks). This area is approximately 39 acres and includes
Parcels 3, 4 & 13 of Master Vesting Tentative Map 7515 (see page 2 of Attachment 8 under
tab labeled "Master Vesting Tentative Tract Map 7515").
Conservation Easement/Home Owners Association (BOA) - A conservation easement will be
established for the minimum required 100-foot creek bank setback and hillside slope areas.
The Stream Restoration Program (SRP) establishes a 100-foot creek corridor setback that will
protect wildlife habitat from human disturbance and protect development from maj or flood
events. The creek bank setback area is approximately 13.5 acres in total and is comprised of
Parcels 9, 10, 11, 12 & 14. Additionally, the hillside slope area is nearly 25 acres defined by
Parcels 16 and 18. One or both of these conservation easement areas may be managed either
by the land trust or the Homeowners Association. Preservation of the western hillsides also
contributes to the scenic corridor status of Tassajara Road.
Common Area/(HOA) - The remaining open space will be managed and maintained by either a
Master HOA or by individual neighborhood HOAs. These areas take the form of the project
entry landscaping (Parcels 5 & 6), neighborhood entries designated on the neighborhood plans,
and common area landscaping between structures and along private rights-of-way. A system
of multi-use trails and maintenance roads would be constructed in accordance with the policies
and programs ofthe General Plan, the EDSP, and the City's Parks and Recreation Master Plan.
The conservation area and permanent easement are mitigation measures adopted during the
environmental review process for Dublin Ranch West based on recommendations in the
geotechnical study prepared for this project. The water quality pond or detention basin (Parcel 26)
would be used to control water quality from storm water runoff and would serve as open space
managed by the HOA, but would remain designated as Medium High Density Residential and
could potentially be developed with residential units if the detention basin is not necessary. The
1. I-acre Community Green (Parcel 17), designated as Medium Density Residential and described
below, also would be managed by the HOA.
Community Green - A 1.1 acre Community Green (Parcel 17) is centrally located among the six
neighborhoods along Wallis Ranch Road, the main spine or collector road of the project, between
its intersections with Dorothy Drive and Lily Rose Way. This ar:ea would potentially serve as the
relocation site for the old Antone schoolhouse. Lighted pathways along with picnic areas,
promontories, and belvederes will be integrated into the sloping topography. The Community
7 of 28
green shall be accessible to local and regional multi-use trail systems and serve as the starting
point for a one-mile loop trail.
,L/L/
Neighborhood Summary - Each neighborhood generally is described as follows:
. Neighborhood 1 - Located highest up the hillside, Neighborhood 1 is a low density tract of 58
traditional single-family detached homes in a conventional layout. These units are two stories
with single story elements and massing, which provide a diverse street scene and create a broad
range of building massing and rooflines. This neighborhood is separated from and elevated above
the remainder of the project by the existing terrain. Three floor plans area available in three
architectural styles. Unit size ranges from 3,573 square feet to 4,336 square feet with a minimum
lot size of 6,500 square feet (65' x 100'). A Plan 2 option will be available to accommodate an
accessory unit, or "granny flat," above the garage under conditions of compliance with the City's
adopted standards for that type of addition.
. Neighborhood 2 - Neighborhood 2 lies at a lower level to the east of Neighborhood 1 and is
designed with clusters, generally five single family detached units, around 24 motorcourts or
common driveways. The 121 2-story units have flat or split/stepped foundations with a parking
level depending upon the topography. One of the motorcourts has less than five units and several
of the units are situated on individual lots with direct access to the peripheral roads. Five floor
plans area available in three architectural styles. The homes range in size from 2,033 square feet
to 2,939 square feet. The motorcourt configuration minimizes the number of driveways onto the
street.
. Neighborhood 3 - Neighborhoods 3 and 4 are immediately west and adjacent to Tassajara Creek.
Neighborhood 3 is a townhouse layout of 195 attached 2-story and 3-story walk-up units that face
on to streets or green corridors. Townhouses would be built within either a 4-plex, 5-plex, or 6-
plex structure with center units having a third floor. A maximum of six units would be developed
in one building as condominiums, with common recreation and landscaped areas, rather than on
individual lots. Based on topography of the site, the units are constructed on either an uphill or
downhill split foundation with some of the units on a standard or flat floor plate. Tuck-under
. garage parking is provided along a system of rear alleyways. Three floor plans are available
ranging in size from 1,899 to 2,095 square feet. The design of the recreation building and pool
cabana is also reflective of the Farmhouse style.
. Neighborhood 4 - Neighborhood 4 is situated south of Neighborhood 3 and east of Wallis Ranch
Road. It is the densest of the six neighborhoods at over 15 units per net acre net. The 248 units
are distributed in five 3-story podium structures. Two building types house 41 to 55 units each
and an associated structured parking facility that is partially subterranean. Units include stacked
flats, penthouses, and podiUfll units which surround a parking structure wall on the southerly and
easterly downhill sides and decline in elevation, but take the form of having street level frontage.
All units are ADA accessible. The stepped frontage creates architectural variety in terms of
building height. Each building has elevator access and an outdoor courtyard at the podium level
above the parking. Buildings 4 and 5 are placed to create a central courtyard. A recreation facility
is located in .one of the buildings, and a pool and cabana in keeping with the architectural theme
are provided in the courtyard. The architectural style is reflective of the Craftsman design for
Neighborhood 4. Four floor plans plus the penthouse plan are available ranging in size from 1,810
square feet to 2,626 square feet for the standard units with an optional variation on each one. The
four penthouse units are 3,652 square feet. Perimeter street sidewalks connect to the internal road
with pedestrian paseos placed between all buildings. From the sidewalk a pathway leads to an
entry garden court to the secured front gate at the west side of each building and continues through
to the internal courtyards. A second gated pedestrian entry is provided at the east side on the
lower level. A hierarchy of landscaped open spaces range from individual entry courts and
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individual gardens of each building to the central green. Conforming to the slope of the site, an
effort has been made with the upper level courtyards to the maximize views and solar exposure. I Lj~-r)b
. Neighborhood 5 - Neighborhood 5 is configured as a small lot subdivision of 78 single-family 2-
story detached homes with alley access to detached garages and parking. The five rows of home
frontages step down from the higher elevations to the lower elevations. One row of homes will
have frontage along the Community Green. Detached garages are typically located on a separate
pad that is higher or lower than the dwelling, allowing this product type to step with the steep
grades of the site. Granny flats or bonus rooms are an option above the garages. Units on the
"uphill" side of the block are generally at the same elevation as the fronting street; while units on
the "downhill" side of the block are located between 2 and 4 feet above the street grade, requiring
stairway access to the unit entry. Each lot is laid out with a reciprocal easement between
properties to be used for access, guest parking, or open space. Three floor plans are available in
three architectural styles. Units range in size from 2,396 square feet to 2,569 square feet on a
minimum lot size of 3,920 square feet (35' x 112') feet. An optional "granny flat" or accessory
unit above the garage may be constructed if adequate parking is available.
. Neighborhood 6 - Neighborhood 6 occupies a sloping portion of the site between Wallis Ranch
Road and the hill to the west. Three different building types are utilized in this neighborhood: (1)
podium buildings that have four levels of flats and townhouses over two levels of partial
subterranean parking, 2) a podium building with two levels of flats over one parking level, and (3)
townhouse courts. Townhouses are two and three story walk-ups that line or back onto the
southerly and easterly edges .of the podium structure. This configuration is designed to reduce the
perceived mass of the buildings as seen from the streets and screen the parking structures, while
giving podium-top flats picturesque views over their rooftops. Flats and townhouses throughout
the neighborhood are designed to maximize daylight exposure and views. Comer units take
advantage of multiple exposures with many having two balconies and multiple windows in the
rooms.
Two large podium buildings are bisected to appear as four buildings by landscaped pedestrian
paseos that frame views to the hillside with access to interior units and parking garages. These
structures are designed to accommodate the site's south-to-north slope with stepped parking
structure levels. An underground tunnel connects the two "halves" of each building's parking
garage. The townhouses with individual porch entries are accessed directly from the paseos and
streets. The flats in each three-story building are arranged in an L-shape configuration, with the
public entry of each building fronting Wallis Ranch Road at the east end of each 'L'. A secondary
courtyard entry provides residents convenient access to the centrally located neighborhood pool
area via the paseos and interior private streets.
A smaller podium building with flats is accessed from the rear loop road. This building has two
levels of stacked flats over one level of parking. At the south end of the project are townhouses
clustered around driveway courts that step down-slope. The pool house and pool can be seen on
the axis from the northern interior street at the center of the proj ect. The building is designed with
a tower feature so that its arched entry provides an identifiable landmark. A property maintenance
building is located immediately adjacent.
Each four-story structure of flats is served by an elevator. A row of townhouse separated by a
public street will face onto the neighborhood park. All three building types have been designed to
step with the terrain. The architectural style is Monterey as exemplified by the signature balconies
with Spanish accents. Units range in size from 811 to 1,615 square feet.
ANALYSIS:
The Applicant is proposing to amend the Stage 1 Planned Development Zoning, provide a detailed Stage
2 Planned Development Plan, Site Development Review for 6 individual neighborhoods and overall
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architectural and landscape guidelines, one Master Vesting Tentative Tract map, six (6) Master Vesting
Neighborhood Tentative Tract maps and a Mitigated Negative Declaration for an l1.6-acre site adjacent
in Contra Costa County.
Amendment to Planned Development Zonin2/Sta2'e 1 Development Plan
The Stage 1 Development Plans approved with the pre-zoning adopted the: 1) development concept; 2)
permitted uses and conditional uses; 3) general project access and circulation concept; 4) master
infrastructure plan; 5) conceptual landscape and open space plan; and 6) anticipated phasing.
The approved Stage 1 Development plan for the Dublin Ranch West PD district, including Wallis Ranch,
stated that Specific Development Standards within the project will be established at the Stage 2
Development Plan. Protection of Tassajara Creek and development of the hillsides have been the primary
issues affecting the design of the project access and compliance with a number of environmental
standards established by the Resource Agencies.
The proposed amendment to the Planned Development Zoning and Stage 1 Development Plan involve only
minor changes to the land use areas, and is more focused on the conformance of the housing products within
the environmental constraints and topography. The Stage 1 Planned Development specifically does the
following:
I Lf LY ()"b
1) incorporates the 11.6-acres adjacent property in Contra Costa County for transitional grading,
emergency vehicle access and environmental mitigation and potential bioswales
2) further defines the points of access to the project from Tassajara Road, and
3) adds specific and key elements specific to the Tassajara Creek Open Space corridor; such as
heritage tree mitigation Resource Ag~ncy required enhancement and revegetation on the 1.3-
acre parcel designated as Parcel 2 on the Master Vesting Tentative Tract Map, and
4) changes the Stage 1 PD from Public/Semi-Public land use designation to Semi-Public.
The proposed amendment does not make any modifications to the Bragg or Sperfslage properties,
included in the approved Stage 1 Development Plan for the original annexation area.
The proposed amendment is consistent with the General Plan and the Eastern Dublin Specific Plan. All
proposed uses are consistent with the permitted uses approved with the Stage 1 Development Plan, and
proposed densities remain within the standards established, the necessary findings are contained in the
required Ordinance as Exhibit A to Attachment 2.
Sta2e 2 Development Plan:
The proposed Stage 2 Development Plan addresses the six PD zones adopted in the initial zoning as
amended. The Stage 2 Development Plan has been prepared in accordance with Section 8.32 of the
Zoning Ordinance. It includes:
1. Site Development Standards - including lot area, lot dimensions, lot coverage, setbacks, building
height, private open space, and
2. Parking Standards
The following requirements will. also be included in the Ordinance adopting the Stage 2 Development
Plan but are addressed in the Site Development Review section of this report:
3. Architectural Design Standards
4. Traffic, Circulation & Streetscape standards
5. Landscape & Open Space Standards
6. Phasing
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I t4 I 0r~
Residential site development standards generally include: minimum lot area, lot width (street front~e),
lot depth, maximum lot coverage, building height, usable private open space; minimum setback (for front,
rear, and sideyards), allowable setback encroachments, and required parking. Residential Development
Standards are based on single-family detached units and multifamily (condominium/air space) units.
Residential Site Development Standards have been proposed for single family detached residential
structures in Neighborhoods 1,2 & 5 (Table 5) and for multi-family buildings in Neighborhoods 3, 4 & 6
(Table 6). The standards in the Tables and associated notes for each of these two types have been
prepared and are included as part of the proposed Stage 2 PD zoning ordinance for this project.
Site Development Staitdards
Table 5: SITE DEVELOPMENT STANDARDS - Single-Family Detached
BuildingType Conventional Alley Loaded Motor Court Cluster
(Neighborhood I) (Neighborhood 5) (Neighborhood 2)
Lot Size 5,000 S.F. or greater 3,150 S.F. or greater 3,130 S.F. or greater
Minimum Street Frontage lot 35' 20' 35'
width
Maximum Lot Cover...ge (I)
Initial Building Footprint 50% 55% 55%
Other<F) 5% 5% 5%
Maximum Building Height 35' 38' 38'
Maximum Stories (2)
Minimum Front Setbacks (A)(D)(7)(8) (II)
Living Space 15' (4) 12' 10' to R.O.W. or 4' to P/L or
shared use easement
Porch or Balcony 10' 10' 8' to R.O.W. or 4' to P/L or
shared use easement
Front Facing Garage (5) 19' N/A 19' from back of sidewalk
Swing-in Garage (6) 12' N/A N/A
Living Space over Forward Garage 50% or less of the second
story living area above garage
may extend past recessed first- N/A N/A
story living area adjacent to
garage
Minimum Side Setbacks (A)(D) (7)(8)(11)'
I Story Living Space/Garage (4) 5' (aggregate 10') 0' or4' 0' or4'
(aggregate 8') (12) (aggregate 8') (12)
2-3 Story Living Space 5 - 7.5' O'or4' 0' or 4'
(aggregate 12.5 - 15') (4) (aggregate 8') (12) (aggregate 8') (12)
Corner Lot (Living Space to 12' 2-story, 10' single-story
Street Side PL) (4) (13) element 9' 9'
Porch or Balcony -
Interior Lot (6) (D) S' 3' 3'
Porch or Balcony - Corner Lot 5' S' S'
Minimum Rear Setbacks (D) (7) (8) (9)
Living Space (A) IS' avg. per lot, N/A 10' or S' to shared use
10' min. (15) easement
Garage (A) 5' 4' to alley edge N/A
Garage Face to Garage Face N/A 30' 30' clear back space
Living Space over Garage N/A 2' max. cantilever or 2' min. . N/A
recess from garage
Other Requirements (8)
Minimum Usable Private Open 500 S.F. flat area with a min. 300 S.F. flat area with a min. 2S0 S.F. contiguous flat area
Space (7) dimension of 10'. (14) dimension of 10'. (14) with a min. dimension of 10'
Maximum Encroachments (D) 2' 2' 2'
Accessory Structures Setbacks (E) (E) (E) (E)
Parking Spaces Required Per 2 covered and 2 covered and 2 covered and I
Home (10) I guest I guest guest
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Corner Lot Triangulated Visibility
Easement (II)
Min. 30' from face of
intersecting street curb lines
Min. 30' from face of
intersecting street curb lines
Min. 30' from face of
intersecting street curb lines
NOTES: Single-Family Detached
(A) Setbacks measured from property line.
(B) See graphic depiction of above Standards in the Stage I Development Plan documents.
(C) See Architectural Guidelines for additional Architectural Treatments.
(D) Encroachments: Items such as, but not limited to, roof overhangs, air conditioning condensers, entry stairs, porches,
chimneys, bay windows and media centers may encroach up to two feet or more into the required setback provided
there is a minimum of 36 inches of unrestricted access on one side of the building. Air conditioning units cannot be
placed in the front yard. All utilities are to be screened from public view via walls, enclosures, roof placement, etc.
(E) Setbacks for accessory structures shall be in accordance with the building code in effect at the time of
constructionlinstallation. Noise generating uses such as pool and spa equipment shall be acoustically screened or located
outside the setback area.
,\"'"
I "r6
(F) Accessory Structures, as defined in Section 8.08 of the Dublin Municipal Code, covered patios, and in the approved
neighborhoods of the accompanying SDR for the single family detached conventional and motor court c1uster- remodels,
are allowed an additional five percent of coverage when located in the rear or side yard of the house, or in accordance
with Section 7.28.290 of the Dublin Municipal Code. This percentage may increase if the building footprint coverage is
not at the maximum percentage allowed. However, in no event shall the total coverage on a lot exceed the combined
"Building Footprint" and "Patio and Accessory Structure" coverages.
I. Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with buildings
and structures. Buildings and structures include all land covered by principal buildings, garages and carports, permitted
accessory structures, covered decks and gazebos, and other enclosed and covered areas; but not standard roof
overhangs, cornice:;, eaves, uncovered decks, swimming pools, paved areas such as walkways, driveways, patios, exterior
stairs, uncovered parking areas or roads.
2. Subject to Building Code requirements for access.
3. Where appropriate to building style, the third floor must be stepped back from front and rear elevation to reduce
building mass.
4. Where 50 percent or more of the elevation of the home is a single-story element, the setback for the single-story and
two-story elements of that elevation shall be considered as that for a single-story building.
5. Three-car front facing garages are prohibited on lots less than 55 feet wide. Three-car front facing garages are limited to
one plan per neighborhood plan package. These garage doors shall be separated by a two-foot offset between single
door and double door, or be three single doors with a one-foot offset between each door. Refer to Building Mass and
Form and Architectural Treatment Sections of the Architectural Design Standards for additional architectural
requirements pertaining to garage far;:ade, roof lines, etc.
6. Swing-in garages are prohibited on lots less than 55 feet wide, unless a shared driveway is provided for cluster lot
conditions.
7. Retaining walls up to four feet high may be used to create a level usable area. Retaining walls in excess of four feet to
create usable area are subject to review and approval of the Community Development Director. Walls over 30 inches in
height are subject to safety criteria as determined by the Building Official.
8. Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to building
overhang to be 36-inch minimum or as required by current City Building Code Standards.
9. At cul-de-sac bulbs or knuckles where lot depths are less than the standard lot depth, minimum rear yard setback
requirements may be reduced by an amount equal to lot depth minus the actual depth of the lot (Le. 100' - 90' = 10'). In
no case will the rear yard setback be reduced to less than ten feet.
10. Curbside parking may be counted toward required number of guest spaces. Tandem garage parking is permitted, but not
encouraged.
II. Minimum 3D-foot triangulated visibility easement on front and side streets measured from the face of intersecting street
curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See diagrams on the following
pages).
12. On grade stairs and approaches can be located within setbacks.
13. Where a minimum five-foot wide HOA landscape parcel lies between a lot or cluster and an adjacent street, the adjacent
lots or cluster shall be considered an interior lot for setback requirements.
14. Yard area may be provided in more than one location within a lot, with a minimum ISO-square foot yard or courtyard
area.
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15. The minimum and average rear yard setbacks shall be calculated from rear of living space including adjacent side yard and
not from the deep recessed garage.
14
Table 6: SITE DEVELOPMENT STANDARDS.. Multi..Family Attached
Maximum Building Height
Maximum Stories (Living Area)
Minimum Setbacks
Building to Collector R.O.W
Building to R.O.W. on other
Private/Public Streets (to back of
sidewalk)
Living Space to Alley or Common
Driveway
Living Space to Open Parking
Garage Face to Alley Edge
(Drive Apron)
Rear Living Space over Garage
Minimum Offset or Maximum
Cantilever from Face of Garage (F)
Minimum Building Separation (E) (A)
Garage Door to Garage Door
Rear Living Space over Garage
2 - 4 Story Living Space - Front
2 - 4 Story Living Space - Side
Porch or Balcony to Porch or Balcony
Other Requirements
Maximum Encroachments
Private Open Space
Common Open space
Parking Required Per Unit
Corner Lot Triangulated Visibility
Easement (G)
15',8' to porch or balcony
10', 8' to porch or balcony
N/A
8'
3'
2' (F)
30'
26'
25'
15'
12'
3'
A) I DO-square foot patio with a 10'
minimum dimension or 50-square
foot upper level deck with a 5'
minimum inside dimension; or
B) 40-square foot patio or deck with a
5' minimum dimension with
increased common open space
A) 50 square feet per unit with a 10'
minimum dimension; or
B) 100 square feet per unit with a 10'
minimum dimension with decreased
private open space
I bedroom - I covered &
.5 uncovered guest spaces;
2 or more bedrooms = 2 covered & .5
uncovered guest spaces
Minimum 30' measured from face of
intersecting street curb lines
15',8' to porch or balcony
Public: 15',8' to porch or balcony
Private: 5' minimum and 10' average,S'
to porch or balcony
3'
12'
N/A
N/A
N/A
N/A
20' minimum, 30' average
20' minimum; 30' average
14'
3'
I DO-square foot patio with a I 0'
minimum dimension or 50-square foot
upper level deck with a minimum inside
dimension of 5'
50 square feet per unit with a 10'
minimum dimension
I bedroom - I covered &
.5 uncovered guest spaces;
2 or more bedrooms = 2 covered
& .5 uncovered guest spaces
Minimum 30' measured from face of
intersecting street curb lines
NOTES: Multi-Family Attached
(A) Encroachments shall be allowed to project up to three feet into building separations and must be at least 36 inches from
property lines (or comply with U.B.C. Standards, whichever is more restrictive) See item (B) below.
(B) Encroachments include: Roof overhangs, eaves, architectural projections, fireplaces, log storage, media' niches, balconies,
bay windows, window boxes, exterior stairs, second floor overhangs, decks, porches, trellis, and air conditioning
equipment - providing the equipment is screened from off-site view. Air conditioning units cannot be in front yards
unless no other option exists. All utilities are to be screened from off-site view via walls, enclosures, roof placement,
etc. See item (A) above.
(C) An average of 50 square feet of common open space shall be provided for each dwelling unit in addition to the private
open space requirement. The minimum dimension of any space satisfying this standard is ten feet. This common open
space shall be improved for either passive or active use.
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(D) On-street parking can be counted toward number of required guest spaces. Tandem parking is permitted inside
structures but not encouraged.
(E) Where two different building heights are adjacent, the taller building controls separation requirements. 1-
(F) Upper story living area over garages may be recessecl a minimum of two feet or encroach up to two feet into driveway
length or garage setback.
(G) Minimum 30-foot triangulated visibility easement on front and side streets measured from the face of intersecting street
curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See diagrams on the following
pages).
(H) Excludes appurtenances such as elevator shafts, uninhabitable towers, and penthouse units.
(I) The first of each plan constructed with three floors shall be surveyed for actual square footage of the third floor to
confirm that the upper level is less than 500 square feet and does not require secondary egress. Certification shall be
provided to the City of Dublin Building Division prior to the insulation of the selected units. At the option of the
Building Official, the City may select other units for review at the time of the third floor inspection. If any unit is
determined by the City to be over 500 square feet, the developer shall have said unit surveyed.
The development standards referenced herein become part of the Planned Development (See Exhibit A to
the Ordinance in Attachment 2). The six neighborhood projects have all been designed in compliance
with this criterion. In the event that any of the neighborhoods are proposed for change or modification,
the standards contained herein will direct the design of the revised proposal. Depending on the nature of
any proposed change a Site Development Review amendment may be necessary. Should this Applicant
or any future Applicant propose modifications to these standards, a revised Stage 2 Planned Development
would be required.
Parking - The proposed project meets the parking requirements established in the General Development
Standards.
Single-Family Detached - Generally, the parking standard for a detached residential unit is a minimum of
two covered/enclosed spaces plus a minimum of one guest space per unit. All single family detached
units are provided, at a minimum, with a two-car garage, as follows:
. Neighborhood 1: All three floor plans have three enclosed parking spaces. Plan 1 has two tandem
spaces and one single space behind a straight-in 2-car garage door. For Plan 2, a driveway along
the side of the house leads past a motorcourt to a garage at the rear of the unit also with two
tandem spaces and one single space. Plan 2 allows for an optional granny flat above the garage
space and the tandem space provides the required parking. Plan 3 provides a straight-in 2-car
garage and one swing-in garage or optional storage space along the street side.
Guest Parking is provided curbside throughout the neighborhood. The Parking Plan for
Neighborhood 1 shows 132 spaces which would include one space per unit (58 spaces) plus 78
additional curbside spaces.
. Neighborhood 2: With the cluster configuration around a motorcourt, all five plans have a 2-car
garage. Depending upon the topography, garages may be lower or higher than the ground floor of
the unit.
Guest Parking is provided curbside throughout the neighborhood. The Parking Plan for
Neighborhood 2 shows 146 curbside spaces which would include a space per unit (121 spaces)
and an additional 25 curbside spaces.
. Neighborhood 5: All of these narrow-lot, single-family detached homes all are provided with a 2-
car detached single-story garage with alley access for a total 156 covered spaces. All three floor
plans allow for an optional granny flat in a second story above the garage.
Guest Parking is provided throughout the neighborhood. The Parking Plan for Neighborhood 3
shows 167 spaces which would include one space per unit (78 spaces), 17 guest spaces on site
along the alley between units facing the Community Green, and an additional 72 curbside spaces.
An additional parking space could be provided between units along the alleys for those lots that
are constructed with the granny flat option.
140f28
Multi-Familv - The standard for covered parking is established based on bedroom count per unit. One
bedroom or less requires a minimum of one covered space. Units with two or more bedrooms require a l51
minimum of two covered spaces. Only Neighborhood 6 has units with 2 or fewer bedrooms. Floor Plans
in Neighborhood 3 have a minimum of 3 bedrooms, and Neighborhood 4 includes floor plans with no less
than two bedrooms. Both Neighborhoods 4 and 6 each have structured parking with partially
subterranean levels. Guest parking for all multi-family neighborhoods is required at one-half space per
unit.
. Neighborhood 3: All townhouse units in Neighborhood 3 have a minimum of three bedrooms.
All units are provided with two covered tuck-under parking spaces in an enclosed garage.
Guest Parking required for the 195 units would be 98 spaces; approximately 232 guest spaces are
located curbside throughout the internal private roadways with eleven of the total spaces provided
by three small clusters of90 degree parking adjacent to common open space areas.
. Neighborhood 4: Ofthe five buildings within Neighborhood 4, four of the buildings include 104
covered parking spaces on the garage level/ground level of the structure to serve the 51 units plus
one space that is handicapped accessible in front of an access gate designated for guests. The fifth
building, which is located near the clubhouse, includes 90 covered parking spaces on the garage
level/ground level of the structure to serve the 44 units. In addition, 8 spaces are provided for
guests in front of the garage gates of which two are handicapped accessible. Total structured
parking would be 506 covered spaces to serve the 248 units and 12 guest spaces.
Guest Parking excluding the spaces within the structure would be provided curbside around the
perimeter of the 5-builidng complex and the adjacent detention basin. The Parking Plan for
Neighborhood 4 shows 124 curbside spaces that would be aVailable for guest parking. Inaddition,
5 open guest spaces are located on-site from an access road within the courtyard area adjacent to
the clubhouse.
. Neighborhood 6: Of the 235 units in Neighborhood 6, 39 units have one-bedroom requiring a
minimum of one covered space with the remaining 196 units (2 + bedroom units) requiring 2
covered spaces; a total of 431 covered spaces would be required. The 14 townhouse units with
Plans F and G each are provided with an attached 2-car garage accounting for 28 covered spaces.
A total of 477 spaces are provided in the garage level of the 4 podium structures of which 6 spaces
are tandem and not applied toward the required spaces. If 403 spaces are designated for residents,
then 68 covered spaces would be available for additional residents or guest parking.
Guest Parking required is 118 spaces based on one-half space per unit. Curbside perimeter
parking can accommodate 66 spaces. The combined curbside perimeter parking and covered guest
parking would provide approximately 134 guest spaces.
Site Development Review
The Site Development Review for the Stage 2 PD Development Area addresses:
1. proposed uses
2. site layout
3. access
4. compatibility with surrounding and adjacent uses
5. effects on residents and workers, and
6. insuring an attractive environment.
The Site Development Review materials begin with a Master Site Plan for Wallis Ranch showing the
location of the six residential neighborhoods, the neighborhood park, open space area, semi-public site,
and roadway system (see Attachment 8 of the 8Yz x 11 booklet under the tab labeled "Stage 2 Planned
150f28
Development Rezone" and 11 x 17 booklet under the tab labeled "Planning SDR", page 1). The site
layout has been designed with attention to the preservation of the Tassajara Creek corridor and
improvements for the enjoyment of this natural and open space amenity. Secondarily a site plan layout I
has been submitted for each of the six neighborhoods. The project has been designed to mimic the rolling
foothills in the area incorporating stepped foundations to integrate with the natural terrain. With the
agrarian theme and environmental protection at the forefront, the proposed Wallis Ranch project
emphasizes natural materials and colors.
Buildings take advantage of the grades to provide interesting massing and floor plan arrangements while
creating opportunities for varied outdoor living spaces. Neighborhoods of single family detached housing
shall emphasize streets cape enhancement with the use of parkway tree planting and front gardens that
flow together. Multi-family housing shall be arranged to optimize views from the street and connect to
adjacent neighborhoods, as well as to open space. As such, the proposed contour elevations utilize
terracing and step the buildings with the slope of the ground. The stepped foundations are used to
minimize the use of retaining walls as much as possible and provide for more interesting architecture.
A landscape palette will be incorporated that uses the native species blending them with species that relate
to and are suitable for that environment. In addition, an objective of the design was to evoke the
impression of a community developed over time. Other plans which comprise the Site Development
review submittal include: a waste services plan, a mailbox plan, street addressing, fire access plan, utility
box locator, and pedestrian accessibility/connectivity.
Neighborhood Design - The six residential neighborhoods are described in detail in the Project
Description section above. Buildings are designed to work with the existing slope of the site and where
possible, are designed with split foundations, level changes, and steps to integrate with the site. The
Neighborhood design aims to create a visually interesting, but functional, street scene through residential
types and variety of techniques in the plotting, massing, and mix of architectural plans and styles. Such
techniques would include, but not be limited to: 1) reversing and varying adjacent plans and exterior
styles, 2) avoiding repetitious patterns, 3) varying heights and setbacks, 4) incorpqrating single-story
elements into two-story buildings, and 5) minimizing the visual impact of garages by varying methods to
limit garages facing the street or impacting the street scene. This is accomplished by providing swing in
garages, tucking parking under living spaces, providing single and off-set garage doors, and accessing
parking via motor courts, alleyways, or structures.
Homes located on public streets should wrap the comer to create an articulated building fayade framing
the intersection. In the neighborhoods of single family detached homes, various techniques are employed
to reduce the perceived mass and scale of the buildings through the use of stepping the building mass with
the terrain, broken and varying rooflines and building footprints, and incorporation of lower height
massing elements such as porches, stoops, and balconies. The cluster units are intended to reduce the
visible impact of garages and driveways by limiting the number of driveways taking access off the street
by arranging homes around a shared drive or motorcourt. The back units are accessible from this shared
drive, whereas the fronts of homes face the street.
Internal slope banks are designed at a 2: 1 maximum slope. Slope banks beyond the development are
designed as 3: 1, with steeper (2: 1) slopes provided on a case-by-case basis. Where needed for
maintenance purposes, 10 foot wide benches, including v-ditches and access ways, have been included
along the backs and/or sides of peripheral lots adjacent to upside slopes.
The floor plans provide a variety of bedroom and bathroom combinations, as well as flexible space
options. With the split foundations designed for the topography, parking is in many cases, provided on
another level from the living area. Neighborhoods 1 and 5 allow optional living space in the form of
bonus rooms or "granny flats" above the garage. These areas are not intended to be separate units. Other
160f28
flexibility options for all six neighborhoods include lofts, offices, bonus rooms, dens, libraries, media
rooms, studies, and retreats. All units have non-wood burning fireplaces and laundry areas. The building
area ofthe third floor levels is restricted by Fire Code requirements for secondary access.
I
The distribution of the floor plans, including building area and residential features of the units within each
neighborhood, is provided in Table 7:
Table 7: Floor Plans b Nei hborhood
moJlllllt · · · .. . . . . :~n:.. . . . .
. Neiahborhood 1
Plan 1 3,573 sf 4 bedrooms/3.5 baths to be determined
(ootionalloft or 5th bedroom)
Plan 2 3,829 sf 4 bedrooms/3.5 baths to be determined
(optional granny flat) (optional loft or retreat/optional 5th
bedroom)
Plan 31"J 4,336 sf 5 bedroom + bonus/4.5 baths to be determined
NEIGHBORHOOD TOTAL 58 units
Neiahborhood 2
Plan 1 2,410 sf 3 bedrooms + ootional 4 tr / 3 baths 47 units
Plan 2 2,033 sf 3 bedrooms + loft'2.5 baths 27 units
Plan 3 2,939 sf 3 bedrooms + loft + den/2.5 baths 13 units
Plan 4 2,416 sf 3 bedrooms + media room/2.5 baths 22 units
Plan 5 2,265 sf 3 bedrooms/2.5 baths 12 units
NEIGHBORHOOD TOTAL 121 units
Neiahborhood 3
Plan 1 1,899 sf 3 bedrooms + loft!2.5 baths 76 units
Plan 2 , 2,092 sf 4 bedrooms + loft'2.5 baths 43 units
Plan 3 2,095 sf 4 bedrooms + 10ft'2.5 baths 76 units
NEIGHBORHOOD TOTAL 195 units
Neiahborhood 4
PlanA .. 2,626 sf 3 bedrooms + media room/3.5 baths 8 units
Plan A 1 2,626 sf 3 bedrooms + media room/3.5 baths 15 units
Plan B 2,426 sf 3 bedrooms + den/3 baths 60 units
Plan B1 2,388 sf 3 bedrooms + den/3 baths 18 units
Plan C 2,114 sf 3 bedrooms + media room/2.5 baths 45 units
'. Plan C1 2,110 sf 3 bedrooms + media room/3 baths 16 units
Plan 0 1,810 sf 2 bedrooms + media room/2.5 baths 40 units
Plan 01 1,810 sf 2 bedrooms + den/2.5 baths 42 units
Penthouse 3,652 sf 3 bedrooms + den + retreat/4.5 baths 4 units
NEIGHBORHOOD TOTAL 248 units
Neiahborhood 51 III~) (optional bonus room / Qrannv flat, all units over detached oaraoe
Plan 1 2,396 sf 3 bedrooms/2.5 baths to be determined
Plan 2 2,499 sf 4 bedrooms/3 baths to be determined
Plan 3 2,569 sf 4 bedrooms + 10ft'3 baths to be determined
NEIGHBORHOOD TOTAL 78 units
Neiahborhood 6
Plan A 811 sf 1 bedroom/1 bath 36 units
Plan B 1,189 sf 2 bedroom/2 baths 95 units
Plan C 1,372 sf 3 bedrooms + den (3 bdrms)/2 baths 51 units
Plan C-1 sf 2 bedroom + den/2 baths
Plan C-Alt sf 2 bedroom + den/2 baths
Plan 0, D1 & D2 (townhouse) 1,144 sf 20 units
Plan E & E1 (townhouse) 1,612 sf 3 bedroom/2.5 baths 16 units
Plan E2 (townhouse) 1,027 sf 1 bedroom/1 bath 3 units
Plan F (townhouse) 1,495 sf 3 bedroom/3 baths 7 units
Plan G (townhouse) 1,615 sf 4 bedrooms (3 bdrms + den)/2.5 baths 7 units
NEIGHBORHOOD TOTAL 235 units
Grand Total 935 units
Notes:
(1) Up to 40% of anyone plan may be constructed in this neighborhood. All lots excluding corner lots can accommodate all three
plans. Plotting is subject to specific conditions such as sequential or opposing placement of units on the basis of floor plans,
window placement, architectural styles, and colors as specifically described in the Site Development Review Plans.
(2) Corner lots are reserved for Plan 3.
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(3) A Master Plotting Plan for these two neighborhoods will be submitted for the current and previous phase of development at the
same time individual plot plans and/or each phase are submitted to assure compliance with the requirements. ISl\ G'y-}
l.J
Architectural Style Standards (see page Xl of Attachment 8 of the 8112 x 11 booklet under tab labeled
Design Guidelines) - The Architectural Design/Style Standards implement the overall aesthetic vision for
the community with the proposed architectural styles and conceptual architectural street scenes taking into
consideration the topography of the site and preservation of the natural environment. The Architectural
Standards in this section, on Architectural Design, shall be adopted as part of the Development Plan.
Each floor plan of the single family detached units may be constructed in at least three different elevation
styles. They are consistent with the Architectural Style Guidelines presented with the Stage 2
Development Plan. As required with previous development, architectural elements will be required to be
articulated on all elevations of each building.
This Site Development Review includes the architectural styles along with the colors and materials. A
variety of textures, colors, and materials are shown with each of the architectural styles. The color
schemes are intended to complement the elevation styles, roof types, and accent materials including roof
materials, exterior materials, window frames and mullions, trims, railings, wooden elements, and other
details. The color schemes combined with the variety of elevation styles and the floor plans contribute to
an integrated street scene. A color and materials board will be incorporated and adopted as part of the
Architectural Design Standards.
The five architectural styles utilized through the six neighborhoods have evolved in California since the
turn of the twentieth century and examples are well represented in the East Bay and Central Valley area.
The architectural styles proposed for this project are described as follows:
American FarmhouselNational Folk: The American Farmhouse consists of two-story massing
with a predominantly high-pitched gable roof, gable vent detailing, hip or shed porches, and an
occasional hip element or dormer window. A prominent feature of this style is a large front porch
often wrapped at the corner with a variety of wooden columns and railings. On new construction the
porches are used to create outdoor space as well as provide a single-story element that provides
streetscape interest and neighborhood scale. The exterior material typically is wood siding or board
and batten with narrow windows, substantial wooden trim, shutters, and brick or stone accents. Roof
decorations include cupolas, weathervanes, or dovecotes. The National Folk variation is represented
by a relatively large balloon frame with the roof ridge forming a single structure of uniform height.
Craftsman: Offers asymmetrical building massing that consists of bolder color schemes accented by
stone. Typically they are represented by low-pitched projecting gable roofs with end details and
. larger overhangs often supported by corbels, outlookers, wooden brace details, or wood kickers. The
occasional hip roof provides an accent for an entry or extension between buildings. Covered front
porches are featured on this style of architecture with tapered boxed wood columns supported on a
stone base. This style is characterized by an exterior finish of wood siding architectural elements
addressed almost as furnishings. Wooden detailing and trim also include trellises, and brace details.
Windows are wide and tall, and often have mullions along the top.
Italian ate: The Italianate style consists of two-story massing with low-pitched roofs typically hipped
with concrete'S' roof tiles and boxed eaves or detailed cornices. Exterior materials of stucco walls
and trim, full-wrap stone or brick veneers, and quoins are key elements for the Italianate style.
Decorative brackets, eave dentils, and iron railings provide exterior details. Detailed trim around
doors and windows enhance this style. Arched or squared windows typically are vertical with
multiple lights in pairs or trios that are squared, arched, or shaped with window and door openings.
Alcoves or courtyards, rather than porches, serve as outdoor space.
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\5-";-' ,... ,
Monterey: The Monterey style is characterized by simple box massing, low-pitched gable roof, a~)
cantilevered second story balconies covered by the principal roof of concrete tile shingles. Wall
materials typically are different for first and second floors generally consisting of extensive use of
stucco or brick on the lower levels with stucco, wood siding, or board and batten above. Doors and
windows typically are recessed. The style often has architectural elements of wood or simple cast iron
detailing such as posts or railings,' wooden shutters, timber door, window frames, wooden corbels, and
gable end accents. Often used are French doors with simple trim and vertical windows with false
shutters.
Spanish: The Spanish style is distinguished by simple asymmetrical massing and the principal roof
material of half round pipe tiles on a hip or gable roof above narrow overhangs with exposed wood
rafter tails. Light-colored stucco finished exteriors are accented by arched doorways, recessed
windows, wooden shutters, ornamental or shaped wrought iron detailing, and gable end accents.
Building designs incorporate varied projections such as wall off sets, covered porches, garden walls,
and courtyards. Other architectural details include iron hardware and terra cotta details.
Other Elements: There are a number of required elements that should be installed with convenience and
safety in mind, such as entry lighting, house addresses, and mailboxes. . Home Owners Association rules
or standards in the City's Zoning Ordinance would be applicable to other standards and potential nuisance
items such as awnings, antennas, satellite dishes, trash receptacles, and storage structures.
T bl 8 A h't t I Styl b N . hb h d
a e rc I ec ura es y elal or 00
Architectural American ltalianate
Style+ Farmhouse Craftsman //talian Monterey Spanish
Area -Farm Style Revival
~ Plan -National Folk
Neighborhood1
Plan 1 . . .
Plan 2 . . .
Plan 3 . . .
Neighborhood2
Plan 1 . . .
Plan 2 . . .
Plan 3. . . .
Plan 4 . . .
Plan 5 . . .
Neighborhood3
Plan 1 ..
Plan 2 ..
Plan 3 ..
Neighborhood4* .
NeighborhoodS
Plan 1 . . .
Plan 2 . . .
Plan 3 . . .
Neighborhood6* .
*Multi-unit podium and townhouse structures
Project Access and Circulation: The proposed Site Development Review and Tentative Maps address
collector street design concepts including: right-of-way widths, roadbeds and travel lanes, parking lanes,
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peripheral and median landscaping, and amenities for non-vehicular circulation, such as pedestrian and
bicycle traffic. A hierarchy of streets and pedestrian ways provide a comprehensive circulation system.
Decorative or enhanced paving calls attention to intersections, functions, or crossroads within the
circulation system. I
The primary route is Wallis Ranch Road, the central spine street from which other streets, walks, and
trails radiate and connect to neighborhoods, parks, and open space. Tassajara Road serves as the main
arterial providing regional access to the project site at two proposed points. Tassajara Road is currently a
two-lane road with significant traffic congestion. However, it is designated as a six-lane divided arterial
in the City's and County's circulation plans. Both access points into the project require bridges across
Tassajara Creek, and the main intersection will be signalized at Wallis Ranch Road and Tassajara Road.
The main intersection, Tassajara Road at Wallis Ranch Road, will serve as the backbone and traffic
collector for the development. A secondary access road from Tassajara Road, shown on the plans as Julie
Ann Lane, will be located south of the Wallis Ranch Road intersection. The bridge for this road will
connect the two Neighborhood Park parcels on either side of Tassajara Creek. It then will intersect with
Wallis Ranch Road north of the park on the westerly side of the creek. All other public streets are
residential neighborhood streets. Neighborhood Streets as shown on the plans include: Dorothy Drive,
Lily Rose Way, Barbara Jean Street, "C" Street, "D" Lane, "E" Street, "G" Lane, and "J" Lane. "M"
Way serves Neighborhood 4. Proposed public street sections ary comparable and similar to those already
approved or built in other areas of the Eastern Dublin Specific Plan area. Additional circulation elements
within the project will include private streets, motor courts, and alleys, with reduced rights of way and/or
curb-to-curb widths.
Gatestone Lane, a single-loaded frontage road, eliminates the need for a separate maintenance road along
Tassajara Creek. An emergency vehicle access plan utilizes the proposed road systems and also provides
for specifically dedicated emergency access roads. The creek' frontage road, located north of and
connecting to Wallis Ranch Road, will provide secondary access on the periphery of the neighborhood
street systems as an element of the emergency access plan.
An emergency vehicle access roadway (EVA) is provided on the adjacent l1.6-acre Contra Costa County
Parcel to provide a secondary access point for fire vehicles to service Neighborhood 1 in an emergency.
Designed to Alameda county Fire Department Standards, this EVA is necessary to avoid steep slope
banks between Neighborhoods 1, 2 and 5.
In addition to alleys and driveways, the plan for Wa11is Ranch incorporates a variety of private roads and
driveways that provide access into cluster and multi-family neighborhoods. The driveways may also
serve as emergency vehicle and public service access easements.
A focal point of the circulation systems are the two bridges mentioned above which represent a major
design element of the project. Those portions of the bridges that are viewable from adjacent streets and
public areas shall follow the design criteria established for the project. The bridge abutments and railings
shall have massing and forms similar to the entry ensemble. These elements and materials include
cultured stone veneer, painted steel railings, and unique lighted, stone-clad pillars or pilasters in the
Craftsman style spaced along the guardrails. Surfaces will identify a separation among vehicular,
pedestrian, and bicycle traffic.
The Applicant has provided an ADA accessible trail along the west side of Tassajara Creek. This trail
joins with the East Bay Regional Park Trail easement in the vicinity of Julie Ann Lane (see sheet L-4
Pedestrian Connectivity Plan of Attachment 8, 11 x 17 booklet under the tab labeled "Landscape SDR").
The trail has been designed to East Bay Regional Park District (EBPRD) standards and will be maintained
by the Wallis Ranch Homeowners Association. This trail also conforms to the City of Dublin Streambed
Restoration Master Plan. The Parks & Community Services Commission reviewed the trails on the
Wallis Project at their October 16,2006 meeting.
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The pedestrian and bicycle trail system is truly multi-functional. Additionally, a local trail follows along
Tassajara Road east of the creekbed. A one-mile loop trail beginning at the Community Green and
connecting with the Tassajara Creek corridor will be marked with signature stone-clad mile markers.
\5>)
Landscaping, Walls & Fences: Community elements and landscape design components will create and
enhance the identity and character of the Wallis Ranch project. Community elements are situated
primarily within the public right-of-way and other public spaces throughout the project. They include
entry graphics and monuments, identity walls, stone veneer columns and walls, retaining walls, fences,
accent paving, bridges, and street furnishings such as mailboxes, benches, trash receptacles, street
lighting, and signage.
Each element should be complementary to the others in order to provide a cohesive image of spatial order,
sequence, enclosure, and focus. The public realm is used to create a livable community and enhance the
pedestrian environment and community theme using compatible colors and materials. In addition, the
project is designed to physically and visually connect to the natural environment at different scales by
orienting units and views to the open space and incorporating trail access into these spaces.
. Landscaping - The landscape plans provided with this application layout the streetsc;:l.pe and
treatment of public or roadside right-of-way ;:l.reas in terms of landscape materials and hardscape
design. A conceptual landscape plan has been prepared for each of the neighborhoods ;:l.s well as
for the project as a whole. It includes a palette of landscape materials including a hierarchy of
street trees, flowering shrubs, median plantings, and ground covers. Common area comprises a
large part of the landscape area. The Applicant has provided extensive detail with respect to a lush
and attractive landscape theme (see Attachment 8, under tab labeled "Landscape SDR", 11 x 17
booklet for thorough details). Responsibilities for management and maintenance generally are
identified in Attachment 8 under the tab labeled "Stage 2 PD Rezone", Open space and ownership
Maintenance fold out.
. Walls & Fences -A master plan of walls and fences is also included with a range of designs based
on functional separation of uses. Given the environmental sensitivity of the Tassajara Creek area,
a number of fences have been specifically designed with environmental protection in mind (see
Attachment 8, 11 x 17 booklet,.under the tab labeled "Landscape SDR, sheet L-3 Project Fencing
Plan").
Walls - Classifications include entry walls, feature (or theme walls), and retaining walls.
Entry walls will be placed at primary and secondary intersections. A series of unique cultured
stone veneer column applications will be used throughout Wallis Ranch to create various entry
statements. Project identification signage is appropriate in these locations. Accent lighting
maybe added to the tops of free stranding columns at entries and bridge crossings.
The feature walls are freestanding elements that define the right-of-way edges of Wallis Ranch
Road and Dorothy Drive. This design feature visually ties together the project at
neighborhood entries, intersections, and points of interest. In some instances the feature wall
will abut an entry wall. Feature walls also are associated with ramp entries into buildings and
may act as a retaining wall. Visible portions of a feature wall will have a stone veneer finish.
The feature wall for this project is stone clad in the Craftsman style. Columns and pilasters
would be tapered with a natural stone cap or, in some cases, with lantern lighting (see
Attachment 8, 11 x 17 booklet under tab labeled "Landscape SDR, sheets L-15 thru L-19 Wall
and Fences details").
Retaining walls (see Attachment 8, 11 x 17 booklet, under tab labeled "Landscape SDR, sheet
L-3a Retaining Wall Plan") are used to accommodate grade changes and transitions in
elevation. The various retaining wall designs address walls located in the public right-of-way
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as well as in the neighborhoods. Depending upon the engineering required to prepar~ ~~fte:i:D
retaining wall systems include concrete masonry units, poured-in-place concrete, modular
concrete gravity wall systems, and sculpted or simulated rock applications. Depending upon
public visibility, retaining walls would be finished with a veneer of either stucco or cultured
stone that match the material, color, and pattern of the freestanding entry or feature walls. All
retaining walls will have a capstone that is compatible with the associated wall finish.
Neighborhood specific exceptions are allowed. Retaining walls creating clearances around
streetscape appurtenances such as utility vaults or boxes, street lighting, or street furnishings
will be curved. A simulated rock retaining wall is proposed to be used along the western edge
of Julie Ann Lane. This wall will simulate sandstone typically found in the area generally with
a vertical fracture pattern and horizontal striations. Design details of the wall elements are
included in the Design Standards incorporated with the submittal.
Fences - Fences are needed to define the common open space areas and provide separation from
private areas. The fences are designed to establish varying levels of privacy or security. The
primary function of the fences is to monitor access between two areas or uses and carry through a
consistent theme. The fence design based on its function include: split wall view fences, privacy
fences, rail fences, view fences, wire mesh fences, herpetological barriers (for habitat protection),
and barbed wire fences. A herpetological barrier is a continuous 12..,inch high concrete barrier
installed for the purpose of separating the habitat of potentially endangered species (reptiles and
amphibians) by inhibiting their access to' and from developed areas. It usually is installed in
conjunction with a standard concrete "V" ditch and is consistent with requirements of the resource
agencies (see Attachment 8, 11 x 17 booklet under tab labeled "Landscape SDR, sheets L-3, L-15
and L-16, Project Fencing Plan and Fencing details).
The split wall view fence is used maintain a separation between vehicular or pedestrian
circulation while maintaining privacy for residential property owners and retaining views to
parks and open space. This type of fence utilizes a combination of pre-cast concrete with a
stucco texture, iron pickets, and pilasters thematic to Wallis Ranch. Excessive lengths in the
wall would be punctuated at intervals by plantings and/or a change in height or direction. It
also may serve as a herpetological barrier.
Privacy fences are made of wood and used to define the private outdoor space of residential
properties. A diagonal lattice panel would be placed along the top of this fence in places
where it would be visible from a local residential street.
Rail fences are used where an enclosure is not needed, but a boundary should be marked.
They are used to define and protect open spaces, control public access, and establish a theme.
Modern rail fences are made of pre-cast concrete rails and could incorporate a concrete
herpetological barrier.
View fences are used to provide visibility from private lots to dedicated open space. The view
fence is used only along the eastern edge of Neighborhood 1. View fences are constructed of
solid steel pickets, tubular steel rails, and posts.
A wire mesh fence will be used to secure the perimeter of the detention basin around its top
bank. This 5-foot high fence will be made of galvanized wire mesh grid fabric, posts, and
associated support elements. Pilasters would not be used with this type of fence. The fence
should be visibly transparent as viewed from the street while providing optimum security.
Integrated gates would be suitable for maintenance vehicle access. Over time, the plantings
around the outer perimeter of the fence will eventually block views to the fence and the basin.
Barbed wire fences as required by the Resource Agencies are used to isolate and protect
environmentally sensitive areas from disturbances by people and/or domesticated animals
while maintaining access for wildlife and delineating property boundaries. The barbed wire
fencing is required by the Tassajara Creek Management zone to provide further protection for
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wildlife and human security. Steel barbed wire fence posts would have four lines of wire with
the bottom wire as smooth and the top three as barbed wire. The posts would be spaced at no
more than 10 feet on center.
\ 5ft {)D
Heritage Trees - A report has been prepared by a certified arborist in accordance with the City's Heritage
Tree Protection ordinance (see Attachment 9). The report identifies the existing trees on site, including
"heritage trees," with particular attention to those trees impacted by the bridges crossings over Tassajara
Creek into the project ,from Tassajara Road. Based on the survey, eleven of the trees identified as
noteworthy present a risk or are in direct conflict with the proposed two bridge crossings. Only these
heritage trees are impacted and no additional trees on-site will be removed. The Applicant has already
worked with the resource agencies with respect to trees located within the conservation area in
conjunction with the required improvements needed in this area. All but one has a low suitability for
relocation and preservation. Preservation of a number of trees is not suitable due to exposed roots,
instability, or an existing state of decline. Risk and liability are posed by these trees from loss of limbs or
uprootings. The report makes recommendations for preservation, relocation, removal, and/or replacement
of the affected heritage trees. The applicant proposes to relocate the trees where practical and replace
trees removed on a ratio acceptable to the Resource Agencies. Measures and procedures also are included
for pruning and tree protection during demolition, grading, and construction activities. Recommendations
in this report will be included as conditions of approval.
Habitat Preservation - Due to the sensitive nature of the environment which may be affected by the
proposed project, mitigation measures from the previously approved EIR are included for the installation
of a herpetological fence or barrier to deter or inhibit the endangered California Tiger Salamander (CTS)
and potentially the California Red-Legged Frog from leaving the protected areas. The Mitigated Negative
Declaration for the Contra Costa County Property states that the presence of special status breeding birds,
such as the burrowing owl, also has been identified on the site. Mitigation Measures have been included
for protection of these species, as well.
Phasin2
A proposed Phasing Plan has been included with this application. Generally, development will begin with
the single-family detached homes in Neighborhood 1 and move from west to east according to the
approved plan (see Attachment 8, 8'li x 11 booklet under tab labeled "Stage 2 PD Rezone, Neighborhood
Phasing Plan", fold out).
The Applicant has provided very detailed and thorough project plans in compliance with the requirements
in the City of Dublin's Site Development Review Ordinance Section 8.104. Staff has reviewed these
plans and documents. The project as proposed will create a unique and interesting upscale agrarian
community with significant architectural interest, product type and landscape amenities. The necessary
findings for the Site Development Review can be found in Attachment 3.
Vestin2 Tentative Tract Maps
The proposed proj ect includes Master Vesting Tentative Tract 7515 which establishes 27 lots or parcels as
shown in the Table 9 below. The six neighborhoods, Neighborhoods 1,2,3,4,5 and 6 will be developed
respectively as Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715 & 7716. Conditions of approval
are provided for each subdivision map (see Attachment 3).
The Vesting Tentative Subdivision Maps are consistent with the adopted PD zoning and are in
conformance with the Development Standards. Table 9 lists the parcels to be created by the Vesting
Tentative Subdivision Map.
Table 9: Parcel Summary - Master Vesting Tentative Tract 7515
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Parcel No. Acreage +/- Land Use Designation/Zone Use
Parcel, 1 3.1 ac Neiahborhood Park Citv - neiahborhood park
Parcel 2 1.3 ac Semi-Public private undetermined
Parcel 3 5.9 ac Open Space land trust
Parcel 4 2.4 ac Open Space land trust
Parcel 5 .5 ac Ooen Space HOA common area landscapinq
Parcel 6 .6 ac Ooen Space HOA common area landscapinq
Parcel 7 6.0 ac Public Road Wallis Ranch Road/N public road/oublic access easement
Parcel 8 .9 ac Ne;qhborhood Park Citv - neiahborhood park
Parcel 9 2.6 ac Ooen Space & Trail HOA conservation easement
Parcel 10 .6 ac Open Space & Trail HOA conservation easement
Parcel 11 .4 ac Open Soace & Trail HOA conservation easement
Parcel 12 .8 ac Ooen Soace & Trail HOA conservation easement
Parcel 13 30.9 ac Ooen Space land trust
Parcel 14 9.1 ac Ooen Soace HOA conservation easement
Parcel 15 3.9 ac Neiahborhood Park Citv - neiqhborhood Dark
Parcel 16 22.7 ac Open Snace (hillside/EVA) HOA - conservation easement
Parcel 17 1.1 ac Medium Density Residential communitv qreen/recreationllandscapinq
Parcel 18 2.2 ac Ooen Soace conservation easement
Parcel 19 15.4 ac Low Densitv Residential NeiOhborhood 1 sinale familv detached)
Parcel 20 14.6 ac Medium Densitv Residential Neiahborhood 2 sinqlefamilv detached)
Parcel 21 15.5 ac Medium Density Residential Neiqhborhood3 townhouse/condos)
Parcel 22 11.2 ac 'Medium Hiah Densitv Residential Neiahborhood 4 condom iniums)
Parcel 23 10.7 ac Medium Density Residential Neiohborhood 5 sin ale familv detached)
Parcel 24 8.3 ac Medium Densitv Residential Neiahborhood 6 condominiums)
Parcel 25 4.2 ac Public Road - Gatestone Lane public road/public access easement
Parcel 26 2.2 ac Medium Hiah Densitv Residential hydromodification/detention basin
Parcel 27 1.3 ac Public Road - Lily Rose Way public road/public access easement
5.1 net v. aross (adiustment)
TOTAL 184.1 ac
Table 10 provides the details ofthe individual Master Vesting Tentative Tract (neighborhood) maps.
Table 10: Neighborhood Vesting Tentative Maps
Neighborhood No. of units Map No. Acreage Use
Neighborhood 1 58 units 7711 15.4 ac 58 lots for single family detached resi-
dential units and 3 HOA parcels
Neighborhood 2 121 units 7712 16.2 ac 121 lots for clusters of detached single
family residential units w/motorcourts
and 5 HOA parcels
Neighborhood 3 195 units 7713 18.0 ac 38 condominium (air space) parcels for
195 attached townhouse residential units
and 17 HOA parcels
Neighborhood 4* 248 units 7714 15.4 ac 5 condominiums (air space) parcels for
248 multi-family residential units and 10
HOA parcels
Neighborhood 5 78 units 7715 10.7 ac 78 lots of single family detached
residential units and 15 HOA parcels
Neighborhood 6 235 units 7716 8.3 ac 12 condominium (air space) parcels for
235 multi-family residential units and 14
HOA parcels
935 units
* Excludes detention basin which remains as Parcel 26 of Master Vesting Tentative Map 7515
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li.f; \
Some of the hillside slopes around and above the development will be graded due to the need to repair
five areas of unstable soils. However, the disturbed areas will conform to existing slopes and will be
hydroseeded with native grasses to quickly vegetate the hillsides so that no long-term visual impacts will
occur.
\ lo\ ()')
0,
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Inclusionary Zoning/Affordable Housing:
The proposed development of Wallis Ranch is subject to the City's lnclusionary Zoning Ordinance. The
City's Inc1usionary Zoning Regulations, which are set forth in Chapter 8.68 of the Dublin Municipal
Code, provide generally that all residential development in excess of 25 units is required to contain
affordable units equal to not less than 12.5% ofthe total units in the development. Based on a total of935
units, 117 units would need to be provided. The City and the Applicant are parties to an agreement
entitled Development Agreement between the City of Dublin and Chang Su-O-Lin and Hong Lien Lin-
Dublin Ranch Fairway Ranch, which pertains to the development of an affordable housing project known
as the "Fairway Ranch Project." Consistent with the Inclusionary Zoning regulations, the Agreement
provides foir the creation of Affordable Unit Credit Certificates (AUCCs) upon completion of affordable
units in the Fairway Ranch Project, which AUCCs can be used toward the satisfaction of the affordable
unit construction obligations under the Inclusionary Zoning Regulations on certain property, including
Wallis Ranch. To the extent that sufficient AUCCs are avai1ableat the time of tentative map approval or
site development review on property subject to the agreement, the City may not require compliance with
the Inc1usionary Zoning Regulations.
The Developer currently has in excess of 117 Affordable Unit Credit Certificates. Therefore, pursuant to
the terms o{the Agreement, 117 of the AUCCs in the developer's possession have been determined to
satisfy and be applied to the Inclusionary Housing obligation of Wa1lis Ranch. A condition of approval
(see Attachment 3, page 30, Condition #16) has been provided to address this issue.
Public Art - The project will comply subject to the City's Public Art Ordinance; a public art compliance
report is included in the project site development review submittal. The developer is required to fulfill the
Public Art Contribution through the provision of an on-site public art project.
The Applicant has designated the primary location to install the public art is at the southern tip of the
water quality/detention basin parcel with an alternate location on Parcel 17 of Tract 7515, the Community
Green adjacent to Neighborhood 5. (see Attachment 8, 11 x 17 booklet, page 1 at beginning of document
for Public Art Compliance Report and locations). A Condition of Approval has been developed and
applied to assure compliance. (see Attachment 3, page 29, Condition #14)
Development Agreement:
Prior to annexation and as a condition of the Stage 1 Development Plan approval, the Applicant entered
into a pre-annexation agreement with the City. That agreement served as the framework for the required
Development Agreement to follow between the City and Applicant/Developer as an implementation
measure and requirement of the Eastern Dublin Specific Plan. The Development Agreement will be
based on the standard form prepared by the City Attorney and adopted by the City Council for projects
located within the Eastern Dublin Specific Plan area. It will be drafted with input from City Staff, the
proj ect developer, and the City Attorney.
The Development Agreement represents a commitment between the City and the Developer to proceed in
accordance with terms in which the City grants vesting and promises not to change its planning or zoning
laws applicable to the development for a specified period of time. In return, the Developer agrees to
comply with the conditions of approval and, in some cases, makes commitments which the City might
otherwise have no authority to compel the Developers to perfoffi1. Specifically, the Development
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Agreement augments the City's standard development regulations in response to the particular
characteristics of each individual project; spells out the precise financial responsibilities of the developer; llfJ2---
ensures timely construction of adequate public facilities for each project; and provides the terms for
reimbursement when a Developer advances funding for specific facilities which have community-wide or
area benefit. The proposed Development Agreement between the Applicant and the City will be
presented to the Planning Commission for recommendation at a later time.
ENVIRONMENTAL REVIEW:
The Dublin Ranch West project (P A 02-028) proposed for annexation in 2005 essentially included similar
land uses and densities analyzed and approved in the 1993 EIR for the "Eastern Dublin General Plan
Amendment for the Eastern Extended Planning Area," the "Eastern Dublin Specific Plan," and associated
documents. However, a determination was made as a part of the proposal to prepare a Draft
Supplemental EIR (SEIR) (SCH #2003022083) in order to thoroughly and comprehensively assess the
potential for the project to cause or contribute to significant impacts beyond those identified in the 1993
EIR. Where new potentially significant impacts were identified, appropriate mitigation measures were
adopted to reduce or avoid the impacts. Issues of significance related to the Dublin Ranch West project
included: traffic and circulation, air quality, community facilities (parks and schools), and habitat
preservation for wildlife and endangered species. Specific endangered flora and fauna identified in the
SEIR included Congdon's tarplant, the California red-legged frog (CRLF), and the California Tiger
Salamander. The SEIR was certified in March 2005.
An Initial Study was prepared, and a determination was made to prepare a Mitigated Negative Declaration
(MND). The primary purpose of the MND is to expand the scope of the SEIR to include the adjacent
11.6-acre parcel within Contra Costa County which was not originally addressed in the SEIR. This
property will require some grading to allow for an Emergency Vehicle Access (EVA) road generally
serving Neighborhoods 1 and 2. However, it is in close proximity to an environmentally sensitive habitat
area where further mitigation measures are being recommended. The review process and compliance
with the additional mitigation measures would allow Contra Costa County to issue the necessary grading
permits for this area. The Mitigated Negative Declaration has been circulated (comment period
September 19, 2006 thru October 19, 2006) and submitted for consideration and adoption with the
proposed Wallis Ranch project. The City Council would approve the Mitigated Negative Declaration
prior to taking action on the project. (see Attachment 1 Exhibit A, Mitigated Negative Declaration) A
comment letter was received from the Regional Water Quality Control Board during the review period
asking about the availability of mitigation lands for California Tiger Salamander habitat. The City
responded in accordance with the California Environmental Quality Act that such lands are expected to be
available.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project, including the East Bay Regional Park District, to advertise the project and the
upcoming public hearing. A public notice was also published in the Valley Times and posted at several
locations throughout the City.
CONCLUSION:
The proposed proj ect provides a practical and efficient land use pattern with the intent of preserving the
topography of the Tassajara Creek corridor, maintaining scenic corridor qualities, and enhancing the
natural environment. The proposed amendment to the Stage 1 Planned Development adds the adjacent
property within Contra Costa County under common ownership for provision of an emergency vehicle
access road and additional environmental mitigation. The Stage 1 Planned Development zoning as
amended is consistent with the General Plan and the Eastern Dublin Specific Plan. The proposed Stage 2
26of28
Development Plan and Site Development Review are compatible and consistent with the Stage 1 Planned
Development zoning as amended, and the proposed Vesting Tentative Maps (including the Master and
Neighborhood Maps) are consistent with the permitted uses and development standards of the Wallis
Ranch PD zoning district. The Mitigated Negative Declaration supplements the Supplemental
Environmental Impact Report (SEIR) (SCH2003022082) certified in 2005.
ILo
(;
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation, 2) Open the public
hearing, 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate;
6) Adopt Resolution recommending the City Council to adopt a Mitigated Negative
Declaration(Attachment 1); 7) Adopt a Resolution recommending the City Council adopt an Ordinance
amending the Stage 1 Planned Development zoning and the proposed Stage 2 Development Plan
(Attachment 2); and 8) Adopt Resolution approving a Site Development Review for Wallis Ranch P A 05-
051, Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713,
7714, 7715 and 7716 for Neighborhoods 1,2,3,4,5 & 6, respectively (Attachment 3).
270f28
GENERAL INFORMATION:
ILPY
PROPERTY OWNER! APPLICANT:
Chang Su-O (aka Jennifer) Lin, et. al.
c/o James Tong
4690 Chabot Drive, Suite 100
Pleasanton, CA 94588
Martin Inderbitzen
P. O. Box 1537
Pleasanton, CA 94566
LOCATION:
Northeasterly area of the city, south of the City limits at the
Alameda/Contra Costa County line (including an 11.6 acre
parcel within Contra Costa County), west of Tassajara Road,
and east of the Parks Reserve Training Facility (PRTF)
ASSESSOR'S PARCEL NUMBER:
986.;0004-005-01 (Alameda County)
225-070-02 (Contra Costa County)
EXISTING ZONING & GENERAL PLAN
LAND USE DESIGNATION: Single Family (Low Density) Residential, Medium Density
Residential, Medium-High Density Residential, Semi-Public,
Neighborhood Park, and Open Space
Agriculture (Contra Costa County)
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CALL TO ORDER/ROLL CALL
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, January 9,
2007 in the Council Chambers located at 100 Civic Plaza. Chair Schaub called the meeting to
order at 7:03 p.m.
Present: Chair Schaub, Commissioners Biddle, King, and Tomlinson; Robert Fasulkey,
Outgoing Planning Commissioner; Jeri Ram, Community Development Director; Mary Jo
Wilson, Planning Manager; Michael Porto, Consultant Planner; John Bakker, City Attorney;
Paul Kruger, Engineering Consultant; and Rhonda Franklin, Recording Secretary.
ADDITIONS OR REVISIONS TO THE AGENDA
Chair Schaub requested that Oral Communications be placed before Minutes of Previous
meeting. Chair Schaub requested that the commendation for outgoing Cm. Fasulkey be
presented after item 5.1. The Planning Commission and Staff unanimously agreed to both
requests.
ORAL COMMUNICATIONS
5.1 Administration of Oath of Office by Fawn Holman, City Clerk, to newly
appointed Planning Commissioner Greg Tomlinson.
Ms. Fawn Holman, City Clerk, administered the Oath of Office to Mr. Greg Tomlinson, new
Planning Commissioner, and Mr. Morgan King, re-appointed Planning Commissioner. Both
Commissioners stated and signed the Oath of Office.
5.2 Commendation for Outgoing Planning Commissioner Robert Fasulkey.
Ms. Mary Jo Wilson, Planning Manager, and Ms. Jeri Ram, Community Development Director,
presented a Certificate of Appreciation to outgoing Planning Commissioner Robert Fasulkey.
5.3 Election of Officers for Chairperson and Vice-Chairperson.
Chair Schaub opened the floor to nominations for Chairperson and Vice Chairperson.
Cm. Biddle nominated Chair Schaub for Chairperson and Vice Chair Wehrenberg for Vice
Chairperson.
Hearing no further nominations, Chair Schaub dosed nominations.
On a motion by Cm. Biddle, seconded by Chair Schaub, and by a vote of 5-0-0, the Planning
Commission re-elected Chair Schaub as Chairperson and Vice Chair Wehrenberg as Vice
Chairperson.
1
Attachment 8
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MINUTES OF PREVIOUS MEETINGS
\ lJ
The December 12, 2006 minutes were approved as submitted. Cm. Tomlinson abstained from
the vote.
NEW OR UNFINISHED BUSINESS - NONE
CONSENT CALENDAR - NONE
WRITTEN COMMUNICATIONS - NONE
PUBLIC HEARINGS
8.1 P A 05-051: Wallis Ranch Project, including a Mitigated Negative Declaration, Site
Development Review, Vesting Tentative Parcel Map, Amendment to Stage 1 Planned
Development, and Stage 2 Planned Development Plan.
Chair Schaub asked for the Staff Report. Mr. Mike Porto, Consultant Planner, presented the
specifics of the project as outlined in the Staff Report:
Chair Schaub asked how the addition of a large number of 2nd units would impact the density of
the project. Ms. Mary Jo Wilson, Planning Manager, explained that State Legislation allows 2nd
units by right in single family zoning districts. She further explained that potential impact to
density, traffic, parking, etc. would typically be minor. Mr. Porto added that the project would
remain within the density ranges for the area.
Cm. Biddle sought clarification on the definition of 2nd units. Mr. Porto explained that in
Neighborhood 1, a 2nd unit would be included within the existing square footage of the
property; and in Neighborhood 5, a 2nd unit would be a room over the garage. He further
explained that Dublin San Ramon Services District (DSRSD) defines 2nd units as having separate
kitchens.
Vice Chair Wehrenberg asked if the 2nd units would have use restrictions. She further asked
about parking requirements for the 2nd units. Mr. Porto explained that the project provides for 1
parking stall per 2nd unit, as required by the Zoning Ordinance. Mr. John Bakker, City
Attorney, explained that per 2nd unit regulations, only one of the units on the property can be
rented; either the primary or secondary unit.
Cm. King asked if Wallis Ranch Road would be a collector street, and Mr. Porto said yes. Cm.
King asked about the number of average daily car trips of collector streets, and Ms. Wilson
stated that it is 4,000 per the City's General Plan.
Chair Schaub asked who would maintain the Community Green areas, and Mr. Porto stated
that the Homeowners Association (HOA) would maintain those areas.
Chair Schaub asked about the existing trees in the project. Mr. Porto explained that 18 trees
would be removed due to bridge placements or the poor health of the tree. He further
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explained that of the 18 trees, 4 are Heritage Trees. He pointed out that the Heritage Tree
Ordinance does not require mitigation for the loss of Heritage Trees.
Cm. King asked if there was a map that shows the locations of tree removals and plantings. Mr.
Porto stated that the Arborist's map specifies such locations. Cm. King asked how the planted
trees would be monitored. Mr. Porto stated that the City's Arborists, Dave Babby, would
monitor the trees.
Cm. King asked about the restricted and accessible Open Space areas, and Mr. Porto pointed out
the areas on the map.
Cm. King expressed his concerns about the effectiveness of mitigation measures for critter
habitats.
Cm. Biddle asked about the locations of barbed wire and chain-linked fencing, and Mr. Porto
pointed out the locations on the map. He explained that the chain-linked fence would not be
metal and would eventually be hidden by a dense screen of plants.
Chair Schaub noted a discrepancy in the quantity of Inclusionary Housing Units in the Stage 1
& 2 documents and the Staff Report. Mr. Porto explained that the Applicant has been asked to
amend the Stage 1 & 2 documents to reflect the Condition of Approval written by the City
Attorney in the Staff Report.
Chair Schaub asked how the Semi-Public land on the property could be used. Mr. Porto stated
a list of potential uses, including childcare center, youth or senior center, religious institution,
clubhouse, and community center or theater.
Chair Schaub and Cm. King expressed interest in the establishment of a commercial center in
the area for the benefit of the residents and to relieve traffic congestion to prominent
commercial centers.
Cm. Biddle asked about the construction of the Tassajara Road and Fallon Road intersection.
Mr. Paul Kruger, Consultant Engineer, explained that construction would start late this summer
and would take one year to complete.
Cm. Biddle asked if there was any development plans to the south between this project and the
next development, and Mr. Porto explained that there was none at this time.
Vice Chair Wehrenberg asked about the phasing of the project. Mr. Kruger stated that
everything on the Master Map that is common to the overall improvements is a condition of the
Master Map, and stays with the developer. He explained that the project could be phased
through a Development Agreement or Tract Improvement Agreement. He further explained
that the Master Map could be phased. He stated that the common improvements and trails
would be the obligation of the Master Map.
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Cm. Biddle asked about the installation of the road network. Mr. Kruger explained that Wallis
Ranch Road, Dorothy Drive, and Julie Ann Lane are part of the Master Map and would be
installed in the initial portion of the project.
Cm. Tomlinson expressed concerns about repetitive colors in Neighborhoods 4 & 6 and asked
about amending the color palette plans for the project. Mr. Porto explained that different color
palettes could be discussed with the Applicant.
Cm. Tomlinson asked about incorporating a provision into the Conditions, Covenants, and
Restrictions (CC&Rs) that requires homeowners to maintain original street trees. Mr. Porto
explained that the street trees would be in the public right of way; thus disallowing
homeowners to remove them. Chair Schaub stated that he would like the City to prohibit
residents from removing City planted street trees. Cm. Wehrenberg asked if such a prohibition
could be added to the Conditions of Approval. Mr. Bakker clarified that the Homeowners
Association (HOA) would have an easement that would give it the right to maintain street trees
on private property. He pointed out that the Site Development Review (SDR) could also require
specific landscape requirements.
Cm. King pointed out that sometimes trees planted by developers become unsuitable for the
street. He further pointed out that trees could threaten the preservation of views.
Cm. Tomlinson observed that the project does not contain an open and flat field where children
and families could play. Cm. King agreed.
Chair Schaub opened the public hearing.
Mr. Marty Inderbitzen, representing the Applicant, spoke in favor of the project.
Cm. Biddle asked about the bioswale that runs along the Creek. Mr. Inderbitzen explained that
the purpose of the bioswale is to capture the flow of water from the site, clean it, and then
discharge it into the Creek.
Cm. Biddle asked about the access road into Contra Costa County. Mr. Inderbitzen explained
that the road is an Emergency Vehicle Access road that the Fire Department requires to be
paved.
Cm. Biddle asked about the mitigation measures for the displaced salamanders. Mr.
Inderbitzen explained that the replacement land is located on the east side of Livermore.
Chair Schaub sought clarification on how the arrangement of multiple HOAs would work. Mr.
Inderbitzen explained that the Tassajara Creek Management Zone, the Private Open Space
Zone, and the common Open Space areas would be maintained by a Master HOA with its own
reserve requirements and funds. Each neighborhood would have its own HOA with separate
reserve funds and dues. Each Neighborhood would also pay into the Master HOA that benefits
the entire project.
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Cm. Biddle questioned whether a management and/ or insurance group would handle a small
neighborhood. Mr. Inderbitzen stated that he would confer with his project team on the issue.
Cm. Biddle asked who would manage the Land Trust. Mr. Inderbitzen explained that the
Center for National Lands Management would manage the Land Trust.
Vice Chair Wehrenberg asked about mitigation measures along the Creek. Mr. Inderbitzen
explained that there are requirements for both the re-vegetation along the Creek and the overall
mitigation for species that have performance requirements over a 5 and 10 year period.
Vice Chair Wehrenberg asked about the future use of the Schoolhouse. Mr. Inderbitzen
explained that it would be relocated within the project and most likely used as a community
resource.
Chair Schaub commented that the Semi-Public land should be developed to blend in with the
surrounding development. Mr. Inderbitzen stated that he would discuss it with his project
team.
Cm. Biddle asked if there could be multiple builders for the project, and Mr. Porto said yes.
Cm. Biddle questioned what a builder could change about the project. Mr. Porto explained that
any change would have to go through the appropriate process and be approved.
Chair Schaub closed the public hearing.
Cm. Biddle stated that he likes the project and it is a good mix of different types of homes.
Cm. King stated that he would like the CC&Rs to clarify the issue of view preservation. Mr.
Porto pointed out the minimal number of view lots on the map and stated that there most likely
will not be any view issues on the project.
The Planning Commission commended Mr. Porto on his work on the project.
On a motion by Cm. Biddle, seconded by Vice Chair Wehrenberg, and by a vote of 5-0-0, the
Planning Commission unanimously adopted:
RESOLUTION NO. 07 - 01
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR J/W ALLIS RANCH," MASTER
VESTING TENTATIVE TRACT MAP 7515, AND NEIGHBORHOOD VESTING
TENTATIVE TRACT MAPS 7711,7712,7713,7714,7715, & 7716 FOR NEIGHBORHOODS 1
THROUGH 6, RESPECTIVELY WITHIN A PORTION OF THE PROPERTIES IN AN
EXISTING PD-PLANNED DEVELOPMENT DISTRICT KNOWN AS WALLIS RANCH,
WEST OF T ASSAJARA ROAD
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P A 05-051
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Chair Schaub recessed the meeting at 9:05 p.m. for a 10 minute break.
OTHER BUSINESS
10.1 STUDY SESSION: Stage 2 Planned Development Rezone and Site
Development Review for Sycamore Grove Condominiums, Fairway Ranch, P A
06-037.
Chair Schaub asked for the Staff Report. Mr. Porto, Consultant Planner, presented the specifics
of the project as outlined in the Staff Report.
Chair Schaub sought clarification on the difference between townhouses and condominiums.
Mr. Porto explained that from a design standpoint, townhouses have the bedrooms on the
second and/ or third levels of the unit and condominiums have the entire unit on one level.
Chair Schaub asked if the property across Dublin Boulevard is owned by Kaiser Permanente,
and Mr. Porto said yes.
Chair Schaub asked if the parking level would be for parking only and not storage, and Mr.
Porto said yes.
Cm. Biddle asked if parking would be permitted on Dublin Boulevard, and Mr. Porto said no.
Chair Schaub asked about guest parking for business-related visits. Mr. Porto explained that
there would be a significant amount of parking for visitors.
Chair Schaub asked about the square footage of the live/work units, and Mr. Porto said the
residential living area would be about 1,500 square feet.
Cm. Tomlinson pointed out that there appears to be a lack of storage space in the live/work
units. Chair Schaub commented that the homeowner could configure the space to
accommodate individual storage needs.
Chair Schaub invited the Applicant to speak.
Mr. Dave Chadbourne, of McKay & Somps, spoke in favor of the project.
Cm. Tomlinson commented that the design of the project is very attractive.
Cm. Biddle asked about similar projects in surrounding cities. Mr. Chadbourne discussed
similar projects in surrounding cities.
Cm. Biddle asked if there could be restrictions on the type, size, and number of employees of a
business in the live/work units. Mr. Porto stated that Staff would look into the issue.
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Cm. Tomlinson commented that businesses in the live/work units should be compatible With
residential uses.
Vice Chair Wehrenberg asked about the trash pick-up and disposal areas. Mr. Porto explained
that the trash would be collected and compacted on-site and taken off-site for disposal. Cm.
Tomlinson asked about the recycling process. Mr. Chadbourne explained that there would be
one chute for recyclables that would be compacted on-site, and then taken off-site for
separation.
Vice Chair Wehrenberg sought clarification on the trash pick-up and removal process. Mr.
Chadbourne discussed the process.
Vice Chair Wehrenberg expressed concern about the accessibility of the room that houses the
trash compactor. Mr. Chadbourne explained that the compactor would be in an enclosed area.
Chair Schaub asked about the number of entrances and exits to the project. Mr. Paul Kruger,
Consultant Engineer, explained that the entrances and exits aid circulation into and out of the
project.
Cm. Biddle expressed concern about potential signage in the live/work units. Mr. Porto
explained that signage would be discussed in detail when the project is presented at a public
hearing.
Cm. Biddle emphasized the importance of restricting the type, size, and number of employees
of businesses in the live/work units.
Chair Schaub asked about the possibility of the project to consume 70% less power. A member
of the Project Team explained that the units were designed with energy efficient features that
include the number of windows and shaded terraces.
Vice Chair Wehrenberg commented that this is a good project. Cm. Tomlinson commented that
the materials and design of the project are good. The Planning Commissioners agreed.
Cm. King commented that, in the future, the Planning Commission should create guidelines for
energy efficient projects.
Cm. Biddle asked about the timeline for the project. Mr. Jim Tong, representing the Property
Owners, stated that the project could be under construction by next year.
10.2 Brief INFORMATION ONLY reports from the Planning Commission and/or
Staff, including Committee Reports and Reports by the Planning Commission
related to meetings attended at City Expense (AB 1234).
The Planning Commissioners did not have any items to report.
Ms. Mary Jo Wilson, Planning Manager, notified the Planning Commission about the upcoming
Planners Institute. She handed the itinerary to the Planning Commission.
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Ms. Wilson discussed the upcoming Goals & Objectives meetings for the Planning Commission
and City Council.
ADTOURNMENT - The meeting was adjourned at 10:28 p.m.
Respectfully submitted,
Planning Commission Chair
ATTEST:
Planning Manager
8
AGENDA STATEMENT 1-7~1 0
PLANNING COMMISSION MEETING DATE: February 13,2007
SUBJECT:
PUBLIC HEARING: PA 05-051 Wallis Ranch (aka Dublin Ranch
West) submitted by James Tong on behalf of Chang Su-O Lin (aka
Jennifer), et. al. to consider an Amendment to the General Plan and the
Eastern Dublin Specific Plan to amend the parcel designated as
Public/Semi-Public to Semi-Public Land Use Designation.
Report Prepared by: Michael A. Porto, Consulting Project Planner
ATTACHMENTS:
1) Resolution recommending the City Council adopt a General Plan
Amendment and Eastern Dublin Specific Plan Amendment for the
Wallis Ranch project (with the General PlanlEastern Dublin
Specific Land Use Map attached as Exhibit A).
2) Revised Stage l/Stage 2 Planned Development for Wallis Ranch
Proj ect.
3) Revised General Plan/Eastern Dublin Specific Plan Land Use Map.
RECOMMENDATION:
1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing;
5) Deliberate; and
6) Adopt Resolution recommending that the City Council adopt the
General Plan Amendment and Specific Plan Amendment to amend
the land use designation from Public/Semi-Public to Semi-Public
for the Wallis Ranch project (Attachment 1).
PROJECT DESCRIPTION:
Background
On January 9, 2007 the Planning Commission was presented with the Site Development Review and
Vesting Tentative Map applications subject to City Council approval of the Amendment to the Stage 1
Planned Development zoning and the Stage 2 Development Plan.
The Planning Commission unanimously approved the Site Development Review and the Vesting Maps
and recommended City Council approval ofthe Mitigated Negative Declaration and the proposed Stage 1
Planned Development amendment and a Stage 2 Planned Development Plan.
The Stage 1 Planned Development Plan and associated Stage 2 Planned Development Plan proposed
modifying the land uses permitted on the 1.3 acre site (See Attachment 3) originally designated for
Public/Semi-Public Land Uses to allow only Semi-Public Land Uses. In order to make this modification
clear and unequivocally consistent with the General Plan and the Eastern Dublin Specific Plan, a Land
Use Amendment to both documents is necessary. This Staff Report details that amendment.
COPIES TO: Applicant
Property Owner
File
Page 1 of6
G:\P A#\2005105-051 Dublin Ranch West-Wallis\PCIGP A \PCSR GP A.doc
ITEM NO.
Attachment 9
Project History I 7 ~.
The proposed Wallis Ranch project encompasses 184 acres of a 189-acre area recently annexed to the
City. Initial applications for the Dublin Ranch West project area were submitted by the property owner to
the Planning Commission for review and approval on February 22, 2005. At that time, the Planning
Commission recommended approval of P A 02-028 which included: 1) the annexation request; 2) an
Ordinance prezoning to Planned Development (PD); 3) amendments to the General Plan and Eastern
Dublin Specific Plan, 4) adoption of Stage 1 Development Plan; and d) certification of the Supplemental
Environmental Impact Report (SEIR) (SCH2003022082). On March 15, 2005, the City Council took
action on the recommendations of the Planning Commission and approved the above cited requests. The
area was also annexed to the Dublin San Ramon Services District (DSRSD).
The original Dublin Ranch West project included three parcels. Wallis Ranch is the largest ofthe three; it
is owned by the Lin Family, the master developer of Dublin Ranch in the Eastern Dublin Extended
Planning Area (General Plan) and the Eastern Dublin Specific Plan Area. Planned Development
Prezoning and the accompanying Stage 1 Development Plan for the three properties combined were
approved for a total of 1,053 units of which 1,023 units were planned for Wallis Ranch. The proposal and
application under consideration at this time includes only the Wallis Ranch property, specifically the 1.3
acre parcel (see Attachment 3). It does not include the Bragg and Sperfslage properties included with the
original Annexation.
For environmental review purposes, the project also includes 11.6 acres of land under common ownership
by the Lin Family. In addition to the 184-acre Wallis Ranch site, the additional 11.6 acre area to be added
lies within unincorporated Contra Costa County, outside the City's jurisdiction, immediately to the north
adjacent to the recently annexed Wallis Ranch project area. The combined area is approximately 196
acres. A Mitigated Negative Declaration has been prepared to address the environmental issues on this
Contra Costa County parcel. This Mitigated Negative Declaration was reviewed by the Planning
Commission at its January 9,2007 meeting.
Locatioll, Surroulldillgs, alld Existillg COllditiolls
The 184-acre Wallis Ranch project area is located near the northeasterly City limits west of Tassajara
Road. The project site is widest within its northerly section below a ridge line and narrows down to a
"panhandle" in the southerly portion along the Tassajara Creek corridor. Tassajara Creek runs through
the project area west of Tassajara Road from the confluence with the west fork tributary north of the
additional acreage mentioned above, past the confluence with an east fork tributary (Moller drainage), and
then to the southerly boundary of the site where it merges with another drainage further downstream east
of Tassajara Road (identified as Northern Drainage). Wallis Ranch straddles the county line to the north
between the unincorporated Contra Costa County within the City of San Ramon Sphere of Influence
(SOl) to the north and the Dublin city limits within Alameda County to the south; the 11.6-acre area
within Contra Costa County was formerly used for grazing.
The adjacent uses to the south, west, and east include an assortment of public, private, and institutional
uses mostly within the City of Dublin limits (see Attachment3). Parks Reserve Training Facility (PRTF)
owned by the United States government and within the city limits serves as the western boundary along
the northerly portion of the project site separated by an East Bay Regional Park District (EBRPD) trail
easement. A portion of the Tassajara Creek corridor adjacent to the southerly portion west of the
panhandle is used by the EBRPD as a staging area and designated for a regional park. Along the
northerly portion to the east, four rural residential properties separate the project site from Tassajara Road.
The most northerly two (Tipper and Vargas) remain unincorporated. The Fredrich property, near the
proposed Tassajara/Fallon Roads intersection was recently annexed with the Fallon Crossing project (aka
Mission Peak). The Bragg property, mentioned above as a part of the original annexation, separates the
Wallis Ranch site from Tassajara Road to the east. The 3+ acre Sperfslage property, also part of the
original annexation, is located at the southerly tip of the project site. Uses east of the project site and
20f6
south of the City limits across Tassajara Road include a landscaping business, a private K-12 school, and
the 250-unit PinnlSilveria Ranch project currently under construction.
11.'
In the past, the Wallis Ranch project area has been used for farming, grazing, and other rural uses. At
present, the project site generally consists of grasslands from high hills in the north and west that slope to
the south and south-east towards Tassajara Creek. The slopes are generally less than 30% with the
steepest slopes to the north and west. The difference in elevation from the lowest point in the creekbed to
the highest hillside is approximately 300 feet. The Tassajara Creek corridor is vegetated with native oaks
and riparian plant materials including a number of mature or heritage trees. A portion of the area has been
used for firewood sales and storage. Existing structures on site currently include several rural
homesteads, agricultural outbuildings, and sheds. In addition, two structures of potentially historic
significance were identified with the Stage 1 Planned Development - an old dairy and the old ArItone
schoolhouse, both currently located on the Wallis Ranch property. It is anticipated that the old
schoolhouse will be relocated to a site within Wallis Ranch, possibly to the Community Green and
potentially preserved as a community landmark. However, based on an assessment by a historic resources
consultant, the old dairy does not meet the criteria as a historic resource and will be removed along with
the other existing structures. Any existing septic or leach field systems will be removed. The project site
is not located within an adopted Habitat Conservation Plan or Natural Community Conservation Plan
area.
Wallis Ranch Project Description
Wallis Ranch is primarily a residential project with a significant effort to preserve and utilize the natural
environment. It is influenced by the natural landscapes of Tassajara Creek and the hillside grassland
corridors. It has been designed to be reminiscent of the area's early farming, ranching, small town
heritage, and styles of the Arts and Crafts movement. The character for the project builds upon the
agrarian and town design themes based on turn of the twentieth century architecture styles that emphasize
natural materials and colors and a connection to nature. Specifically, the project is designed to provide a
mix of housing types while connecting to the natural environment at different scales by orienting units
and views towards the open space and incorporating trail access into these spaces.
General Plan/Zoning
In addition to the annexation issues for Dublin Ranch West, the Amendments in 2005 to the General Plan
and the Eastern Dublin Specific Plan reflected the need to take into further consideration the natural
topography created by the Tassajara Creek corridor. Initial plans also called for a Village
Center/Neighborhood Square and Neighborhood Commercial uses. However, the physical conditions
presented by the creek preservation and topography proved to be an impediment to non-residential
development west of Tassajara Road. An additional opportunity became available to expand open space
areas with a decision by the school district to abandon plans for an elementary school in this location.
The amendments in 2005, approved by the City Council, reflected those changes as described above. The
approved uses for the area include: a) Single-Family (Low Density) Residential, b) Medium Density
Residential, c) Medium High Density Residential, d) Neighborhood Park, e) Public/Semi-Public, and f)
Open Space. Based on the approvals in 2005, 95.5 acres were designated for residential use within the
overall 189-acre annexation area of Dublin Ranch West of which 93.5 acres of that figure were located on
the 184-acre Wallis Ranch.
Semi-Public Land
During the time that the Dublin Ranch West/Wallis Ranch project was being processed for the General
Plan Amendment and Eastern Dublin Specific Plan Amendment mentioned above, the City was in the
process of finalizing a policy on the provision of Semi-Public land uses. The Dublin Ranch West/Wallis
30f6
Ranch project, however, was approved with the land use designation of Public/Semi-Public. This
application is to change the General Plan and Eastern Dublin Specific Plan to permit Semi-Public land
uses on the aforementioned 1.3-acre site to be consistent with the Semi-Public policy adopted by the City
Council and included in the General Plan.
ANALYSIS:
\ -"1lJ? tr''l
C~",.
In late 2004, the City Council reviewed the public/semi-public policy and determined that there should be
separate and distinct category for semi-public land uses creating a policy that was adopted. The site needs
to be designated semi-public to be consistent with the policy. The Applicant is proposing to amend the
General Plan and the Eastern Dublin Specific Plan for the parcel currently designated as Public/Semi-
Public to a Semi-Public land use designation. This change is consistent with the City Council direction for
the provision of Semi-Public land uses while eliminating Public uses on the property. Currently
Public/Semi Public Uses applicable to the site are defined in the General Plan and Eastern Dublin
Specific Plan as:
Public/Semi-Public Facilities
(Maximum of .50 FAR; employee density: 590 square feet per employee) A combination land use
category of Public Facilities land uses and Semi-Public Facilities land uses. Public Facilities are
uses other than parks owned by a public agency or non profit entity that are of sufficient size to
warrant differentiation from adjoining uses are labeled. Such uses include public schools, libraries;
city office buildings; State, County and other public agency facilities; post offices; fire stations;
utilities; and, Civic Center. Semi-Public Facilities uses are quasi-public uses, such as child care
centers, youth centers, senior centers, special needs program facilities, religious institutions,
clubhouses, community centers, community theatres, hospitals, private schools, and other facilities
that provide cultural, educational, or other similar services and benefit the community. A Semi-
Public Facility may be used for more than one such use. Development of housing on a site designated
on the General Plan as Semi-Public Facilities shall be considered consistent with the General Plan
when it is developed by a non-profit entity and serves to meet affordable housing needs or the housing
needs of an underserved economic segment of the community. Determination as to whether housing
should be permitted on a specific Semi-Public Facilities site and the acceptable density and design
will be through review of a Planned Development proposal under the Zoning Ordinanc/.
The current description in the General Plan and Eastern Dublin Specific Plan for Semi-Public Uses is
given below.
Semi-Public Facilities
(Maximum of .50 FAR; employee density: 590 square feet per employee). Uses that are quasi-public
uses, such as child care centers, youth centers, senior centers, special needs program facilities,
religious institutions, clubhouses, community centers, community theatres, hospitals, and other
facilities that provide cultural, educational, or other similar services and benefit the community. A
Semi-Public Facility may be usedfor more than one such usel. .
(General Plan, September 14,2006 page 8)
The primary difference between the two designations would be the elimination of uses deemed as having
a "public" component such as post offices, civic centers, etc. The actual size of the parcel in question, 1.3
acres, would not lend itself to development of uses that would have that public component. A much
larger parcel size is needed to accommodate that type of development.
40f6
Therefore, the proposed amendment to modify the land use designation from Public/Semi-Public to Semi-
Public is consistent with City Council policy.
ENVIRONMENTAL REVIEW:
111 ()j
D
The Dublin Ranch West project (PA 02-028) proposed for annexation in 2005 essentially included similar
land uses and densities analyzed and approved in the 1993 EIR for the "Eastern Dublin General Plan
Amendment for the Eastern Extended Planning Area," the "Eastern Dublin Specific Plan," and associated
documents. However, a determination was made as a part of the proposal to prepare a Draft
Supplemental EIR (SEIR) (SCH #2003022083) in order to thoroughly and comprehensively assess the
potential for the project to cause or contribute to significant impacts beyond those identified in the 1993
EIR. Where new potentially significant impacts were identified, appropriate mitigation measures were
adopted to reduce or avoid the impacts. Issues of significance related to the Dublin Ranch West project
included: traffic and circulation, air quality, community facilities (parks and schools), and habitat
preservation for wildlife and endangered species. Specific endangered flora and fauna identified in the
SEIR included Congdon's tarplant, the California red-legged frog (CRLF), and the California Tiger
Salamander. The SEIR was certified in March 2005. The change in land use designation from
Public/Semi-Public to Semi-Public land uses is a reduction in the intensification ofland use. Semi-Public
Land Uses were considered as part of the Public/Semi-Public land uses reviewed with the Supplemental
EIR (2003), therefore no additional environmental analysis is needed.
An Initial Study was prepared, and a determination was made to prepare a Mitigated Negative Declaration
(MND). The primary purpose of the MND is to expand the scope of the SEIR to include the adjacent
11.6-acre parcel within Contra Costa County which was not originally addressed in the SEIRThe
Mitigated Negative Declaration has been circulated (comment period September 19, 2006 thru October
19, 2006) and submitted for consideration and adoption with the proposed Wallis Ranch project. The
City Council would approve the Mitigated Negative Declaration prior to taking action on the project as
recommended by the Planning Commission at its January 9,2007 meeting.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project, including the East Bay Regional Park District, to advertise the project and the
upcoming public hearing. A public notice was also published in the Valley Times and posted at several
locations throughout the City.
CONCLUSION:
The General Plan Amendment and the Eastern Dublin Specific Plan Amendment will more thoroughly
clarify the intent of the City Council in the provision of land for Semi-Public Land Uses and will clearly
define the consistency between the Stage 1 Planned Development Plan and the General Plan.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation, 2) Open the public
hearing, 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate;
and 6) Adopt Resolution recommending that the City Council adopt the General Plan Amendment and
Specific Plan Amendment to amend the land use designation from Public/Semi-Public to Semi-Public for
the Wallis Ranch project (Attachment 1).
50f6
GENERAL INFORMATION:
PROPERTY OWNER/APPLICANT:
Chang Su-O (aka Jennifer) Lin, et. al.
c/o James Tong
4690 Chabot Drive, Suite 100
Pleasanton, CA 94588
Martin Inderbitzen
P. O. Box 1537
Pleasanton, CA 94566
LOCATION:
Northeasterly area ofthe city, south of the City limits at the
Alameda/Contra Costa County line (including an 11.6 acre
parcel within Contra Costa County), west of Tassajara Road,
and east of the Parks Reserve Training Facility (PRTF)
ASSESSOR'S PARCEL NUMBER:
986-0004-005-01 (Alameda County)
225-070-02 (Contra Costa County)
EXISTING ZONING & GENERAL PLAN
LAND USE DESIGNATION: Single Family (Low Density) Residential, Medium Density
Residential, Medium-High Density Residential, Semi-Public,
Neighborhood Park, and Open Space
Agriculture (Contra Costa County)
60f6
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Land Use Summary Table
5tage
EXlsbng
FD Rezone lAnd Use Flan
(fA 02-028)
Den51ty
Ran<;le
Ib-112
333-7G4
283-503
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DenSity
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Land Use Summary
Gross
Acres
Net
Acres
Units Gross Net
Density Density
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629 du 11.0 12.5
248-320 du 15.5-20 18.5-23.9
Land Use
Neighborhood 6
Medium Density Residential
9.1 :i:: ac. gross
8.4:!: ac, net
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Medium Density Resid~ntial ,
Medium lIighDensity Residential'"
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Open Space
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This equates to between 40 and 72 units.
Neighborhood Summary
Neigh,
Lot SizelProduct
Type
Number Gross Net Gross Net Unit Size
of Units Acres Acres Density Density Range
58 15.4 15.3 3.8 3.8 3573-4336 SF
121 16,7 14.7 7.2 8.2 2033-2939 SF
195 18.0 15.5 10.8 12.6 1899-2095 SF
248 13,1 11.2 18,9 22.1 t8.10'3652 SF
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Nei~hborhood 5
Medium Density
Residential
] 3.3 :I: ac. gross
11.6:1: ac. net
Townhouse
4 Podium -Flats,
Townhouse, Penthouse
United States of America
2396"2569 SF
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Neighborhood 1
Low Density Residential
15.4:1: ac. gross
15.3:1: ac. net
5 35 X 112' Detached
Alley Single Family
13.3
11.6
5.9 6.7
78
8,4
25.8 28.0
80S -1100 SF
6 Podium, - Flats,
Townhouses
235
9.1
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Attachment 12
75.6
11.0 I 13.6
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ARBOR RESOURCES
Professional Arboricultural Consulting & Tree Care
A TREE PROTECTION PLAN AND REVIEW OF TREES
IN PROXIMITY TO THE TWO BRIDGE CROSSINGS PROPOSED
FOR THE WALLIS RANCH DEVELOPMENT
DUBLIN, CALIFO&.~A
APN: 986-0004-005-01
PROJECT APPLICATION NO. 05-051
Submitted to:
Mr. Michael Porto
Consultant Project Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Prepared by:
David L. Babby, ReA
ASCA Registered Consulting Arborist #399
ISA Certified Arborist #WE-4001A
December 20, 2006
P.O. Box 25295, San Mateo, California 94402 . Email: arborresourccs@comcast.net
Phone: 650.654.3351 . Fax: 650.240.0777 . Licensed Contractor #796763
Attachment 13
David L. Babby, Registered Consulting Arborist
December 20, 2006
I g
SECTION
1.0
2.0
3.0
4.0
4.1
4.2
4.3
4.4
4.4a
4.4b
4.4c
4.4d
4.4e
4.4f
4.5
4.6
5.0
5.1
5.2
EXHIBIT
A
TABLE OF CONTENTS
TITLE
PAGE
INTRODUCTION..... .............. ................ ........................ 1
TREE COUNT AND COMPOSITION ..................................1
SUITABILITY FOR TREE PRESERVATION ....................... 2
PROJECT REVIEW........... ...... ................... ........... ......... 2
Trees in Direct Conflict with Bridges ............................... 2
Trees that will be Severely Impacted... .. . ... .. .. . .. .. . .. . ..... .. ... 3
Trees Subj ect to Moderate Impacts .................................. 3
Discussion of Noteworthy Oaks ...................................... 3
Tree #536 .... . . . . . .. . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .. . . .. .. . .. . . . .. 3
Tree #516 ..........................................................3
Trees #511 thru 514 ....... ...... .......... .......... ......... .. ... ..... ...4
Tree #522 .......................................................... 4
Tree #523 .......................................................... 5
Tree #524......... ..... .... ..... ..... ... .... ....... ..... ..... ......6
Trees #528, 531 and 572 ...............................................6
Tree Landscape Design. . . . , . . . ..... . ... . . . . . . . .. . .. . . . . . . . . . . ... . . . . . .. 7
TREE PROTECTION GUIDELINES ................................... 7
Design Guidelines ....................................................... 7
Protection Measures Before and During Development .....,..... 9
EXHIBIT
TITLE
PHOTOGRAPHS
1
LI '
\,,<
<.,1'"
David L. Babby, Registered Consulting Arborist
December 20, 2006
1.0 INTRODUCTION
I have been retained by the City of Dublin to [1] review the potential tree impacts
associated with constructing two bridges 1 across Tassajara Creek for the future Wallis
Ranch Development, [2] review the proposed "Project Tree Plan," and [3] present a "tree
protection plan" for the Wallis Ranch Development. This report presents my analysis and
recommendations.
Documents reviewed for this report include the following: [1] an "Arborist Tree
Assessment Report" prepared by Ralph Osterling Consultants, Inc., dated 8/24/06; [2]
memorandum by H.T. Harvey & Associates, dated 9/25/06; [3] two plans of Sheet S-l, one
for the North Bridge and the other for the South Bridge, prepared by Finn Design Group,
Inc., dated 8/24/06; and [4] Sheet L2 (Project Tree Plan) by M.D. Fotheringham, stamp
dated 8/30/06 by the City of Dublin.
2.0 TREE COUNT AND COMPOSITION
There are 60 trees of six various species presented within the "Arborist Tree Assessment
Report" as being in close proximity to the proposed bridges. Their names, numbers and
percentages are summarized in the following table:
i, " , .. " . pe~(3e;Nm .
N~ME , 'tREE. NUMI3ERfSl ;Cf2),UNT ClF1f.Clm~1-
Box Elder 503 1 2%
i
California Bay Tree 504 1 2%
Cottonwood 515 1 2%
Elderberry 503A, 551B, 551C 3 5%
505, 506, 51 1-514, 51 6-519,
Valley Oak 522-525, 527, 528, 536, 541- 38 65%
549, 551 , 565-569., 571-576
Willow 502, 507-509, 529, 530-535, 16 25%
537, 539, 540, 550, 551A
'total
60
100%
1 The bridges are proposed along the project's southern section, the northernmost being titled the "North .
Bridge" and the southernmost the "South Bridge."
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page 1 of 12
/65
David L. Babby, Registered Consulting Arborist
December 20,2006
3.0 SUITABILITY FOR TREE PRESERVATION
Based on my visual observations and information presented within the "Arborist Tree
Assessment Report," I have assigned a "high," "moderate" or "low" suitability for
preservation rating to each tree as a method for cumulatively measuring and considering
their physiological health, structural integrity, location, size and species. A description of
these ratings with the assigned tree numbers are presented below and please note they are
not intended to provision which trees are to be removed or remain. Also, note that the
"high" category comprises 27 trees (or 45-percent), the "moderate" category 7 trees (or
12-percent), and the "low" category 26 trees (or 43-percent).
Hil!h: Applies to trees #505-507,511-514,517-519,523,527,536,541-545,547-549,
567, 568, 571, 573, 575 and 576. They have a high potential of providing long-term
contribution to the site, appear in good health, and contain seemingly stable structures.
These trees can be considered the most suitable for retention and protection.
Moderate: Applies to trees #516,528,546,565,566,569 and 574. They contribute to
the site but not at seemingly significant levels. These trees are typically worthy of
protection, however, not at the expense of major design revi~ions. Typically, their
longevity and contribution is less than those of high suitability and more frequent care
is needed during their remaining life span.
Low: Applies to trees #502, 503, 503A, 504, 508, 509, 515, 522, 524, 525, 529-535,
537, 539, 540, 550, 551, 551A-C and 572 (dead). These trees are predisposed to a
very short life-span and/or predisposed to irreparable health problems and/or structural
defects that are expected to worsen regardless of measures employed. In many
instances, they present a significant risk to the site, and/or are in poor, dying, fallen or
dead condition.
4.0 PROJECT REVIEW
4,1 Trees in Direct Conflict with Bridges
Eleven of the inventoried trees (or 1-8-percent) are in direct conflict with the future bridges
and will require removal. They include #503A, 530-537, 551B and 551C. Of these, each
but #536 is assigned a low suitability for preservation. Tree #536 is a healthy valley oak
and discussion regarding its conflict is presented in Section 4.3a.
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page 2 of 12
David 1. Babby, Registered Consulting Arborist
December 20, 2006
4.2 Trees that will be Severely Impacted
An additional six trees (or 8-percent) would be severely impacted and become subjected to
premature decline and instability. They include #503, 516, 522, 529, 539 and 540 and
each is anticipated to be removed. Of these, each but #516 is assigned a low suitability for
preservation. Tree #516 is assigned a moderate suitability and discussion regarding its
condition and anticipated impacts are presented below in Section 4.3b.
4.3 Trees Subject to a Moderate Impacts
There are an additional eight trees (or 13-percent) that would sustain a relatively moderate
level of impacts. They include #502, 504, 528, 541-544 and 573. I am advised that the
project's "Riparian Mitigation Plan" considers the removal of these trees, though I
anticipate each will be retained as they are situated a sufficient distance from the proposed
development activities. In the event trees #528, 541-544 and/or 573 are determined to
require removal, I recommend a written request signed by the applicant/owner is submitted
to the City for review and possible approval. As for trees #502, 504 and 529, I find their
removal should be approved (without the need for review) due to their very poor condition.
4.4 Discussion of Noteworthy Oaks
There are numerous large oak trees that will be affected by the proposed project at varying
degrees, some of which are mentioned above. The specific trees and corresponding
information are discussed within this section. Please note that the photographs referred to
in this section can be viewed in Exhibit A and were obtained on 10/25/06.
4.4a Tree #536 (see photo 1, page A-I). This 22-inch diameter valley oak appears in
excellent condition. It is situated within the middle of the southern bridge crossing,
closest to the eastern approach of the southern bridge crossing, and, consequently,
requires removal. In my opinion, this oak is the only valuable one that requires
removal for the bridge crossings and its loss will not be significant when considering
the vast amount of oaks and other trees throughout the site that will remain.
4.4b Tree #516 (see photo 2, page A-2) This very large, 38-inch diameter valley oak
appears in overall fair condition. Its trunk is situated at the top edge of an estimated
IS-foot tall, vertical creek bank. Due to soil erosion, a relatively substantial amount of
exposed Toots protrude beyond the bank. The creek bank immediately northeast of the
trunk ascends an additional 10 feet high and has eroded inward from the trunk.
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Pagd of 12
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David L. Babby, Registered Consulting Arborist
December 20, 2006
My reVIew of the proposed plans and survey stakes indicate the bridge will be
constructed about three to four feet from the trunk and will require the removal of two
southwest growing limbs with approximate diameters of 22 and 14 inches. These are
sizeable limbs and account for approximately 35-percent of the canopy. I find this
impact will not likely jeopardize the tree.
I have been advised, however, that this tree will be removed for precautionary reasons,
namely that it present a risk of causing damage to the bridge, such as if it were to
uproot and wash downstream or if a major limb or limbs failed on top of the bridge.
When considering the high vertical creek banks and extent of erosion that has occurred
around and near its root zone, I find that the tree is currently at risk of uprooting in the
foreseeable future, a risk that will increase overtime as erosion continues. Because the
tree's failure can jeopardize the safety and structure of the bridge, I find its removal
would comply with the City's Ordinance.
4.4c Trees #511 thru 514. These four trees surround the perimeter of the existing
bench that will be used as a temporary access road during construction of the north
bridge. Their respective trunk diameters are 31, 47, 28 and 39 inches, and each appears
in overall good condition. Of them, #512 thru 514 will be affected during the operation
of heavy equipment beneath their canopies and mitigation measures are specified
within Section 5.0 ofthis report to minimize damage.
4.4d Tree #522 (see photos 3, 4 and 5; pages A-3 and A-4). This 43-inch diameter
valley oak is situated on relatively flat terrain at about 14 feet south of the roadway
leading to the north bridge. My observations reveal it to be in such poor and unsafe
condition that it is beyond repair and should be immediately removed regardless of the
proposed project (and the current residents and users of the property are advised of its
risk), Reasons for this recommendation are as follows:
.
The tree partially uprooted sometime ago and additional uprooting, if not the failure
of the entire tree, can occur at anytime. The most prominent signs identifying that
uprooting has occurred include [1] the entire plane of the main trunk and canopy
leaning towards the east at an approximate 30-degree angle (see photo 4), and [2] at
the trunk's base, a large anchorage root opposite the lean is exposed and is
distinctly higher than the trunk's opposing side.
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page 4 of 12
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David 1. Babby, Registered Consulting Arborist
December 20, 2006
. The tree displays symptoms of being in a state of perpetual decline as evidenced by
the sparse foliage throughout its canopy and poor shoot growth (see photo 3),
foliage that represents less than half of what a healthy oak would contain. Based
on my observations, I find that the tree is beyond repair and can be expected to
continue declining.
. Decay is prevalent in two major leaders of the canopy, one being approximately 22
inches in diameter and growing towards the east, and the other being the most
central and upright leader with an approximate diameter of 16 inches. Combined,
they account for an estimated 40-percent of the total canopy, a portion that would
need to be removed in order to safely mitigate the risk of failure they present.
Consequently, the removal of such a major portion of this tree's canopy would
compromise its longevity at potentially significant levels.
4.4e Tree #523 (see photo 3, page A-3). This tree is a 35-inch diameter valley oak
that appears in overall good to fair condition and is worthy of retention. It is situated a
sufficient distance from the anticipated construction activities and its survival and
protection can be expected.
. There are a few situations, however, that if left unattended, can predispose the tree to
premature decline. One involves the grade being raised and compacted over its root
zone, and thus, inhibiting the availability of oxygen and water to the roots.
Remediation measures should be employed to promote healthy root growth and
recommendations for doing so are presented in Section 5.0.
Another situation involves a girdling root2 seen at the base of where the root collar3
was cleared, To minimize the risk that the root presents, additional excavation of the
root collar is necessary to more fully expose the root and identify whether additional
girdling roots exist. Following excavation, the situation should be evaluated by an
individual certified by the International Society of Arboriculture (ISA) and any
necessary treatment measures prescribed and implemented.
2 A "girdling root" encircles others roots and/or the trunk and can lead to tree instability and/or decline.
3 Area at the base of a tree's trunk where the main trunk and anchorage (or scaffold roots) merge, often
depicted by a distinct swelling.
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page 5 of 12
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David L Babby, Registered Consulting Arborist
December 20, 2006
4.4f Tree #524 (see photos 6 and 7, page A-5). This 31-inch diameter valley oak
contains such extensive decay that large limbs andlor the entire tree can be expected to
fail at any time. My visual assessment reveals more than 6O-percent of the main trunk
is decayed, while large cavities are present throughout the upper canopy. Based on this
information, I recommend that this tree is also immediately removed for public safety
purposes (and the current residents and users of the property are advised of its risk).
I have reviewed the discussion and options within the "Arborist Tree Assessment
Report" regarding retaining this tree. Given the significant amount of residents and
others that will be living and recreating in the vicinity;> including children that will be
unable to read any warning signs and can access the restricted area, it is my opinion
that the most prudent course of action involves removing the tree. If desirable,
portions of the tree could be relocated to other areas as discussed within the "Arborist
Tree Assessment Report."
4.5 Trees #528, 531 and 572
Tree #528 is a 15-inch diameter valley oak situated immediately adjacent to tree #527, a
taller and more dominant tree (trees #527 and 528 grow so close together they can be
regarded as a single tree). Its canopy grows nearly horizontal towards the direction of the
bridge and then ascends more vertically when it extends beyond tree #528's canopy. Due
to its growth, several branches will require pruning to achieve adequate clearance for the
bridge. In doing so, and assuming the pruning is properly performed, I do not expect the
tree to be adversely impacted and any immediate concern of its lean would be addressed.
Tree #531 is a 17-inch diameter willow tree that has partially uprooted and will be
removed to accommodate the southern bridge crossing. There is a typographical error
within the "Arborist Tree Assessment Report" identifying this tree as a valley oak; the
future plans should indicate a willow.
Tree #572 is a very large and dead valley oak that should be removed for safety purposes
given its proximity to the bridge. I estimate its trunk diameter to be about 37 inches;
please note the 7-inch trunk diameter identified for this tree within the "Arborist Tree
Assessment Report" is a typographical error.
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page 6 of 12
David L. Babby, Registered Consulting Arborist
December 20, 2006
4.6 Tree Landscape Design
Sheet L2 identifies that Raywood Ash (Fraxinus o. 'Raywood') would be installed as
street trees within "Neighborhood 3." Unfortunately, this species of ash is extremely
vulnerable to branch dieback (called "Ash Dieback") and has a very short life expectancy.
As a result, I recommend Fraxinus a. 'Autumn Purple' be considered as an alternative.
Regarding Coast live oaks and Valley oaks proposed for installation along Tassajara Road
and east of the bridge crossings (outside the riparian zone), I recommend they are, at a
minimum, of the larger size shown on Sheet L2 (i.e, I5-gallon for Coast live oaks and 24-
inch box for Valley oaks).
5.0 TREE PROTECTION GUIDELINES
The recommendations presented within this section should be carefully followed and
incorporated into construction plans. They are based on plans reviewed and serve as
guidelines to help mitigate impacts to trees being retained and achieve compliance with the
City's Municipal Code, Please note that any or all recommendations are subject to
revision upon reviewing any additional or revised plans.
5.1 Design Guidelines
1. Trenching beneath the trees' canopies should be avoided, to include, but not limited to,
drainage purposes, underground utility/service installation, irrigation and landscape
lighting. In the event this is not possible, the City should be consulted to review the
situation and, if necessary to mitigate the impacts, recommend alternative installation
methods.
2. Any footpaths or walkways beneath the trees' canopies should be established entirely
on top of existing soil grade, including any edging or forms. If a vertical soil cut is
needed, it should not exceed four inches below existing soil grade. I also suggest that
compaction of the existing soil surface is avoided; the base material can be compacted
but should not exceed 80-percent density.
3. The permanent and temporary drainage design for the project must not require water
being discharged beneath or towards the trees' canopies (unless discharged into the
Wallis Ranch, Tassajara Road, Dublin
City of Dublill Planning Division
Page 7 of 12
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David L. Babby, Registered Consulting Arborist
December 20, 2006
existing creek). In addition, the terrain should not be altered in a manner that directs
stormwater runoff towards or beneath the trees' canopies.
4. The following should be incorporated into the fmal set of project plans, titled Sheet T-l
(Tree Protection Instructions), and referenced on all site related plans: [1] Section 5.0
of this report and [2] the 'Tree Condition Chart' within the "Arborist Tree Assessment
Report. "
5. Upon availability, the grading and drainage, underground utility, and future landscape
plans (both planting and irrigation) should be reviewed for tree related impacts.
6. Pursuant to Section 5.60.100 of the City's Municipal Code, "the applicant shall
guarantee the protection of the existing tree(s) on the site not approved for removal
through placement of a cash bond or other security deposit in the amount based upon
the valuation of the trees acceptable to the Director. The Director may refer to a city-
selected arborist to estimate the value of the tree(s) in accordance with industry
standards," For this project, I recommend the bond is collected prior to issuing permit
and apply to the following oak trees with trunk diameters greater than 24 inches and in
very close proximity to the proposed construction: #511-514 and 523. These appraised
values can be provided upon request and shall adhere to the Guide for Plant Appraisal,
9th Edition, published by the International Society of Arboriculture (ISA), 2000.
7. I am advised. that revegetation measures proposed by the applicant's project team to
help minimize erosion along the creek banks have been verbally accepted by the
applicable resources agencies. These measures should be implemented to reduce the
risk of additional root exposure.
8. Native oaks should not be installed within or near a lawn setting (e.g. at least 10 feet
away) or watered through spray irrigation. Rather, the trees should be watered using a
drip or bubbler system placed on grade (and not in a sleeve) and in a manner that
allows the rootball to be properly watered; two or more emitters may be necessary to
accomplish this and the water should not be applied against the trunks. The irrigation
system should also be separate from that which supplies water to plants and shrubs
(due to water needs differing between trees and plants/shrubs).
9. The landscape design should incorporate the following additional guidelines regarding
activity beneath the trees' canopies:
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page 8 of 12
David L. Babby, Registered Consulting Arborist
December 20, 2006
a. Plant material, grasses, turf, irrigation lines and new trees should not be installed
beneath a tree's canopy.
b. Stones or mulch shall not be piled against the trunks of existing or new trees.
Plastic ground cover should be avoided beneath canopies and mulch should not
exceed a four-inch layer.
c. Tilling beneath the canopies should be avoided, including for weed control.
d. Bender board or other edging material proposed beneath the trees' canopies should
be established on top of existing soil grade.
5.2 Protection Measures before, during and after Development
10. Prior to site demolition and clearing, a pre-construction meeting shall be held on-site
with the project arborist, project manager and superintendent. The intent is to review
trees being removed, work procedures, protection fencing locations, limits of grading,
staging areas, routes of access (including mitigation for the temporary access road
along trees #511-514), cleanout pits, mulching, watering, demolition work, and any
other required protection measures.
11. Prior to the aforementioned meeting, the limits of grading and the edge of the
temporary construction access road should be staked.
12. Tree protective fencing shall be installed prior to any demolition, grading, surface
scraping or heavy equipment operating near trees. It shall restrict access beneath a
tree's canopy and its placement shall be prescribed and authorized by the project
arborist. The fencing must be maintained throughout development and at no time shall
it be opened or relocated without City approval. Due to site topography, fencing
materials will vary and consist of either [1] orange plastic fencing; [2] chain link
panels; or [3] six-foot high chain link mounted on eight-foot tall, two-inch diameter
steel posts that are driven 24 inches into the ground and spaced no more than 10 feet
apart. Please note that the type of fencing materials and locations can be discussed,
reviewed and agreed upon during an on-site meeting between H.T. Harvey &
Associates, Ralph Osterling Consultants and the City.
13. Unless otherwise approved, all construction activities must be conducted outside the
designated fenced areas (even after fencing is removed) and outside from beneath the
canopies of trees identified or not identified within this report or the "Arborist Tree
Assessment Report." These activities include, but are not limited to, the following:
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page 9 of 12
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David L. Babby, Registered Consulting Arborist
December 20, 2006
demolition, grading, stripping of topsoil, trenching, equipment cleaning,
stockpiling/dumping of materials, and equipment/vehicle operation and parking,
14. Demolition of the existing sheds and removal of boulders beneath the canopies of trees
#523,525 and 5264 shall be performed at the direction of the project arborist.
15, Prior to the installation of protective fencing, I recommend the following items
regarding tree #523 are implemented and all work performed under the direction of an
ISA Certified Arborist:
a. Prior to performing items b thru d below, the tree's root collar should be further
excavated to expose the entire anchorage (scaffold) roots and girdling root(s); in
doing so, I encourage a pneumatic air device (e.g. an Air-Spade~ is used to
minimize root and trunk damage during process. The arborist should then examine
the exposed area for possible infection by harmful root-rotting organisms and
determine whether the girdling root( s) must be cut.
b. Trenches of 4- to 6-inches wide, 14- to l6-inches deep shall be dug in a radial
fashion from about three feet from the trunk to the perimeter of the canopy. The
trenches should be spaced apart every 10 feet at the perimeter and backfilled with
organic compost.
c. A four-inch layer of coarse wood chips (such as 1/4- to o/.!-inch in size) shall be
manually spread and maintained (i.e. replenish as needed) beneath the canopy; the
chips should be kept at least 12 inches from the trunk.
d. Approximately 350 gallons of water should be supplied via a deep-root feeder and
evenly distributed to the area beneath the tree's canopy.
16. Prior to demolition commencing, a four-inch layer of coarse wood chips should also be
spread beneath the canopies of trees #525 and 526; the chips should remain at least 12
inches from the trunk.
17. The recommendations presented within line numbers 10 thru 13 of the 'Tree Condition
Chart' (page 10 of the "Arborist Tree Assessment Report") for trees 511 thru 514 shall
be implemented prior to equipment traveling along the construction access area. In
doing so, I recommend the following: [1] the wood chip pile be at least 12 inches high
and maintained throughout development, [2] chain link fencing is established at least
4 Tree #526 is not identified within the "Arborist Tree Assessment Report" but is situated immediately south
of tree #525 and in close proximity to the existing shed.
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page 10 of 12
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David 1. Babby, Registered Consulting Arborist
December 20.2006
six feet from their trunks, [3] straw wattles or bales placed against and on the outside of
the fencing, and [4] steelplates are used.
18. Prior to issuing demolition or grading permits, a signed letter containing the following
information should be prepared by the project arborist and faxed to the City's Planning
Division: that protection fencing is established and recommendations prescribed for
tree #523 (see item 15 of the previous page) have been implemented. I also recommend
the fencing locations are delineated on a site plan and submitted to the City.
19. The project arborist should visit the site every month to verify compliance with tree
protection measures and to provide ongoing recommendations as needed, Any
significant findings or recommendations should be documented on a letter and a copy
faxed to the City's Planning Division,
20. The project arborist shall also be retained to directly supervise development activities
authorized within the designated fenced areas, and to prepare a comprehensive "final
tree preservation report" following completion of the construction phase. A copy of
the report should be submitted to the City and recommendations suggested within the
report employed by the applicant or owner.
21. Unless otherwise authorized by the City, any authorized trenching or digging beneath a
tree's canopy and 35 feet from tree #523 's trunk shall be performed by hand or the use
of handheld equipment.
22. Except for constructing support structures for the bridge, in which no significant roots
of retained trees are expected, roots encountered with diameters of two inches and
greater should be retained, protected, and reported to the project arborist. The retention
or removal of the roots will be at the discretion of the arborist.
23. All existing leaf litter (mulch) inside the designated fenced areas should remain in
place throughout development and beyond. Any new mulch material installed during
landscaping should be placed on top.
24. Each recommendation within Section 5.1 of this report that pertains to site
development shall also be followed,
25. Great care must be taken by equipment operators to position their equipment to avoid
the trunks and branches of trees.
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page 11 of 12
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David 1. Babby, Registered Consulting Arborist
December 20, 2006
26. All ivy should be cleared off and away from the trees' trunks by at least two feet. The
removal of ivy, plants or shrubs beneath a tree's canopy should be manually performed
with great care taken to avoid excavating soil during the process.
27. Throughout construction during the months of May thru October, water should be
supplied to trees impacted by development activities. The methodology, frequency and
amounts should be prescribed by the project arborist.
28. The pruning and removal of trees shall be performed under the supervision of an ISA
Certified Arborist. All pruning shall abide by ISA standards and be limited to the
removal of deadwood one-inch and greater, encroachments, and reduction of heavy
limb weight.
29. Existing trees overhanging any unfenced areas where individuals may walk or recreate
should, prior to final inspection, be [1] evaluated by an ISA Certified Arborist and [2]
pruned if deemed necessary to eliminate a potential hazard.
30. Any stump being removed beneath the canopy of a retained tree should occur using a
stump grinder rather than being pulled up with an excavator. Please note that this
recommendation is not intended to mandate the removal of any particular stump but
merely to serve as a guideline to avoid causing unnecessary root damage to retained
trees in the event a stump is removed.
31. To achieve the greatest assurance of proper installation, all new trees shall be installed,
including necessary irrigation, by an experienced and knowledgeable state-licensed
landscape contractor. The work shall be performed to professional industry standards.
32. All new trees shall be inspected by the City of Dublin to ensure they are suitable for
long-term and stable growth and free of any obvious, abnormal defects.
33. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited
beneath canopies or anywhere on site that allows drainage beneath or near canopies.
34. Herbicides should not be used beneath the trees' canopies; where used on site, they
should be labeled for safe use near trees.
Wallis Ranch, Tassajara Road, Dublin
City oj Dublin Planning Division
Page 12 oJ12
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David 1. Babby, Registered Consulting Arborist
December 20, 2006
Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
EXHIBIT A:
PHOTOGRAPHS
David L. Babby, Registered Consulting Arborist
December 20. 2006
Photo 1. This photograph faces northwest and identifies tree #536.
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Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page A-I
Daviil L. Babby, Registered Consulting Arborist
December 20, 2006
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Photo 2. This photograph faces northwest and identifies tree #516. The trunk is situated at the top of a
vertical bank. Exposed roots and the eroding bank are visible on the opposite side of the creek.
Wallis Ranch, Tassajara Road, Dublill
City of Dublin Planning Division.
Page A-2
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David L. Babby, Registered Consulting Arborist
December 20, 2006
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Photo 3. This photograph faces northwest arid identifies trees #522 (right) and 523 (left). Note the sparse
canopy and decline of tree #522 as compared to #523.
Wallis Ranch, Tassajara Road, Dublin Page A-3
City of Dublin Planning Division
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David L. Babby, Registered Consulting Ar~orist
December 20, 2006
Wallis Ranch, Tassajara Road, Dublin
City oj Dublin Planning Division
Page A-4
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Photo 4. This photograph faces northeast and shows the lean
and partial uprooting of tree #522.
Photo 5. This photograph also faces northeast and identifies
tree #522's anchorage root (see arrow) that has
ascended due to the tree having partially uprooted.
David L. BabbJ'.: Registered Consulting Arborist
December 20, 2006
Photo 6. This photograph faces northwest and identifies
some of the cavities that predispose the
remaining limbs of tree #524 to fail.
Photo 7. This photograph faces east and identifies tree #524's
main trunk. Note the cavities indicating the presence
of internal decay throughout the lower trunk.
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Wallis Ranch, Tassajara Road, Dublin
City of Dublin Planning Division
Page A-5
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