HomeMy WebLinkAbout6.3 Fallon Cross Attch 3-6
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AGJENIOlA STATEMENl'
PJLANNING COMMISSION MlElETING IOlA l'lE Novem hen- Jl3, 2007
SUBJECT
PUBLiC HEARING .r A 04-016 Fallon Crossmg submItted by
Standard PacIfic Homes to consider a Stage 2 Planned Development
Plan, SIte Deve I opment RevI ew, and Vestmg T entatI ve Map 761 7 for
106 resIdential lots
Report Prepared by MIchael A Porto Consulting Projec.t Planner
ATTACHMENTS
1) ResolutIOn recommendmg the CIty CounCIl adopt an Ordmance to
approve a Stage 2 Planned Development Plan (wIth the proposed
Ordmance attached as ExhibIt A)
2) ResolutIOn approvmg a Site Development Rcvlew for Fallon
Crossmg PA 04-016 and Vesting TentatIve Map 7617
3) fallon CroSSing Project Plans submItted November 5, 2007
RECOMMENDATiON
1) Recelvc Staff presentatIon,
2) Open the publIc hearmg,
3) lake testImony from the Applicant and the pubhc,
4) Close the pubhc heanng,
5) Delrberate,
6) Adopt ResolutIOn recommendmg the City CounCIl adopt an
Ordmance approvmg a Stage 2 PLmncd Development Plan
(Attachment 1), and
7) Adopt ResolutIon approvmg a Site Developmcnt RevIew for Fallon
C fOssmg P A 04 -016 and V estmg TentatIve Map 761 7 (Attachment
2)
PROJECT DESCRIPTION
Background
On May 16,2006, the CIty CounCil approved PA 04-016 for Fallon Crossmg whIch mcluded a Planned
Development (PD) prezone and Planned Development (PD) rezone/Stage I Development Plan and
Mitigated NegatIve DeclaratIOn The annexatIon apphcatIon and pre.annexatlon agreement were
approved by ResolutIOn No 73-06 AnnexatIon to the City and the Dublm San Ramon Services DIstnct
(DSRSD) was approved by LAFCO on September 14, 2006 The annexatIOn became effective on July 1,
2007
COPiES TO ApplIcant
Property Owner
Ftle
(
Page 1 of 18
ITEM NO
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G IPA#12004\04 016 M'~~lOn Peak Standard PacificlPC II 13 07\CC PCSR-Stage2-SDR TTM F1NALdoc
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ATTACHMENT 3
155~2)3
The Stage 1 Development Plans approved wIth the pre-zonmg mcluded the 1) development concept, 2)
permItted uses and condltIor1dl uscs, 3) general project access and cIrculatIOn concept, 4) master
mfrastructure pIan, 5) conceptual landscape and open space pIan, and 6) antICipated phasmg The
preZOnIng and annexatIOn applIcatIon mcluded two parcels 1) the 6 l7-acre Frednch property 10cated
between TassaJara Road and an east fork tnbutary of TassaJara Creek, and 2) the 67 8-aere Fallon
Crossmg property (formerly known as MISSion Peak)
The pre-annexatIOn agreement and the Stage 1 Planned Development plan pertamed to the larger of the
two parcels whIch represents the Fallon Crossmg project This property currently IS owned and proposed
for development by Standard PacIfic homebmlders who InItIated the annexatlOn At that tIme, ZOnIng of
the area to be annexed was approved as PD-Smgle Farmly ResIdentIal, PD-MedIUm HIgh DensIty
ResIdentIal, PD-NeIghborhood Park, and PD-Open Space wIth a range of approxImately 150 to 188 umts
between the two parcels The Eastern Dublm SpecIfic Plan specIfied up to 120 umts for the Fallon
Crossmg/MlssIOn Peak SIte The Fredflch property was zoned for PD-Medmm HIgh DensIty ResIdential
development, and IS not a part of this apphcatlOn
The Fallon CrossIng project site generally IS located
northeast of the Tassajara Road and Fallon Road
mterseetIon near the northeasterly City hmIts and abuts
the hIgh hIlls of rural acreage m the unIncorporated
area of Alameda County The project area IS bounded
a) to the north by unmcorporated vacant land known as
the Richey & Hunter Property [Mollcr Property], b) to
the east by an umncorporated vacant area whIch IS part
of the Dublm Ranch ProJect (Lm FamIly holdmgs)
known as RedgewIck, dnd c) to the south by Stlvena
Ranch/Pmn Brothers (Tract 7540), a resIdential proJect
of approxImately 250 umts currently under
constructIOn south of the Fallon Road nght-of-way
whIch IS under constructIon The Frednch property,
annexed along wIth the proJect SIte, IS located west of
the project SIte across an unnamed east fork dram age
tnbutary of TassaJara Creek ThlS area IS vegetated
wIth dense trees, shrubs, and ground cover but also
supports abundant npanan vegetation Arroyo WIllow
and Valley Oak are found m the lower areas of the channel whIle the top of bank IS covered mamly wIth
largely non-natIve grasses that have been degraded by long-term cattle grazmg
PrOject Locatzon, Surroundmgs, and EXlstmg Condltzons
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PROJECT
SITE
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VICINITY MAP
!lOT ro SCAlI
The Fallon Crossmg SIte IS charactenzed by hIgh hIlls m the north and east, 10wer hIlls m the southeast,
and rollmg terram wIth steep to moderately steep topography charactenstIc of the upper TassaJara Creek
watershed The project area generally consists of vacant hillSIde and non-natIve annual grasslands
Smaller patches of natIve perennIals may be found on the north-facmg slopes The property currently and
III the past has been used for farmmg/grazmg LIttle vegetatIOn remams where the grazlllg occurred The
unnamed tnbutary of TassaJara Creek along the westerly border IS a Wide mtermrttent perenmal creek
generally flowmg from north to south
2 oft 8
15b ~ 2-1 3
Site topography for the entIre Fallon CroSSIng sIte ranges m elevatIOn from 429 feet along the east fork
TassaJara Creek tnbutary to approxImately 883 feet at the -top of the northeasterly ndgelIne of Fallon
CrossIng The project site has slopes thdt range from 5% along the area east of the dry creekbed to more
than 50% on the upper elevatIOns along the northern and eastern borders Another natural mtermlttent
dramage area slopes generally to the west and southwest toward the east fork tnbutdIY of TassaJara Creek
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ST AGE 2 SiTE PLAN
Improvements on SIte currently are limIted to a well, pump house, and two small constructed pond
features or stock ponds Thc lower pond is located m the northwest area of the SIte close to the creek
where Cahforma Red-Legged Frogs (CRLF) are known to occur The upper pond IS located III the
easterly portIOn of the proJ ect site half way mto the mtermlttent dramage way at the base of the hillSIde
ThIS area IS known to support breedmg of the CalIforma TIger Salamander (CTS) Both ponds are fed by
seasonal seeps, and both were constructed as a water quahty mItIgatIOn measure or for sensItIve or
endangered species habItat that potentIally could be found or mIght mIgrate to the project SIte Both
ponds WIll be preserved m theIr eXlstmg condItIOn and neIther wIll be dIsturbed by the proposed
development BIOlogical assessments were conducted as part of the envIronmental process, and no
Identified wetlands arc located wlthm the proposed project, no speCIal or endangered plant specIes were
IdentIfied on the project Site, and no trees eXIst on site that meet the City'S defimtIOn of hentage trees
Also, the project IS not located wlthm a 100 year flood plam accordmg to map~ by the Federal Emergency
Management Agency (FEMA)
3 of 18
15'7~213
PrIor to Its annexatIon the project site had been mcluded for plannmg purposes m the Generdl Plan and
Eastern Dublm SpecIfic Plan Area The property lIes wIthm the Foothill ResIdentIal subarea of the
Eastern Dublin SpecIfic Plan east of TassaJara Road Smce adoptIOn of the mltIal Eastern Dublm SpecIfic
Plan, precise alignments have been estabhshed for the TassaJara Road and Fallon Road nght-of-way, wIth
Improvements to Fallon Road nearIng completIOn m thiS vlcImty The proposed locatIon for resIdentIal
development on the project site IS proposed to be located 10 southwest portIOn of the project SIte near the
mtersectlon of TassaJara Road and Fallon Road WIthIn a relatIvely level area east of the creek WIth mIldly
slopIng areas that elevate In to rollIng hIlls thereby allOWIng much of the hIllSIde area to be preserved
Proposed Development
The proposed Fallon Crossmg IS a low densIty resIdentIal neighborhood of 106 SIngle farmly homes With
assocIated mfrastructure, open space, and envlTonmental protectIOn features WIth a French hIllSide
theme, It would offer sIgmficant vIews of the hIllSIdes, grassland comdors, and natural landscapes of the
TassaJara Creek area The resIdentIal mIX IS compnsed of 98 detached smgle famIly umts and 8 umts
developed as patred or duet homes A duet home IS defined as an mdlvldual house on an mdIvldual lot
With a common wall Each residentIal umt IS on ItS own lot Of the 98 umts detached, 10 umts near the
project entry are located off of three pnvate motorcourts for the purpose of hmItmg back-out dnveway
movements m that locatron The other 88 have dIrect access to the 10ternal publIc road circulatIon system
and senes of cul-de-sacs The proposed proJect would be developed as one neIghborhood III one phase
SIte arnemtIes mclude open space, pedestnan comdors, mfrastructure, landscapmg, traIl system,
commumty vmeyard, and natural areas
The development concept for the area stnves to preserve the natural enVIronment and create a communtty
that IS compatIble With the natural terram A large portion of Fallon Crossmg, 468 acres or (69% of the
property), Will be permanently deSIgnated and preserved m perpetUity as open space Most of thIS area IS
steep slope and vIsually sensItIve ndgehnes To mmlmIze visual Impacts, most of the resldentIal
development would be tucked behmd the ndgehne vIsIble from Fallon Road The proposed open space
configuratIon would enhance the natural enVIronment by preservmg hIllSIdes, creek comdors, wJldlIfe
habitat, and stream restoratIOn
TassaJara Road and Fallon Road have bcen IdentIfied m the CIty'S General Plan as Scemc COrrIdors The
polICies related to Scemc Comdors reqUire preservatIon of VIews of scemc ndgelmes, knolls, and
backdrops from both of these TOads Gradmg and retammg walls Will be reqUired for mtenor roads,
proper dramage, park space, and sUitable bUIldmg pads whIle takIng mto consideratIOn the hilly terraIn
The proposed hIllSide gradmg WIll mcorporate contours blended WIth the natural topography to aVOId, as
much as posslblc, exceSSIVe cuts and fills Only 8 acres of the 19 5 acres of smgle-famIly development
w111 have slopes m excess of 30% However, other remedIal hlllslde gradmg may be requIred to cAtend
beyond the proposed on-SIte development envelope for the purpose of SUitable slope ratIos, shde repaIr
and correct SOlI conditions Also, some off-SIte gradmg of an eXIstmg hillSIde on the property south of the
project SIte Will be reqUired to meet the slope ratIO standards of the Eastern Dublm SpeCific Plan
The proposed plan mcludes a Imear park north of the reSIdentIal development and along the creek comdor
at the base of the slope ThIS lmear traIl also extends along the east fork of the unnamed tnbutary of
TassaJara Creek Imtml plans and PD-Platmed Development zonmg establIshed the NeIghborhood Park at
one acre SInce the park WIll be less than two acres, It WIll remam under the ownershIp and mamtenance
responsIbIlIty of the homeowners aSSOCIatIOn (HOA) but also WIll Include a pubhc access easement WIth
expressed access to the required pubhc art In addItIOn, several pocket parks, a traIl system, and a
commumty vmeyard compnse the Improved open space and recreatIon areas wlthm the neighborhood
4 of 18
/'58 ~ 2-13
A detentIon basin system, with upper and lower water quahty ponds nearby, IS proposed north and west of
the lInear park All surface runoff from the developed areas of the Site will be collected and dIscharged
Into thIS system
General Plan/Zonm2
Land Uses - The land uses wIth the mltIal Planned Development ZOnIng were approved as 1) PD-
Smgle-FamIly ResIdentIal - 195 acres, 2) PD-Open Spacc - 468 acres, and PD-Nelghborhood Park ~ 1
acre Net density for the 106 UnIts WithIn the resIdentIal zone IS 5 44 UnIts per acre when utIhzmg Just the
developed portion of the site and 1 6 dwellIng UnIts per acre gross density when the entIre SIte IS taken
mto account
o Smgle-Famlly Residential - The residentIal area has been desIgned to take advantage of the
natural features of the site Home Sites step up the hIlls wIth the nsmg topography All of the
umts wIll be sold as a smgle-famIly product No multI-famIly rental or apartments are proposed
o Neighborhood Park - ThiS Neighborhood Park acreage adopted wIth the PD zoning IS satisfied by
the lmear park along the westerly boundary of the project and the TassaJara Road/Fallon ROdd
landscapIng on Parcel C shown on the TentatIve Map, Attachment 3, book 2 of 2, "CIVIC
Drawmgs" tab, page 8 Slllce the City polIcy IS not to accept public park area less than two acres,
the lInear park (Parccl B) and Parcel C WIll have pubhc access easements, but will be pnvately
owned and mamtaIned by the HOA The lInear park would be accessible from a tratlhead on
TassaJara Road or from Street "B," whIch would be publIc nght-of-way
o Open Space As stated above, open space and preservation represents a SIgnIficant theme of the
Fallon Crossmg project Open space areas mclude a) the hIllsIde slopes, b) the creeksIde Imear
park (mcludmg an Arts Park), c) the commumty vmeyard, d) the neIghborhood trail system,
mcl ud mg the s ysterns 0 f mmI-parks and greenbelts , e) T assaJ ara Road I andscaped setbacks, and f)
the natural floodwater drainage system, mcludmg the proposed water qualIty ponds and detentIOn
basm These areas are proposed to be owned, managed, and mamtamed by publIc agenCIes, the
HOA, specIal dIstncts, or a conservatIon management orgamzatIon or land trust
ANALYSIS
The ApplIcant has submltted detalled matenals for 1) Stage 2 Planned Development Plan, 2) SIte
Development ReVIew mcludmg archltectural and landscape gUIdelInes, and 3) VestIng TentatIve Tract
7617 The apphcatlOn mcludes a detaIled SIte Development Plan, landscape plan, and streetscape plan
WhICh address typIcal lot layout, plant palette, hardscape Improvements, parks, traIls, open space,
conservation areas, and water qualIty measures, mc1udmg water qualIty ponds and a detentIon basm
All proposed uses are consistent WIth the permItted uses approved by the Stage 1 Development Plan, and
proposed denSItIes remam wlthm the standards The necessary findmgs for conSIstency are contaIned m the
proposed Stage 2 Development Plan Ordmance (mcluded as ExhIbIt A of Attachment 1)
Sta2e 2 Development Plan
The proposed Stage 2 Development Plan has been prepared In accordance With SectIOn 8 32 of the ZOlllng
Ordmance It mcludes
1 SIte Development Standards, and
5 of 18
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2 Parkmg Standards
The followmg reqUIrements wIll also be mcluded m the Ordmance adoptmg 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 Phasmg
ResIdential sIte development standards generally mclude mmlmum 10t area, mInImUm lot wIdth (street
frontage), mInImUm lot depth, maxImum lot coverage, mlOlmum setbacks (for front, rear, and sIdeyards),
maXImum bmldmg heIght, maXImum buIldmg separation, allowable setback encroachments, and reqUired
parkmg ReSIdential SIte Development Standards have been proposed for both the smgle famIly detached
reSIdentIal structures and the paIred or duet UOltS The standards m Table 1 and assocIated notes have
been prepared and are mcluded as part of the proposed Stage 2 PO zonmg ordmance for thIS project whIch
IS mcluded as ExhIbIt A of Attachment I)
Site Development Standards
to U)iI.kl ~~ ~
MInimum Lot Area 3 760 square feet 2 550 square feet
Average Lot Area 4 712 square feet 2 813 square feet
MInimum Lot Width 35 feet 20 feet
(Street Frontage)
Mmlmum Lot Depth 47 feet 38 feet
MaXimum Lot Coverage 55% 55%
MaxImum BUlldmg Height 3S feet 3S feet
MInimum BUlldmg Separation I 0 feet I 0 feet
Minimum Setbacks
Front 12 feet 12 feet
to garage door I 8 feet I 8 feet
to porch 10 feet I 0 feet
Rear I 0 feet I 0 feet
Side
Intenor 5 feet 5 feet
street Side/corner lot J 0 feet I 0 feet
Parkmg 2 covered I covered and
- Per Unit I uncovered tandem space
Guest space per Unit I curbSide I curbSide
Table 1 Site Development Standards
NOTES
I Garage setback reduced to 17 feet on pnvate dnveways (motorcourts)
2 Setbacks measured from property line
3 Items such as but not limited to air conditiOning condensers porches chimneys bay wmdows retaining walls less than 4
feet 10 height, media centers, etc may encroach 2 feet IOta the reqUired setback of one SIde yard prOVided that a
minimum of 36 mches of flat and level area IS mamtamed for access around the house
4 Setback for accessory structures shall be In accordance With the bUlldmg code In effect at the time of
constructlon!installatlon NOise generatmg uses such as pool and spa equipment shall be acoustically screened or outsIde
of the setback area
5 Retaining walls up to 4 feet high may be use to create a usable level area Retammg walls 10 excess of 4 feet to create
usable area are subject to revIew and approval of the Community Development Director Retaining walls over 30 mches
In height are subject to safety crltena as determmed by the BUlldmg OffiCial
6 of 18
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6 Budding setback shall be subject to review and approval of the BUilding OffiCial for bUilding code and fire code
compliance Setback to bUilding overhang may be a 3 foot minimum or as required by current City budding code
standards
7 Where a minimum 5 foot Wide Homeowners ASSOCiation (HOA) parcel lies between a lot and an adjacent street the lot
IS not conSidered a corner lot, and Interior lot setback standards shall apply
8 CurbSide parking may be counted toward required number of guest spaces
9 MaXimum bUlldmg height IS sublect to bUilding code reqUirements for access
laThe third floor must be stepped back from the front and rear elevations to reduce bUilding mass Third floor IS avaIlable
on Duet Plan 52 only
Parkmg - The proposed project meets the parkmg reqUirements establIshed m the General Development
Standards Generally, the parkmg standard for a detached reSIdential umt IS a mmlmum of two
covered/enclosed spaces plus a mmlmum of one guest space per UnIt AU smgle famIly detached umts are
proVIded, at a mlnlmum, With a two-car garage PIan lIS proVided WIth a third car tandem space wlthm
the garage which may be Improved as an optIOnal fifth bedroom on the ground floor Each duet umt IS
proVIded With an oversized I-car garage WIth a tandem space m the dnveway between the garage face and
public nght-of-way wlthm the front set-back area Smce the duet umts represent the affordable
component of thIS project, one garage space and one uncovered space IS conSIstent WIth prevIOusly
approved standards
Guest Parkmg IS prOVided curbSIde throughout the neIghborhood The Parkmg Plan shows 119 curbSIde
spaces which would proVide for 1 12 guest spaces per umt
The development standards referenced herem would become part of the Stage 2 Planned Development
(See ExhIbIt A to Attachment 1) Should thIS Applicant or any future Applicant propose modIficatIons to
these standards, a revIsed Stage 2 Planned Development would be reqUIred
Site Develooment ReView
The SIte Development ReVIew for the Stage 2 PD Development Area addresses
1 proposed uses
2 SIte layout
3 access
4 compatIblhty With surroundmg and adjacent uses
5 effects on reSIdents and workers, and
6 msunng an attractIve enVIronment
The Site Development ReVIew matenals begm With a Master Site Plan showmg the locatIon of the lots,
CirculatIon system, open space, recreation areas, mfrastructure, and the preservatIOn or conservatIOn areas
The SIte layout has been deSIgned WIth attentIOn to natural dram age and hIllSIde preservatIon Matenals
for the landscape, hardscape, and structures emphasIze natural matenals and colors
The neIghborhood theme relies on a comprehensIve traIl system that mtegrates the creekSIde lInear park
With the commumty vmeyard, and pocket parks VIa lmks through the cul-de-sac to the upper levels of the
SIte whIch offer eommandmg VIews ofthe surroundmg valley
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The extenor elevatIon mixture of the homes alms to create a vaned and visually mterestmg street scene
through a mIxture of archltectural plans and styles Such technIques would mclude, but not be limIted to
1) reversmg and varymg adjacent plans and extenor styles, 2) aVOldmg repetitIOus patterns, 3) varymg
heIghts and setbacks, 4) mcorporatmg single-story elements mto two-story bUlldmgs, and 5) mlnImlzmg
the vIsual Impact of garages by varymg methods to lImIt garagcs facmg the street or Impactmg the street
scene
Homes located on publIc streets would wrap the comer to create an artIculated bUIldmg fayade frammg
the mtersectlOn For the smgle famIly detached homes, vanous techmques are employed to reduce the
perceIved mass and scale of the bUlldmgs through broken and varymg rooflmes and bUIldmg footpnnts
and the IncorporatIon of lower heIght massmg elements such as front porches, stoops, and balcomes that
may wrap around more than one elevatIOn Other design elements for thIS purpose mclude the use of
wrap-around front porches, garage faces setback from the bUlldmg front, SIde entry garages, and garage
10catlOn near the rear of the structure wIth entry through a motorcourt
Floor Plans - The floor plans provide a vanety of bedroom and bathroom combmatIOns, as well as
flexIble space optIOns Some flexlble optIOns mclude offices, dens, and guest quarters All smgle-famlly
detached Units are two stones, each has non-wood burnmg fireplaces and ground floor laundry areas AIl
detached homes offer an optIOnal second floor 10ft WhICh would be open to ground floor ltVIng below A
wrap around front porch optIOn IS presented for comer lots wIth Plan 1 for the English and Normandy
styles A SIde-entry garage IS also Incorporated and used III two Instances on motorcourt umts thereby
glvmg additional archltectural mterest and vanatIOn The wrap around porch element would typIcally be
used to complete the extcnor elevatIons facmg each street frontage, provIde addItIonal artIculatIon to the
bUIldmg facades, and mInImIZe the perceptIOn of bUlldmg mass by steppmg back the second story from
the ground level extensIOn of the bUIldmg
The dIstnbutlOn of the floor plans by umt type, mcludmg bUlldmg area and resIdentIal fcatures, IS
provided III the followmg Table
a e oor ans 'Y m ype
~ (rl):m @rffi ~ ~ . ~Gir~~'+
Smale Famll ~ Detached\ I}\~J
Plan 1 2314 sf 4 bedroomsJ2 5 baths 2 car + optional 3m 18 Units
(optional 5th bedroom and loft) tandem space
Plan 2 2 554 - sf 5 bedrooms!3 balhs (opllo01alloft) 2 car 20 Units
2566(1)
Plan 3 2522 sf 4 bedroom/2 5 baths (optional loft) 2 car 28 units
Plan 4 2944- 5 bedrooms/4 baths (opllo01alloft) 2 car 32 Units
2955(1)
SUBTOTAL 98 umts
PalredfDuets
Plan 5 1 1368 sf 3 bedroom/2 5 baths 1 covered + 1 Units
Plan 5 2 1596 sf 4 bedroom!2 5 baths uncovered Units
Iandem space
SUBTOTAL 8 units
I Grand Total I I 106 units I
T bl 2 FI
PI
bUtT
Notes
(1) The square footage range In Plans 2 and 4 IS due to balCOnies bay Windows and other vanatlons In architectural projections among
the dlfferenI elevaIIOO1 sIyles
Plan 1 - ThIS plan provIdes four bedrooms on the second level The thIrd car tandem space wlthm the
garage may be Improved as an optional fifth bedroom on the ground floor The 2-car garage face IS
set back from the bUIldmg front It IS the least frequently used plan wlthm the proposed proJect, but
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1?:2 ~ 2-J 3
the only plan WhICh provIdes for a wrap around front porch avaIlable on the EnglIsh and Nonnandy
styles It IS most commonly used on the comers
Plan 2 - ThIS plan IS arranged wIth the master SUIte on the ground floor and the optIon of Improvmg a
ground floor area at the front of the resIdence as a den or office, formal dmmg room, parlor, or fifth
bedroom wIth full bathroom Bedrooms 2,3 and 4 would be 10cated on the second floor Plan 2 also
has a 2-car garage face that IS set back from the bUIldmg front or an optlOnal SIde entry garage face for
motorcourt umts m the EnglIsh archItectural style
PIan 3 - The bedroom space wlthm thIS plan IS located on the second floor Llvmg and dmmg areas
are 10cated at the front of the umt wIth an mformal family room area at the rear The 2-car garage IS
located at the rear of the structure requInng cars to enter the garage beneath a porte cochere and
through a motorcourt
Plan 4 - Plan 4 IS the largest and most common pIan WIthm the proJect at 30% of the umts ThIS 5-
bedroom plan has four bedrooms and threc bathrooms on the second floor wIth a fifth bedroom on the
ground floor near the entry whIch maybe utIlIzed as guest quarters or office, mcludmg a full bath
Plan 4 allows for a SIde-entry garage face on the Normandy style
PIan 5 - The floor pIan for the duet umts IS represented by the Plan 5 m eIther a 3-bedroom (PIan 5 1)
or four-bedroom (Plan 5 2) arrangement For Plan 52, the fourth bedroom, but no bath, would be
located on a thIrd floor Smce the eight duet UnIts would satIsfy a portIOn of the affordable UnIts
reqUIred by the CIty'S InclusIOnary Ordmance, they may be provIded WIth only one covered parkmg
space However, the garage space on these plans IS somewhat larger than m a typlcdl one-car garage
An uncovered space would be permItted on SIte m each dnveway
ArclJltectural Style Standards - The resIdentIal archItecture for thIS Stage 2 Development Plan has been
deSIgned m the style representmg French hIllSIde theme Each floor plan of the smgle farrllly detached
UnIts may be constructed m at least three dIfferent elevatIon styles consistent With the ArchItectural Style
GUIdelmes presented WIth thIS Stage 2 Development Plan All archItectural elements WIll be reqUIred to
be artIculated on all elevatIons of each bUlldmg
Each of the architectural styles mclude a vanety of textures, colors and matenals The color schemes are
mtended to complement the elevatIOn styles, roof types, and accent matenals mcludmg roof and extenor
matenals, wmdow frames and mullions, tnms, raIlmgs, metal, stone, and wooden elements, and other
detaIls The color schemes combmed WIth the vanety of elevatIon styles and the floor plans contnbute to
an mtegrated street scene A color and matenals board wlll be lllcorporated and adopted as part of the
Archltectural DeSIgn Standards All styles have a gable or hIp roof configuratIons at a fatrly steep pItch,
gencrally betwccn 8 and 10 mehes per foot The roof matenal on aU styles IS a flat concrete tIle WIth
varIOus accents and features based on the style of the home Garage doors are alumlllum roll-up m a
rustIC or barn door motIf
The archItectural styles proposed for thiS project are descnbed as follows
Enghsh Country (A) - The EnglIsh Country style IS represented on Plans 3 and 4 m equal numbers It
features steep gable roofs, stucco extenor fimsh, narrow vertIcal elements, and both real and snnulated
wooden accents Lower railIngs and posts are wooden whIle upper raIls are metal Wmdows are
flanked by box panel shutters Box bay wmdows are capped With metal seam roof where gable ends
are accented With louvered vents and board and batten
EnglIsh (B) - The EnglIsh style proposed for the Fallon Crossmg project IS the only one represented
on all five floor plans Plan 4 dIsplays the most English style extenors along With an equal number m
the EnglIsh Country style A vanety of matenals and elements are used to accent the stucco-fimsh
9 of 18
1~3~2-/3
extcnor mcludmg stone veneer and bnck borders along sIlls and headers Roofs are steep gables or
gablelhlP combmatIOns WIth dormer windows above, bay wmdows below, and wooden shIplap
accents In the gable ends along wIth vertIcal louvered vents Other vertIcal elements mclude pIcket
shutters and wooden porch posts A precast keystone entry accent IS applIed to certam plans
French Country (C) - French Country IS the least represented style appearIng on Plans 2 and 5 This
style IS typIfied by stucco extenor, bflck accents, and shed-roofed dormers on a steep-pItched gable
roof Lower bay wmdows are shaded wIth metal seam roofing m a faux verdlgfls fimsh As wIth the
EnglIsh Country style, gable ends are accented with board and batten and vertIcal 10uvered vents
Plan 5 which IS 3 stones features wooden porch rads, box-paneled shutters, and gable ends accented
WIth shIplap
French (D) - This style IS lImIted to Plans 1 and 2 and IS charactenzed by steep gable roof, a second
story balcony on Plan 1, gabled dormer wmdows on Plan 2, and shiplap accents III the gable ends
Extenor fimshes are pflmanly stucco WIth partIal facades ofbnck veneer
Normandy (E) - In addItIon to the EnglIsh style, the Normandy style IS second most style dlsplayed
and expresses the French hIllside features of the Fallon Crossmg theme In addItIon to the flat
concrete tIle, the Normandy style uses S-tI1eS along the ndges as an accent and nbs of a typIcally hip
roof Bnck veneer and faux cross or vertlcal cut tImbers embellIsh the stucco extenor fimsh Bmlt-
out foam bands delmeate the first and second stones, and shallow box bay wmdows proJect from the
upper floors ThIs style IS presented on Plans 1, 3 and 4
10 of 18
/ ''-I ~:2-/3
Table 3 rc Itectura es .Y oar an
I ElevatLon~ I EnglIsh English French French Normandy
County Country
1-& Plan I (A) (B) (C) (D) (E)
Plan 1 5 7 6
Plan 2 4 9 7
Plan 3 11 8 9
Plan4 11 11 10
Plan 5 1 2 2
Plan 5 2 2 2
Totals 106 22 32 13 14 25
A h
I Styl b FI
PI
Other Elements - There are a number of reqUired elements that should be mstalled with convemence and
safety m mmd, such as entry hghtmg, house addresses, and mailboxes Homeowners ASSOciatiOn rules or
standards m the CIty'S Zomng Ordmance would be applIcable to other elements and potentIal nmsance
Items such as awmngs, antennas, satellite dIshes, trash receptacles, and storage structures AddItIonally,
thIs proJect shall conform to the Umversal DeSign Standards m the City of Dubhn Mumclpal Code
Chapter 7 90
PrOject Access and CirculatIOn
Tassajara Road currently IS a two-lane road extendmg from Dublm Ranch over the hIlls and across mto
Contra Costa County The Eastern Dublm SpecIfic Plan antIcIpates that Tassajara Road eventually would
bc expanded to SIX lanes Fallon Road, proposed as a thoroughfare, ends at TassaJara Road as a four way
mtersectIOn at the entrance to Fallon Crossmg near the southwest comer of the project sIte Fallon Road
IS neanng completIOn as the Stlvera/Pmn Brothers project to the southeast IS bemg developed VehIcular
and pedestnan access to Fallon Crossmg WIll be from thIS IntersectIon Tassajara Road frontage
Improvements and completIOn of the Tassajara RoadfFallon Road mtersectIon, mcludmg traffic sIgnal
modificatIon, would be conditIons of approval for thIS project
Access to the Fallon Crossmg proj ect would bc from Street "A' at the mtersectIon of TassaJ ara Road and
Fallon Road Just past the entry, Street "A" transItions to Street "B" whIch loops through the project and
connects to a street wIthm SIlvera Ranch to thc southeast as a secondary access pomt Three cul-de-sacs
take access to Street "B," these are shown on the sIte pIan as Courts "C," "D," and "E" These would be
pubhc streets The end of each cul-de-sac connects to a trail system through the communIty vmeyard
Proposed publIc street sectIOns are comparable and sImIlar to those already approved or bUllt III other
areas of the Eastern Dublm SpeCific PIan area AddItIonal cIrculatIOn elements wlthm the project WIll
mclude three short motor courts, essentIally functIonmg as pnvate streets For safety and mamtenance
purposes, a 15-foot WIde emergency vehicle and mamtenance road surrounds the penmeter of the
developed area and separates It from the natural areas Street bulb outs are used at comers and median
Islands are used at nght angle turns to slow traffic and provide traffic calmmg measures
Open Space, RecreatIOn, and Dramage
As stated above, open space and preservatIon represents a sIgmficant theme of the Fallon Crossmg
prOject The proposed project WIll maIntam approxImately 52 acres of open space mcludmg a) the
creeksIde lmear park (mcludmg the arts park), b) the communIty vmeyard, c) the neIghborhood traIl
system, mcludmg the systems of mml-parks and greenbelts, and d) TassaJara Road landscaped setbacks
11 of18
Ib~~ AJ3
The maJonty of the open space preservatIon IS located on the htlbIde slopes and m the natural floodwater
dramage system, Includlllg the proposed water qualIty ponds and detentIOn baslll
,~ -~~
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ODen Snace
Htllslde and Creekbed ConservatIOn -1 hese two arcas compn~e 468 acres ofnatJve hIllsIde grassland m
the northerly and easterly portIOns of the project SIte and the east fork tnbutary of Tassapra Creek along
the westerly boundary of the project site These areas are represented by Parcels A and H, respectively,
on both the TentatIve Tract Map (Attaclunent 3, book 2 of2, "CWIC DrawIngs" tab, page 8) and on the
Open Space Ownership and Mallltenance ResponsIbIlItIes exhIbIt (Attachmcnt 3, book 2 of2, "CIVIC
DrawIngs" tab, page 7) The open space COrrIdor WIll mamtaIn the "vIsually sensItIve ndgelands" III
accordance With the Eastern Dublm SpecIfic Plan PreservatIOn of the western hIllSIdes also contnbutes
to thc SCClllC corndor status of TassaJ ara Road
The east fork tnbutary of TassaJara Creek I~ the natural course for storm water runoff [he creek bank
and corndor WIll be subject to a creek bank restoration and stablhzatJon plan A 100-foot setback from
the top-of-bank on the east fork of TassaJara Creek has been mcorporated mto the deSIgn to protect
wtldhfe habItat from human dIsturbance and protect development from major flood events The two man-
made retentIOn ponds are 10cated wlthm each of these preservatIOn areas and WIll be retamed m theIr
eXIstmg condItIOn and m accordance WIth the habItat preservatIOn mItIgatIOn measures prevIOusly
adopted ImplementatIOn of Improvements wlthm thIS dramage way WIll reqUIre a streambed alteratIOn
agreement from CalIfornIa Department of FIsh & Game and the U S Army Corps of Engmeers and an
NPDES permIt from the RegIOnal Water QualIty Control Board
Two areas WIll be protected through a conservatiOn agency or land trust AddItIonally, a GeologIC Hazard
Assessment Dlstnct (GHAD) WIll bc establIshed on a portIOn of the property Lastly, the developed open
space (parks, traIls and vmeyard open space) will be mamtamed by the HOA whIch IS mcluded as
CondItIon of Approval #4
12 of 18
Itb ~2/3
Water QualIty and Dramage System - Water qualIty Improvements adjacent to the creek area wI11 mclude
a detentIOn basIn between the upper and 10wer water quality ponds This area IS located wlthm Parcel H
on both the Tentative Trdct Map and on the Open Space OwnershIp and Mamtenance ResponSIbIlItIes
exhIbIt (Attachment 3, book 2 of 2, "CIVIC Drawmgs" tab, page 7) The on-sIte storm dram system wIll
be designed to collect storrnwater runoff from the neIghborhood streets, parks, and open space and dIrect
It mto one of the two water qualtty ponds After settlmg and filtratIon, the runoff would be released
through an outfall and discharged Into TassaJara Creek As a supplement to the made-man water qualIty
Improvements, vegetatIOn would remaIn In the dram age area after development of the property, and the
ponds and basIns would be planted WIth trees, shrubs, and grasses as natural filtratIOn measures
SpecIfically, these facIlItIes wlll be subject to an easement to allow the HOA access to perform ItS
responsIbIlIttes for mamtenance
RecreatIon Areas - Developed open space and recreatIOn areas wIthm the proposed Fallon Crossmg
proJect mclude the lInear park, the pocket parks, the commumty vmeyard, and the trall system The Imear
park, aSSOCiated pocket parks, and traIl system serve the purpose of the one-acre NeIghborhood Park
deSignation adopted With the PD zonmg, although It Will be pnvate1y owned and mamtamed by the HOA
The park IS located along the west SIde of Street "B," the mtemal 100p road wlthm the resldenhal
development and east bank of the east fork tnbutary to TassaJara Creek behmd the rcqmred setback The
detentIOn basm, water quahty ponds, and natural drdmage way separate the Imear park from the westerly
boundary of the project SIte The park IS accessIble from Street "B," the neIghborhood trall system, and a
trailhead at the edge of the landscape buffer along TassaJara Road It Will mclude a pedestnan traIl,
paSSIve recreatIOn areas, sIttmg areas, small lawn areas, natIve landscapmg, and an Arts Park sectIOn m
accordance WIth the CIty'S PublIc Art Ordmance A pubhc art easement IS depleted on the map for the
futurc placement of art There IS also a publIc access easement wlthm the Imear park to access the public
art area
A focal pomt of the pedestnan traIl systems IS the stone-clad entry tower WIth a steep, square-capped hIp
roof, archway opemngs, and stone-clad theme wall proposed at the transItIon of Streets "A" and "B "
ThiS theme feature marks the traIlhead of the mtcmal trail system which IS a scemc and safe method for
traversmg the site and accessmg the commumty opcn spacc arcas The trml connects several pocket
parks, mml-parks, and greenbelts WIth access through the commuOlty vmeyard dlso Via pass-throughs at
the end of each cul-de-sac SpecIal traffic calmmg proVIsIOns, such as bnck pavers and a knuckle Island
would be placed ncar pedestrian crossmgs TraIls WIll be located, desIgned, and constructed outside of
the conservatIon areas to mmI01IZC dIsruption to WIldlIfe and maIntamed by the HOA Smce the Imear
park Will have publIc access, thIS portIOn of the trail system Will be ADA accessIble Additionally, dccess
to and through the Imcar park for the publIc art IS mcluded as part of the project
CommunIty VIneyard - The communIty vmeyard (Parcel D) IS a 3 I-acre SIte whIch proVIdes a method of
slope management and preservatIOn of open space In keepmg WIth the French hIllSIde theme It WIll be
planted by the developer under the gUIdance of vmeyard speCialIst The HOA Will be responslble for ItS
management and upkeep The optIon ofproduemg frUlt-beanng vmes has yet to be determmed based on a
cost shanng arrangement With a local WInery, the proceeds may be used to off-set mamtenance expenses
In the case of non-fruIt beanng vmes, color and folIage would be proVided on the slope while mmlmIzmg
the need for complex maIntenance deCISIOns and harvest actIVItIes Details of the plantmg, mamtenance
and harvestmg Will be part of the final landscape plan
Landscapmg
The landscape plans prOVided With thIS applicatIon layout the streetscape and treatment of pubhe or
roadSide nght-ofMway areas In terms of landscape matenals, hardscape design, and typIcal front yard
13 of 18
70'1 ~2-)j
landscapmg for resldentIal lots A conceptual landscape pIan has been prepared for the project as a
whole It mcludes a palette of landscape matenals mc1udmg a hierarchy of street trees, flowenng shrubs,
medIan plantmgs, and ground covers Common area compnses a large part of the landscape area In
addItion, the project IS desIgned to physIcally and Visually connect to the natural enVIronment at dIfferent
scales by onentmg UnIts and VIews to the open space and mcorporatmg traIl access mto these spaces
CommUnIty elements and landscape deSIgn components WIll create and enhance the IdentIty and character
of thIs neighborhood CommunIty elements are sItuated pnmanly wIthm the publIc flght-of-way and
other publIc spaces throughout the project They mc1ude comillumty walls, theme walls, sculptured seat
walls, accent pavmg, and street furnlshmgs such as mmlboxes, benches, and arbors
In additIon to the tratlhead tower and park elements, the project entry IS Identrfied by a landscaped medIan
and CIrcular fountaIn remmIscent of a roundabout The pnrnary functIOn of the medIan IS to separate
mcommg from outgomg traffic whIle provldmg a Visually dIstIngUIshmg landmark for this project
Management and mamtenance of the common landscaped areas Will generally be the responsibilIty of the
HOA
Some of the hIllSIde slopes around and above the development where remedlal gradmg was necessary to
correct slope defiCienCies or where transItIonal gradmg was necessary WIll be hydroseeded WIth natIve
grasses to qUIckly vegetate the hillSIdes and control erOSIOn
Walls & Fences
A master plan of waUs and fences IS also mc1udcd With thiS Site Development RevIew m a range of
desIgns based on functIOnal separatIOn of uses The decoratIve communIty wall would be constructed
along Tassajara Road The communIty wall design mcludes elements of old world stone, quoms, parapet
cap, and detatls such as battlements, arrow loops, and crenellatIons charactenstIc of French or Norman
castles Elements of the commumty wall also are to bc used for some retammg walls The entry or theme
wall located at the trailhead tower was prevIOusly mentIOned
Fences define thc common open space areas and prOVIde separatIon from pnvate areas or open tratl areas
Detatls for these fences mc1ude good neIghbor fences, ranch rail fences, comblOatIon view fences, dlld
retammg walls A plan for speCIal condItIon fences between 10ts related to the topography has also been
proVIded as part of the proj ect
Other SIte Development RevIew Plans
Other plans reqUired and mtegral to the SIte Development ReVIew submlttalmclude a mallbox plan, an
open space wIld fire management plan, and an eroSIOn control plan
Phasmg
Storm dramage, sewer, and water backbone Improvements WIll be constructed as a smgle phase for the
proJect ActIvatIon and servIce WIll be tImed WIth the development of the assocmted phYSical
Improvements and the homes The developable portIOn of the SIte WIll undergo bulk gradmg to
accommodate thc varIOUS uses of the property to achIeve a balance cut and fill All site retdlmng walls
essentIal to the development of the lmear park, home Sites, and entry feature elements WIll be constructed
as part of the SIngle phase
KncluslOnary Zonmg/Affordable lHrousmg
14 of18
1~~~'2j3
The project would be reqUired to comply wIth the City's IncluslOnary Zonmg Ordmance for affordable
housmg ThIS provIsIon requues new resldentIal projects to offer 12 5% of the umts wlthm the new
resIdentIal project as affordable Based on the total number of umts, 13 25 umts would be requIred to
meet the affordabllIty standards The Ordmance also allows for payment m-heu of construction up to
40% of the reqUIred affordable UnIts Fallon Crossmg proposcs to provide the eIght (8) paIred or duet
UnIts on Lots 19, 20, 33, 34, 52, 53, 63 & 64 These UnIts represent 67 % of the obltgatlOn whtle the
remamder would be covered by payment of an Ill-heu fee The affordable housmg component wIll be
addressed m a separate affordable housmg agreement pnor to recordatIOn of the final subdIvISion map
The locatIon of the umts on comers, WIth front doors for each umt facmg opposite streets along wIth the
paued garage doors, wI11 give the appearance of a smgle separate UnIt ThIS IS the first project m DublIn to
use thIS desIgn solutIOn ThIS umque sItmg technIque has been used very successfully m surroundmg
conununItIes, most notably DanvIlle
Public Art
The proposed project IS subject to complIance wIth the CIty'S Pubhc Art Ordmance The Ordmance
reqUires the Apphcant's contnbutIOn to be 5% of the aggregate value of the home constructIOn to be
detenmned and calculated by the CIty'S BUIldmg OffiCial ThiS calculatIon would be made m conjUnctIOn
wIth the SIte Development RevIew (See CondItIon No 6, Attachment No 2) The Fallon Crossmg
project proposes to mtegrate an Arts Park area as a supplemental part of the neIghborhood lInear park
along the westerly boundary The Arts Park would be located at the north end of the park The
PrelImmary Landscape Plan delineates thIS area In addItion to landscapmg, the Arts Park portIOn would
ll1c1ude the desIgn, constructIon, and mstallatIon of a commIssIOned sculpture or sculptures The PublIc
Arts Park portIOn would be owned and mamtamed by the HOA subJect to a public access overlay
easemcnt A determmatlOn on the art to be provIded wtll be finallLed as a cooperatIve team approach
between the City of DublIn Parks and CommunIty ServIces Department, the proJect landscape archItcct
and the artIsteS) at a future date
The SItc Dcvelopment ReVIew IS consIstent WIth the Stage 1 and Stage 2 Planned Development and the
requIred findmgs are mc1uded ll1 Attachment 2, page 2
Vestmg Tentative 'Iract Map
Vestmg TentatIve Map 7617 estabhshes 10610ts for smgle-famlly (low denSIty) reSIdentIal of WhICh 98 of
the umts are detached and 8 are paIred or duet umts wIth a common wall Vestmg TentatIve Map 7617 IS
conSIstent WIth the adopted PD ZOnIng and IS III conformance wIth the Development Standards Table 4
below hsts the lots and parcels to be created by thiS Map
The Vestmg Tentative Tract Map IS consIstent WIth the Stage 1 and Stage 2 Planned Development and the
Site Development RevIew The reqUIred findmgs are mc1uded III Attachment 2, page 3
a e ummary - es Ing en a Ive ap
Parcel No Acreage +/- land Use DeSIgnation/Zone Use
Lots 1 thru 11 2 ac SIngle-Family ResIdential single family detached and duet homes
106
Parcel A 389 ac Open Space conservation management- pOSSible
Geologic Hazard Assessment Dlstnct
Parcel B 1 0 ac NelQhborhood Park City Linear Park - Includes Arts Park
Parcel C 02 ac SlnQle-Famlly Residential Tassajara Road r/w landscaPlnq
Parcel D 31 ac Sin Q le-F am Ily Reside ntlal Vineyard/landscaped Trail System
T hi 4 5
V t
T t t M 7617
15 of 18
I ~/1:J213
Parcel E
Parcel F
Parcel G
Parcell
01 ac
01 ac
01 ac
79 ac
49 ac
67 5 ac
TOTAL
DEVELOPMENT AGREEMENT
As part of the annexatIon of the land mto the City of Dublm, the ApplIcant entered mto a pre-annexatIon
agreement wIth the City of DublIn The Pre-AnnexatIon Agreement covered the advance, payment, or
reimbursement of fundmg for the area That agreement WIll serve as thc framework for the reqUlred
Development Agreement to follow between the CIty and the ApplIeantlDeveloper as an Implementation
measure and IS reqUlred of the Eastern Dublm Specific PIan The Development Agreement wIll be based
on the standard form prepared by the CIty Attorney and adopted by the City CouncIl for proJects located
wlthm the Eastern Dublm SpecIfic Plan area The proposed Development Agreement between the
ApplIcant and the City WIll be presented to the Plannmg CommISSIOn for recommendatIOn at a later date
ENVIRONMENTAL REVIEW
An ImtIal Study was prepared for the project and cIrculated for public reVIew as part of the pre-zonIng,
pre-annexatIOn agrecment, and Stage 1 Planned Development pldll m February/March, 2006 Based on
the project descnptlOn whIch retams more than two-thirds of the SIte m open space, and the updated
techmcal studIes, the ImtIal Study determmed that the project could result In slgmficant but mltIgatable
site-specific Impacts MItIgatIOn measures added from preVIOUS envIronmental reVIews pertamed mamly
to storm water run-off measures and traffic Improvements reqUIred by Improvements plans and
regulatIons not aVdllable or m effect dUTIng pnor envIronmental assessments Although the project SIte
was located wlthm the unIncorporated area at the time, the Fallon Crossmg project was mcluded m the
Eastern Dublm SpeCIfic Plan area by VIrtue ofbemg wIthm the CIty'S Sphere of Influence
The EnVironmental Impact Report for the Eastern Dublm SpeCIfic Plan area was certified by the CIty Council
on May 10, 1993 (SCH # 91103064, Resoluhon 51-93, mcorporated herem by reference, hereafter
"Eastern Dublin EIR") The Eastern Dubhn EIR IS a program EIR that antIcIpated several subsequent actions
related to future development m Eastern Dublm The ErR IdentIfied some Impacts from ImplementatlOn of
the General Plan/SpecIfic Plan that could not be mItIgated Upon certificatIon of the EIR, the CIty adopted a
statement of ovemdmg conSIderatIons for such Impacts The CIty also adopted a mitIgatIon momtonng
program, whtch mcluded numerous measures mtended to reduce Impacts from the development ofthe Eastern
Dubhn area
AdditIonally, based upon preVIOUS envlfonmental documentatIon and the analYSIS of the proposed project, the
CIty of Dublm, as the Lead Agency, prepared and adopted a Mitigated NegatIve DeclaratIon for the
project The publIc review penod was from February 14, 2006 to March 16, 2006 Dunng the publIc
reVIew penod, the City receIved 3 letters commentmg on the proposed project dUrIng the publIc reVIew
penod The City Council adopted the MltIgated NegatIve Declaration on May 16, 2006 therefore, no
addItIonal envIronmental analYSIS IS reqUIred at thIS tIme
PUBLIC NOTICING
160f18
11 0 ~ '2-} 3
In accordance wIth State law, a publtc notIce was mailed to all property owners and occupants wlthm 300
feet of the proposed proJect to advertIse the project and the upcomIng public heanng A public notIce was
also pubhshed III the Valley Times and posted at severallocatIons throughout the CIty
CONCLUSION
The proposed Fallon Crossmg proJect provides a practical and efficient land use pattern for preservIng the
topography of the hillsIdes and natural draInage system of the upper TassaJara Creek comdor whIle
mamtammg scemc corndor quahtIes and enhancmg the natural envIronment The proposed Stage 2
Development Plan and SIte Development ReVIew are compatIble and consIstent WIth the Stage I Planned
Development zomng, and the Vestmg TentatIve Map IS are consistent WIth the perrmtted uses and
development standards ofthe proposed Stage 2 PD zonIng
IRJECOMMENDA TKON
Staff recommends that the Plannmg Commlsslon I) ReceIve Staff presentatIOn, 2) Open the pubhc
heanng, 3) Take testImony from the Appllcant and the publIc, 4) Close the publIc heanng, 5) DelIberate,
6) Adopt ResolutIon recommendmg the City CouncIl adopt an OrdInance approvmg a Stage 2 Planned
Development Plan (Attachment 1), and 7) Adopt ResolutIon approvmg a SIte Development RevIew for
Fallon Crossmg PA 04-016 and Vestmg Tentative Map 7617 (Attachment 2)
17 of 18
GENERAL INFORMATION
PROPERTY OWNER
APPLICANT
LOCATION
EXISTING ZONING
GENERAL PLAN DESIGNATION &
EASTERN DUBLIN SPECinC PLAN
{"l/12-J3
Standard PacIfic Homes
3825 Hopyard Road, SUite 195
Pleasanton, CA 94588
Attn Mlchael WhItby
Standard PacIfic Homes
3825 Hopyard Road, SUIte 195
Pleasanton, CA 94588
Attn Michael WhItby
Northeast area of the City of Dublm bounded on the north by
unmcorporated County area (RIchey & Hunter
propertylMoller), on the west by an unnamed east fork
tnbutary of TassaJara Creek east of TassaJara Road, on the
south by the SIlvena Ranch!Pmn Brothers project (Tract
7540) wlthm the DublIn CIty limits, and on the east by
Dublm Ranch wlthm the Dublm Clty lImIts and
unincorporated Alameda County All umncorporatcd areas
abuttmg the project sIte are wlthm the CIty of Dub 1m Sphere
ofInfluence
APN 985-0002-001
PD-Smgle FamIly ReSIdentIal
PD-Nelghborhood Park
PD-Open Space
Smgle-Famlly Resldenttal,
NeIghborhood Park, and
Open Space (all areas mclude public nght-of-way)
18 of18
DRAF'f
/7oZ~t3
Planning Coml111ssion Minutes
CALL TO ORDER/ROLL CALL
A regular meetmg of the CIty of Dublm Planmng CommISSIOn was held on Tuesday,
November 13, 2007, In the CouncIl Chambers located at 100 CIVlC Plaza ChaIr Schaub called
the meetIng to order at 7 00 P m
Present ChaIr Schaub, VIce ChaIr Wehrenberg, COlmmsslOners, KIng and BIddle, Mary Jo
WIlson, Planmng Manager, MIchael Porto, Contract Planner, Martha AJa, AssIstant Planner, and
Debra LeClaIr, RecordIng Secretary
Absent ComrmsslOner Greg TomlInson
ADDITIONS OR REVISIONS TO THE AGENDA - NONE
MINUTES OF PREVIOUS MEETINGS - MInutes of the October 23, 2007 meetIng were
approved WIth a modIfIcatIOn requested by Cm KIng regardmg hIS comments on the West
Dublm BART StatIOn and the VIllage Green Issue and a modlflCatIOn requested by Cm
Wehrenberg regardIng PA 07-012 NatalIe's Daycare
ORAL COMMUNICATIONS - NONE
CONSENT CALENDAR - NONE
WRITTEN COMMUNICATIONS - Cm Kmg mdIcated that he had received an anonymous
letter and asked If the CommIssIOn wanted to dISCUSS It ChaIr Schaub stated that the
CommISSIOn would not dISCUSS anonymous correspondence
8 PUBLIC HEARINGS
8 1 P A 07-040 Chevron Gas StatIon Remodel CondITIonal Use Perrrut and SIte Development
ReVIew at 7007 San Ramon Road
ChaIT Schaub asked for the Staff Report
Martha AJa, ASSIstant Planner presented the project as stated In the Staff Report
ChaIr Schaub asked for a sample of the pamt color (Southern Breeze) Ms AJa passed a color
board to the Plannmg ComnusslOn
ChaIT Schaub asked where the Southern Breeze color would be on thc proJcct Ms AJa
answered that It would be on the food mart
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Cm Wehrenberg asked why the San Ramon Road Store dId not change the pnce sIgn to LED
and asked why It was not changed In eIther of thcn San Ramon stores
Cm Wehrcnbcrg also asked If the law had changed regardIng the vapor recovery systems and
that she thought that all gas statIons were reqUIred to have those systems now Ms AJa stated
that all gas statIons mu~t be converted by the end of 2009
ChalI Schaub opened the publIc hearIng
ApplIcant, TIm Johnson, spoke In favor of the project He addressed the questIon of the pnce
sIgns on the San Ramon Store on BollInger Road - he stated that the reason the prIce sIgns had
not been changed was becausc of cost He contInued that the rcason to change to the LED prIce
sIgns at the project locatIon IS because of the rapId pnce changes They prevIOusly receIved
them once every other week, now they recelVC them 2-3 tImes per day He statcd that there are
also safety concerns and the new sIgn can be changed remotely He felt that the mdustry IS
gOIng to the LED sIgns eventually
Chmr Schaub asked why It's unsafe for employecs to walk to the area of the pnce SIgn but IS not
unsafe for reSIdents domg busmess there The ApplIcant answered that It IS a manpower Issue
as well as a safety Issue
Cm Kmg asked how long It takes to change the numbers The Apphcant answered the
employee would be away from the counter for approxImately 10 nunutes
ChaIT Schaub mentIoned the letter from Gettler Ryan and what was meant by reducmg "lIght
pollutIon"
LIddy McKenzIe, Gettler Ryan, answered that she meant that the lIghtIng IS more effICIent and
uses less wattage ChaIT Schaub stated that m the letter she mdICated that the new LED pnce
SIgn would "reduce lIght pollutIOn" and agam askcd her to explam She stated that she meant
that less lIghtIng conserves more lIght and energy and that the words "lIght pollutIon" was how
she worded It
Kathy Johnson, ApplIcant stated that there IS only one employee for 15 hours per day
Therefore It IS dIffIcult for the SIngle employee to leave the counter unattended and change the
pnces
Cm Wehrenberg asked about the vapor recovery system and If It was beIng funded by Chevron
The ApplIcant answered that only the LED hghtmg would be funded by Chevron If the change
IS completed wlthm a certam tImeframe But the vapor recovery system must be Installed by
AprIl 2009 and IS pmd for by the mdIVldual statIOns He stated that most statIOns are mstallmg
energy effICIent lIghtmg WIth low watt bulbs
ChaIT Schaub asked If the LED lIghts take up less lIght then the tubes that are m the SIgn
currently Mr Johnson answered that they were about the same m the pnce SIgn but the LED
lIghts around the canopy would be more energy effICIent
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Cm BIddle stated that he apprecIated that theIr land~capmg bemg kept up
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Chair Schaub closed the publIc hearmg
Chalr Schaub asked for a dISCUSSIOn regardmg LED lIghts He felt that they are Inappropnate m
Dublm He stated that he understands Issue of safety and felt that It was not any more unsafe
for the employees as the patrons He dIscussed the reasons why he cannot make the fIndmgs
for thIS prOject He stated that he felt the project IS mconslstent WIth the General Plan and the
speCIfIc plans for that area He mentIoned that lIght colored or flashmg lIghts are not allowed
on VIllage Parkway per the SpeCifIc Plan The Scarlett Court SpeCIfIC Plan references not
allowmg neon SIgns, bIllboards and overly bnght shmy lIghts He felt that SIgnS should be In
harmony WIth the on-SIte bUIldmgs and would be more appropnate m the lIght mdustrIal area
but not across the street from the hlstoncal area In the HIstoncal DIStrICt SpeCIfIC Plan It states
that mternally Illummated SIgnS are dIscouraged m the Dublm VIllage area, and also stated that
electnc or neon SIgns are prohIbIted also He stated that he understands the I~sue WIth
effICIency, but he truly belIeved that If we start down the path, there WIll be neon lIghts and SIgn
changes on every bUIldmg m our CIty and It WIll not be He dOtS not belIeve the colors are
conSIstent WIth the project or WIth the colors proposed for the bUIldmg He stated that the only
way he would consIder approvmg the project IS If the lIghts are blue and whIte whICh IS
conSIstent WIth the rest of the project He felt that the color red was as dangerous for motonsts
trymg to read the LED SIgnS as It IS for employcc~ gomg out to change the pncmg manually He
does not belIeve that approvmg thIS project adjacent to the lustoncal dI~trICt speclfrc plan area IS
appropnate
Cm Wehrenberg asked ChaIr Schaub If he had a problem WIth only red lIght LED pncmg SIgnS
ChaIr Schaub answered that he was only concerned WIth the pncmg SIgn and thought the other
lIghtmg was appropnate
Cm BIddle stated that he would prefer not to have electrOnIC SIgnS but thought that any kmd of
sIgnage at a gas statIon WIll attract attentIOn and the LED SIgns do not attract any more
attentIon then the old fasll10ned SIgns and thought they were eaSIer to read
ChaIr Schaub stated that he dldn't thmk the SIgnS were appropnate and If they could fmd a way
to mstall wlute on blue background, low mtenslty LED lights he would support It
em Wehrenberg stated that these signs come m vanous colors and asked If that would be an
optIOn for thIS project
Mary Io WIlson, Planmng Manager mentIoned that the COmmISSIOn could condItIon the
ApplIcant that the SIgn and the background must be of a certam color In order to make the
fmdmgs to approve the project
Cm Wehrenberg stated that she sympatluzed WIth ChaIr Schaub's pomt of VIew but that the
project was not m the hIstoncal area She felt that the technology WIll be used by many gas
stahons m the future
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Chau Schaub asked If the ComrmsslOn would approve a gas statIon SIgn for thIS project but not
the .,ame SIgn for a mattress store and where would they stop
Cm Kmg stated that there were dIfferences and refE-renced the ApplIcant's t,tatement that pnce
changcs take place 2 or 3 tImes per day
Cm Wehrenberg statcd that she drove by both the SIte." A1costa Blvd and Bollmger Canyon
Road to confum they were the same Shc found that they were the same and dId not have the
&Ignage bemg proposed for thIS project She mentIOned that the aquanum store on Dublm Blvd
has blue LED IIghtmg m the wmdows as an accent feature only and felt It was appropnate
there
Cm Kmg was sympathetIc to the ChaIr'S concerns regardmg the look and feel of Dublm Blvd
He dId not beheve that there IS a pohcy of how we want Dublm Blvd to look
ChaIr Schaub stated that the project locatIon IS not m any of the area specIfIc plans He
contmued that 111 the next speCIfIc plan the locatIon WIll be mc1uded and that neon type lIghts
and slgnage IS already prohIbIted m the last three speCIfIc plans approved by the CommISSIOn
Cm Kmg stated he saw a dlstmctIon between the hlstoncal area and the VIllage Parkway area
that the Chau mentIOned and the sechon of DublIn Blvd He stated he was sympathetIc
regardmg the safety Issues and felt that 10 mmutes away from counter could be cause a
problem He stated that he was not as alarmed by the esthetrc effect of the pnce sIgnage He
stated that the ChaIr refcrred to a preVIOUS apphcatiOn of LED pnce sIgnagc that the
CommlSSiOn unammously voted agamst
Cm Wehrenberg stated that she was the only CommISSIOner that approved It She stated that m
that mstance she agreed that It "vas a safety Issue because of the amount of traffIC at that
locatIon She stated that she agreed WIth the ApplIcant as far as safety of employees possIbly
bemg a cnme target
Cm Kmg stated that although he feels that It docs affect the look and feel of Dublm Blvd he
does not see It as a sIgmfIcant Impact on esthetIcs
Cm BIddle agreed that he dld not want neon SIgnS up and dovvn the Dublm Blvd He stated
that he would object to a mattrcss store havmg the same type of SIgn but that It It, a tradItIon for
gas statIOns to have theIr SIgns on the street He felt that these SIgns were not more offenslve
then the manual SIgns and that the bnghtness could help WIth safety He stated that he lIked
the Idea of a dIfferent color then red
The ComrrusslOners dIscussed the serVIce statIons on Dublm Blvd and how they could prevent
SIgnS of that type from becommg overwhelrmng Cm Wehrenberg stated that she was not
opposed to the SIgn because It IS at a low level
On a motIon by Cm BIddle and seconded by Cm Wehrenberg, and by a votc of 3-1-L wlth
ChaIT Schaub votmg agamst It, the Plannmg CommISSIOn adopted
P{aTl1Img Comm~~Sl(m
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RESOLUTION NO 07-56
A RESOLUnON OF THE PLANNING COMMiSSiON
OF THE CITY OF DUBLiN
APPROVING CONDITIONAl. USE PERMIT TO INSTALL AN ELECTRONIC GASOLiNE
PIRICE DiSPLAY SIGN AT THE CHEVRON GAS STATION AT 7007 SAN RAMON ROAID
ASSESSOR PARCElL NUMBER 941-0305-007-02
PA 07-040
RESOLUTION NO 07-57
A RESOLUTiON OF THE PLANNING COMMISSION
OF THE CITY OF DUBLiN
APPROVING SiTE DEVELOPMENT REVIEW TO ALLOW EXTERIOR MODIFICATIONS AT
THE CHEVRON GAS STATION AT 7007 SAN RAMON ROAD
ASSESSOR PARCElL NUMBER 941-0305-007-02
PA 07-040
8 2 P A 04-016 - Fallon CrossmgJormerly known as MISSIon Peak Property, Stage 2 Planned
Development Plan SIte Development ReVIew and Veshng Tentahve Tract Map (Standard
PacIfIC Homes)
ChaIr Schaub asked for the Staff Report and complemented the Apphcant and Staff on the
proJect submIttals saymg It was the nIcest set of plans the CommIssIOn had seen In a long tIme
MIChael Porto, Contract Planner presented the proJect as stated In the Staff Report
ChaIr Schaub stated that Mr Porto mcluded the "net denSIty" of 544 In the Staff Report and
commented that he lIked to have the denSity mformatIon because that IS what tells the
CormrusslOn what the proJect actually looks lrke He mentIoned that he would lIke to see that
"net denSIty" mformahon m future Staff Reports
ChaIr Schaub asked what would happen to the space If the vmeyard IS not planted a<:; a
vineyard Mr Porto answered that he would need to go back and work WIth the developer to
come up WIth a revIsed plan for landscaping In that area He stated that the Issue would be fIre
protection and IrrIgated landscapmg ChaIr Schaub asked If the area were left to open space
would the area be weed abated every year Mr Porto stated that If the area were left In natural
open space, the houses would be deSIgned sIgmflcantly dIfferent ChaIr Schaub commented
that It would be a problem If the vmeyard IS not bUIlt Mr Porto stated that they would have to
mstall some type of IrrIgated landscape that the FIre Deparhnent would approve ChaIr Schaub
felt that It would sIgmfIcantly Impact HOA dues
Mr Porto stated that the developer was also conSIderIng a frUItless vmeyard that would
produce leaves but no grapes ChaIr Schaub stated that there would be landscape costs and
asked If It was ever mtended for the vmeyard to be revenue prodUCing for the HOA
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Cm BIddle asked If the SIze of the development would be too small to attract a manager for an
HOA ChaIr Schaub discussed HOA costs and hIS concern about the affordable umts, the HOA
dues, GHAD and how they wIll affect those people fmanclally
Ms WIlson stated that a dIscussIOn regardmg the Affordable Housmg Ordmance would be at a
pohcy level WIth the CIty CouncIl ChaIT Schaub was concerned about the Affordable Housmg
Ordmance and how the HOA costs affect the people that buy those umts Ms WIlson and ChaIr
Schaub agreed that there could be unmtended consequences of the ordmance
Cm Kmg asked about the pocket parks and If they were mostly grass Mr Porto answered that
the pocket parks are defmed as a trad connectIOn WIth landscapmg and that they are part of the
amemtIes of the project along WIth the lmear park and the traIls ChaIr Schaub stated that grass
IS the most expensIve part of the landscapmg because of the mamtenance, Ie, water, fertIlIzer
and mowmg
ChaIr Schaub asked about the lots on the SIlvera Ranch SIde of the project He stated that It
looks lIke they have some real yards and abked what they actually look lIke Mr Porto stated
that m some mstances there IS a 2-1 slope WIth useable area for rear yards and small retammg
walls to make the rear yard more useable
ChaIr Schaub asked If the developer could move the wall back another 10 feet and make It
bIgger M& Wlbon &tated that the retaInIng wall heIght could potentIally Impact the homes m
the SIlvera Ranch development
Mr Porto stated that there had been slIdes and slIde repaIr m the area and some of the slIdes arc
m relatIOn to the retammg walls There was a contmued dIscussIOn regardmg retalIung wall
heIght and the dangers assoCIated when they are too hIgh
ChaIr Schaub was concerned about parkmg for the duet umts He felt that the ratIo dId not
meet the CIty'S parkIng standards Mr Porto stated that each productIOn UnIt has a mInImUm
of a 2 car garage and the duet umts have an oversIZed garage WIth room to park the second car
on the dnveway Mr Porto contmued that the InclusIOnary Zonmg ordInance dIscusses the
abIltty to reduce the covered parkmg to one covered parkmg stall Mr Porto dIscussed the Issue
of two car enclosed parkIng WIth the developer and they returned WIth an 18 foot dnveway
apron and the over sILed garages whIch would mclude storage
ChaIr Schaub mentIoned areas of concern In the project where there could be traffIC and parkmg
congestIon
Mr Porto stated that the developer could mcorporate parkmg along the west SIde of Street "B",
along the open space traIl ChaIr Schaub suggested that some of the park area was not bIg
enough and that they could convert some of the park area and add a few more parkmg spaces
Mr Porto mentIOned at all of the mtersechons m Parcel B there are bulb outs for traffIC calmmg
He thought It could be possIble to push the street back mto the over flow parkmg m that area
and mclude a few addItional parkmg stalls
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Cm Wehrenberg asked about traIl safety and If there was a buffer between the street and the
traIl Mr Porto answered the bump outs would be bIgger and wIder, and would not change
locatIOn but be further out Into a paved surface approXImately 2-4 addItIonal feet The
mtersechons are desIgned to slow down traffIc
ChaIT Schaub menhoned how much eaSIer It IS to see what the project actually looks lIke from
the 3D drawIngs and he suggested that there be more drawmgs of thIS type In the future
Cm Wehrenberg asked about the neIghborhood fences statIng that she dId not see a fence
drawmg that encloses the yard Mr Porto referred to the drawmgs m the small book whICh
showed the fence drawmgs He stated that thet:>e are umque to tms project There was a
dIscussIOn regardmg the placement of the fences and how that It IS accomplIshed through
mspectIon by the Planmng Deparhnent
Cm Kmg asked about the SIde and rear elevatIons and If they were mterestmg enough Mr
Porto answered that the archItectural detaIl around the homes wIth the wmdows, headers and
SIlls, etc creates a very mterestmg look to the project and It IS very conSIstent WIth other projects
that have been recently approved
Cm KIng referred to drawmg A2 5 and thought the left SIde elevatIon that can be seen by pubhc
IS too sImple He asked about the shutter matenal Mr Porto answered the shutters are made
wood textured polyurethane
em Kmg asked If the pocket parks were large enough for cluldren to play orgamzed games lIke
football Mr Porto answered that they were not bIg enough for games However there are cul~
de-sacs for addItIOnal areas for chIldren to have a place to play wlthm theIr neIghborhood
em Kmg stated that the entrance to the development has the castle element but was concerned
that the fence and the wall further north both look plam Mr Porto answered that It IS further
away from the street and WIll have a landscapmg screen m front of It and they WIll brIng stone
elements to that portron of the fence also
em BIddle commented that he was happy to see the green bUIldmg gUIdelInes m the package
ChaIr Schaub opened the publIc hearmg
MIChael Whitby, Standard PaCIfIC, ApplIcant, spoke In favor of the project He stated that they
choose the vmeyard because It occupIes a lot of slope and neIther the FIre Department nor the
arclutect wanted to put In grassland because of the fIre hazard and maIntenance Issues He
stated that the vmeyard reqUIres less IrngatlOn year after year
Mr WhItby referred to the questIon regardIng the retammg walls m the upper slope area and
pOSSIbly pushmg back the wall to allow more flat yard area behInd the house He stated that
the walllme was moved m and back and It was a dramage course It:>sue The maXImum slope
allowed In Dublm IS 2 1 and trymg to get the 2 1 slope they had to tranSItIOn back from the road
that SIlvera Ranch IS mstallmg, to the property lIne and had to encroach mto the lots to
gradually make the slope
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Cm BIddle asked about gradIng for slIde repaIr Mr Porto pOInted the slIde repaIr areas on the
Open Space Map
ChaIr Schaub lrutIated a dlscusslOn regardIng GeologICal Hazard Asset.sment DIstnct (GHAD)
and other assessment dlstncts
ChaIr Schaub mentIoned lIghtIng and landscapIng assessment dlstncts as well as clcarung V-
dItches He stated that they must bc cleaned every year and asked If the CIty was responsIble
for cleamng the V.dltches or the IndIVIdual property owner Ms WIlson stated that the PublIc
Works Department IS responsIble for publIc mformatIon and assocIated maIntenance
Cm KIng asked If the open space area would be open to the publIc or members of the
assoclatlOn only Mr WhItby answered that It IS not controlled and anyone can come thru there
Cm Kmg was concerned that the HOA could possIbly pass a gUIdelIne that states the open
space can only be ut.ed by resIdents
Mr Porto answcrcd that although thIS area wIll be pnvately mamtamed there WIll bc a publIc
access easement reqUIred on the parcel because therc wIll be an art park that WIll reqUIre all
resIdents of Dublm to have access to that area Cm Kmg stated that the HOA could prolublt
access to the vmeyard area because It would be land owned by HOA Mr Porto and Mr
WhItby both agreed that would be dIffICult to enforce
Cm Kmg asked who wntes the CC&R's for a development Mr Porto answered that the
developer's attorney wntes the CC&R's, WIth the CIty attorney's reVIew Cm Kmg was
concerned that the HOA would wnte a gUIdelme prohIbItIng chIldrcn from playmg m the cuI
de sacs Mr Porto statcd that the cuI dc t.acs are publIc streets and cannot be regulated by the
HOA The only pnvate streets are the three motor courts
ChaIr Schaub stated that the CC&R's should speCIfy how the pnvate streets wIll be mamtamed
Mr Porto answered that the pnvate streets would be mamtamed by the HOA
Jason Hadnot, Standard PaCIfic, ApplIcant, spoke m favor of the project He spoke regardmg
the HOA InformatlOn and costs He stated that he had worked on a SImIlar project that had
pnvate streets, commuruty pool, hIllsIde open space, and 183 homes, for whIch the HOA dues
were approxImately $250/month He thought the dues for thIS development would be less WIth
no pool and not as much class A landscapIng ChaIr Schaub thought the dues would be
approxImately $200/month WIth approxImately $100/month for the GHAD Mr Hadnot stated
that 112 - % of one percent of the pnce of the home IS typICally acceptable for the HOA dues
ChaIr Schaub was concerned that the HOA dues for BMR's are too expenSIve for the people
who buy the affordable uruts He suggested, for these types of projects (on the outsklIts of
tovvn) that the developer pay the m-heu fees for all reqUIred umts
Mr Hadnot stated how the sales prIce for the affordable uruts IS set
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Ms WIlson commented that as we work wIth polIcIes we fmd that adjustments may be
nccessary
Closed the publIc heanng
Cm Wehrenberg stated that she lIked the drawmgs and had no concerns She statcd that she
agrecd wIth ChaIr Schaub on the parkmg Issue
Cm Kmg stated that he was m favor of the project He felt It was the best possIble layout gIVen
the hIlls and prescrvc scemc area and create spaces for kIds to play The parkmg Issue IS
dubIOm, bccause of parkmg formulas, so It IS on faIth that parkmg formula WIll work for the
project
Cm BIddle stated he IS m favor of the project
ChaIr Schaub was In favor of the proJect and asked the developer to mclude 8 more parkmg
spaces He stated that he appreciated the drawmgs because It helps the Planmng CommIssIOn
and makes It easIer to approve
Cm Wehrenberg stated that another cost of the vmeyard would be ammal control
Cm Kmg stated that hIS contmued wIsh IS that therc would be retaIl wIthm walkmg dIstance of
a neIghborhood to help cut down on the need to dnve
Mr Porto asked the ComrrussIOn If they would IIkc to add a CondItIon of Approval ior the
added parkmg spaces ChaIr Schaub stated that he dId not want to mclude the cOndItion but
that he would ask the developer to look at the suggcstIOn and mclude the added parkmg spaces
If feasIblc
On a motion by Cm BIddle and seconded by Cm Wehrenberg, and by a vote of 4-0-1, the
Plannmg CormmsslOn unammousl y adopted
RESOLUTION NO 07 - 59
A RESOLlJTION OF THE PLANNING COMMISSION
OlF THE CiTY OlF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW AND
VESTING TENTATIVE MAl? 7617 WITHIN AN EXISTING PD-PLANNED
DEVELOPMENT DIlSTRJ[CT KNOWN AS "lFALLON CROSSING" AT THE
NORTHEAST INTERSECTION OF T ASSAJARA ROAD AND FALLON ROAD
JPA 04-016, AJPN 985-0002-001
P{OTlTltt/{J COmmLlSIOTI
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RESOLUTION NO 07 - 58
A RJESOLlITXON OF THE PLANNING COMMiSSION
Of THE CITY OF DlIBLIN
RECOMMENDING 'fHAT THE CITY COllNCIL ADOPT AN ORDINANCE
APPROVING A STAGE 2 DEVELOPMENT PLAN FOR AN EXISTING PLANNED
DEVELOPMENT DISTRICT KNOWN AS "FALLON CROSSING" AT THE
NORTHEAST IN'fERSJECnON OF TASSAJARA ROAD AND FALLON ROAD
P A 04-016, APN 985-0002-001
NEW OR UNFINISHED BUSINESS Cm KIng stated that he fully supports the
CommIssIOn's pohcy on unSIgned commUnICatIOns He assumed whoever wrote the letter WIll
read the mmutes and he would hke to share some thoughts, presentIng these kmds of thoughts
does not have to be adversanal He stated that the Planrung CorrumS&IOn IS WIllIng to dISCUSS
anythmg WIth the reSIdents If a reSIdent would hke to address the CorrumSSIOn he welcomes
the commumcatIOn
Cm Wehrenberg had receIved a notIce! advertIsement regardIng pamtmg reflectrve home
addresses Ms WIlson stated she would look mto the SItuatIon Ms LeClaIr stated that there IS
a CIty polIcy on these types of notIces
Ms WIlson referred to an emaIl sent from Staff to the CommISSIon regardmg the Commumty
DeSign Element and DSP on-lIne survey The ComnusslOner's all stated they had seen the emaII
and have partIcIpated In the survey
Cm Wehrenberg abo referred to an emaIl regardmg camp parks Ms WIlson stated that there
has been some recent actIVIty for the proJect and that the CIty IS antICIpatmg aN otICC of
AVaIlabIlIty bemg sent out by the Army to fInd a master developer &oon
Ms WIlson stated that the Wmdstar project was contInued to the CIty CounCil meetmg on
November 20,2007 She also dIscussed the meetmgs for the remamder of the year
Ms WIlson bnefed the CommISSIOners on the Grafton Plaza project Cm Kmg stated he had
read an edltonal In the TImes referrIng to the project
P!armmg LOmllmSl(1t!
1?J:g uwr ~11 Co t!1lg
127
'V'wemw 13 2001
DRAFT
ADJOURNMENT - The meetmg was adjourned at 9 30 P m
Respectfully submItted,
t8.~FSP-;3
BIll Schaub
Planmng CommIssIOn ChaIT
ATTEST
Mary Jo WIlson, AICP
Plannmg Manager
G \ MI NUl tS \ 2007 \ Plal11111Jg C01l1111/SSIOI1 \ 11 13 07 doc
(P{allllmg (omlllls.mm
~uwr 'MeetlTlfJ
128
Novem6er J " 2007
1&3~ 2-13
RESOLUTION NO 07 - 58
A RESOn tIT ION OF THE PlLANNING COMMISSION
OF THE CITY Of' DUBLnN
RECOMMENDING THAI' THE CITY COtINCiL ADOPT AN ORDINANCE
APPROVING A STAGE 2 DEVELOIPMENT PLAN FOR AN EXISTING PLANNED
DEVELOIPMEN r DISTRffCT KNOWN AS "FALLON CROSSnNG" AT THE
NORTHEAST iNTERSECTION OF TASSAJARA ROAD AND FAJLLON ROAD
P A 04-0 I 6, APN 985-0002-001
WHEREAS, the ApplIcant, Standard PacIfic CorporatlOn, submItted applIcatIOns for an area of
dpproxImately 67 8 acres known as "Fallon Crossmg" located at the northeast mterscctIon of TassaJara
Road and Fallon Road m the Eastern Dublm SpeCIfic Plan Area, and
WHEREAS, Thc applIcatIons melude a) Stage 2 Development Plan for approxlmately 678
acres at the northeast mtersectlon of TassaJ ara Road and Fallon Road m the Eastern Dublm SpeCIfic PIan
Area, b) SIte Developmcnt ReVIew, and c) Vestmg TentatIve Map 7617 for 106 low denSity reSidentIal
UllltS including 98 detached smgle-famIly umts clnd 8 duet UllltS as lots Other uses mc1ude Open Space
and pnvate rccreatlOn facilItIes WIth some public access, storm water management elements, and
assocIated public and pnvate nghts-of-way The applications collectIvely define thIS ProJect", and
WHEREAS, the Project SIte generally IS located at the northeast mterseclIon of TassaJara Road
and Fallon Road, and
WHEREAS, on May 10, 1993, the CIty Councll certIfied a program Envlronmental Impact
Report ("EIR") for the Eastern Dub 1m GP AlSP Project and an addendum to update plans to proVide sewer
servIce The May 10, 1993 program ErR, the May 4, 1993 addendum and the August 22, 1994 addendum
are collectIvely referred to as the Eastern Dublm ELR, and
WHEREAS, on May 16, 2006, the CIty CouncIl approved a MItIgated NegatIve DeclaratIOn by
ResolutIOn 71-06, for prezonmgs, Stage 1 Planned Development zOlllng, an dnnexatIon appltcatIon, and a
preanexatIon agreement for Fallon Crossmg P A 04-016 and the Prcdnch property, and
WHEREAS, on May 16, 2006, the CIty CouncIl approved the preLolllngs and Stage 1
development Plan by Ordmance 07-06 for Fallon Crossmg PA 04-016, and
WHEREAS, as of July 1, 2007, the proJ ect SIte was annexed to the City of Dublin, and
WIHIEREAS, a Staff Report, dated November 13, 2007 and Incorporated herem by reference,
descnbed and analyzed the current applIcatIOn, and
WHEREAS, the Plannmg CommIssIOn revIewed the staff report at a duly noticed pubhc hearmg
held on November 13, 2007 at which time all mterested partIes had the opportUnIty to be heard
WHEREAS, the PlannIng CommIssIOn dId hear and use their mdependent Judgment and
conSIdered all said reports, recommendatIons, and testImony heremabove set forth
AUadnmelffitr 5
/&'1 ~ 2-/3
NOW, THEREFORE, BE rr RESOLVED that based on the findmgs set forth m SectIOn 1 of
the attached draft ordmance, the Plannmg CommIssIOn of the City of Dublm hereby recommends that the
City CouncIl adopt thc ordmance attached as ExhIbIt A and mcorporated herem by reference, whIch
ordmance adopts a Stagc 2 Development PIan for Fallon Crossmg
PASSED, APPROVED, AND ADOPTED thIS 13th day of November, 2007 by the followmg
vote
AYES Schaub, Wehrenberg, BIddle and Kmg
NOES None
ABSENT Tomlinson
ABSTAiN None
Planmng CommIssIOn ChaIr
ATTEST
Plannmg MaI1ager
G lPA#12004\04 0/6 MI~\lon Pcak '>Ianilanl PacificlPC J I J 3 071draflPCreso Stage2 doc
2
I&' :f;2/ 0
RESOLUTION NO 07 - 59
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROViNG A SrrE DEVELOPMENT REVIEW AND
VESTING TENTATIVE MAP 7617 WITHIN AN EXISTiNG PD-PLANNED
DEVELOPMENT DISTRICT KNOWN AS "FALLON CROSSING" AT THE
NORTHEAST iNTERSECTION OF TASSAJARA ROAD AND FALLON ROAD
PA 04-016, APN 985-0002-001
WHEREAS, the ApplIcant, Standard Pacific CorporatIOn, submItted applicatIons for an area of
approXImately 67 8 acrcs known as "Fallon Crossmg" located at the northeast InterscctlOn of Tassapra
Road and Fallon Road m the Eastern Dublm SpeCIfic Plan Arca, and
WHEREAS, The appilcatlOns mclude a) Stage 2 Development PIan for approxImately 678
acres at the northeast mtersectlon of TassaJara Road and Fallon Road m the Eastern Dubhn SpeCIfic Plan
Area, b) SIte Development ReView, and c) Vestmg TentatIve Map 7617 for 106 low denSIty resIdential
umts mcludIng 98 detached smgle-famIly umts and 8 duet umts as 10ts Other uses Include Open Space
and pnvate recrcatlon facIlIties With some publIc access, storm water management elements, and
aSSOCiated publIc and pnvate nghts-of-way The applIcations collectively define thIS "Project", and
WHEREAS, the Project SIte generally IS located at the northeast IntersectIon of TassaJara Road
and F aHon Road, and
WHEREAS, on May 10, 1993, the CIty Counctl certIfied a program EnVIronmental Impact
Report ("ElR") for the Eastern DublIn GP AlSP Project and an addendum to update plans to prOVIde sewer
servIce The May 10, 1993 program ETR, the May 4, 1993 addendum and the August 22, 1994 addendum
are collectIvely referrcd to as the Eastern DublIn EIR, and
WHEREAS, on May 16, 2006, the CIty CounCIl approved a MItIgated Negative DeclaratIOn by
Reso1utlOn 71-06, for prezonmgs, Stage 1 PldIl11ed Development zomog, an anncxatlon applIcatIOn, and a
preanexatlon agreemcnt for Fallon Crossmg P A 04-016 and the Frednch property, and
WHEREAS, on May 16, 2006, the City CounCIl approved the prezomngs and Stage 1
Development PIan by OrdInance 07-06 for Fallon Crossmg PA 04-016, and
WHEREAS, as of J uly 1, 2007, the project sIte was annexed to the City of Dublm, dlld
WHEREAS, a Staff Report, dated November 13, 2007 and mcorporated herem by reference,
descnbed and analyzed the current applIcatIOn, and
WHEREAS, the Planmng CommISSIon reVIewed the staff report at a duly notIced publIc hearIng
held on November 13,2007 at whIch tIme all mterested partIes had the OPPOrtUlllty to be heard
WHEREAS, the PlannIng CommISSIon did hcar and use theIr Independcnt Judgment and
conSIdered all SaId reports, recommendatIOns, and testImony heremabove set forth
NOW, THEREFORE, BE IT RESOLVED THAT THE Plannmg CommISSIOn of the CIty of
Dublin does hereby make the followmg findmgs and determmahons regardmg said proposed Site
Development ReVIew
Page 1 of 29
Attadlnmennt (ii
/[!;b ;f 213
Site Development Review
A Approval of the proposed project IS conSlstent with the purpose and mtent of Chapter 8 104
Site Development Revlew of the Dubltn Zomng Ordmdnce because the project is conslstent
WIth the approved PD-70nmg development standards
B Any approval complIes wIth the poltcles of the General Plan wuh any appltcable Specific
Plans wah the development regulatIOns or performance standards establtshed for the zonmg
dlstnct tn whlch a lS located and wah all other requirements of the ZOnIng Ordmance
because thc project compltes WIth the policies of the General Plan, the Eastern Dublm SpecIfic
Plan and the Stage 2 Development Plan for P A 04-0 [6 and wIth all other reqUirements of the
Dublm ZOlllng Ordmance
C The proposed project as condlllOned wlll not adversely affect the health or safety of persons
resLCltng or working In the VICInIty or be detnmental to the publzc health safety and general
welfare because the development IS conSIstent With dll laws and ordmances and Implements
thc Eastern DublIll SpecIfic Plan and Dublm General Plan, mcludmg the rcqmrement of the
BUIldIng DIvIsion, FIre Department, PublIc Works Department and the Dublin San Ramon
Scrvlces DIStflct
o The subject 5Ue 15 phYSically suItable for the type densay and IntensLty of the use bemg
proposed because the proposed SIte development (mcludmg SIte layout, structures, vehlcular
access, CirculatIon dnd parkmg, setbacks, heIght, walls, pubhc safety and SImIlar elements) has
been deSIgned to proVIde a deSIrable enVIronment for the development and 106 resldentIaI
homes and assocIated Improvements
E The subject site is phYSIcally 5ultable for the type and mtensity of the proposed project because
the eXItIng land IS deSIgnated for low-denSIty reSIdentIal and open space has been mcorporated,
and the SIte can accommodate the proposed structures and uses
F The proposed project will not negallvely lmpact VleWS because the proposed proJect conforms
to the Eastern Dublm Seemc Corndor PolICies and Standards
G Impacts to eXlstmg slopes and topographic features are addressed because attentIOn has been
pdld to the natural slope and contours of SIte In dcslgmng the archItecture and sItmg the
structures so as to mInmuze over gradmg and extensive use ofretammg walls
H Archltectural conslderatlOns tncludmg the character scale and qualIty of the deslgn the
archItectural relatlOnshlP WIth the site and other buddtngs buddtng materials and colors
screenmg of exterIOr appurtenances exterIOr ltghttng and sImdar elements have been
Incorporated mto the project and as condItlOns of approval m order to ensure compatlblhty
of thls development With the development's deSIgn concept or theme and the character of
adjacent propertles neighborhoods and uses smce all such features have been mcluded as a
part of the projects, the proJect WIll be compatIble WIth the surroundmg area
I Landscape consideratIOns mcludmg the locatIOn type SIze color texture and coverage of
plant matenals prOVlszons and slmdar elements have been conSidered to ensure vlsual relzef
and an attractive enVlronment for the pubhc smce a vanety of landscapmg matenals and open
Page 2 of 29
1~7~2-/3
space areas mcludmg open space, tratls d11d vllleyards have been mcluded as a part of the
proJect, the project wIll be compatlble with the surroundlllg area
J The approval of the Slle Development RevIew for the proposed project IS conSIstent wllh the
Dublm General Plan and wllh the Eastern Dublm Specific Plan Slllce the project IS conSIstent
WIth the PD-zonmg WhICh IS conSIstent WIth the General Plan and SpecIfic PIan
K Approval of thIS applicatIOn complies wllh Chapter 858 relating to Public Art Program
ContributIOns Sll1ce the project Includes a publIc art easement area for the placement ofpubltc
art as a part of the project and the value of the art piece
lBE IT ]FURTHER RESOl. VED that the Plannmg CommISSiOn of the CIty of Dublm does hereby
make the followll1g findll1gs and detenmnatlons regardmg Vestmg Tentative Map 7617
Veshn2 Tentative Map
A The proposed Vestmg TentatIve Map IS consistent wllh the mtent of applicable subdiVIsIOn
regulatLOns and related ordmances
B The deMgn and Improvements of the p} oposed VestIng Tentaflve Map IS consistent wllh the
General Plan and the Eastern Dublin Specific Plan as amended as they relate to the subject
property m that It IS a subdIVlSlon for ImplementatIOn of the Fallon Crossmg project a low
denSity and open space communzty In an area deslgnatedfor thiS type of development
C The proposed Vestlflg TentatIve Map IS consistent wah the Planned Development approvedfor
Fal/on Crossing (PA 04-016) at the northeast mtersectlOn of Tassajara Road and Fallon Road
and IS therefore consIstent With the Cay of Dublin ZOnIng Ordinance
D The propertIes created by the proposed Vestmg Tentatlve Map wtll have adequate access to
major constructed or planned lmprovements as part of the Eastern DublIn Specific Plan
mcludlflg the intersectIOn ofTassajara Road and Fallon Road
E Project deSIgn archItecture and concept as smgle-jamtfy neighborhood has been mtegrated
With topography of the project slte created by the proposed Vesting Tentative Map to mInzmIze
overgradIng and exten.5IVe use of retammg walls Therefore the proposed subdlvlswns are
physIcally SUItable for the type and Intensay of development proposed
F The Mltlgatwn MOnItonng program adopted WIth the project EIR for the Eastern Dublm
Specific Plan and subsequent environmental documents Includmg the adopted MItigated
NegatIve DeclaratIOn for thls prOject would be applicable as appropnate for addreSSing or
mItIgating any potential envIronmental Impacts Identified
G The proposed Vesting Tentative Map WIll not result In envlronmental damage or substanttally
Injure fish or Wildlife or their habaat or cause public health concerns
H The deSIgn of the subdiVIsIOn Will not conflIct With easements acqUlred by the PUblIC at large
or access through or use of property wahIn the proposed subdIVISIOn The Cay Engineer has
revlewed the map and tltle report and has not found any conflictmg easements of thiS nature
Page 3 of 29
1M :j2-/3
BE n' FURTHER RESOLVED that the Plannmg CommIsSIon of the CIty of DublIn hereby
approves wIth conditions the SIte Development Review PA 04-016 for "Fallon Crossmg" at the northeast
IntersectIOn of Tassapra Road and Fallon Road, bdsed on the findmgs set forth above and subject to the
condItions of approval set forth below All development wIthIn the area covered by thIS approval shaH
conform generally to the plans prepared by Ruggen, Jensen, Azar & Associates, the Dahlm Group, and
Ralph J Alexander & AssocIates labeled "Fallon Crossmg - Stage 2 Planned Development, SIte
Development Review, and Master VestIng Tentative Tract SubmIttal" dated November 5, 2007, and
attached to the Staff Report of November 13,2007 PlannIng CommiSSIOn meetmg as Attachment 3
BE rr FURTHER IRESOL VED that thIS approval IS subject to the approval and adoptIon of the
Stage 2 Development Plan (ordmance) by the CIty Council of the City of DublIn
BE rr lFURTHER RESOLVED thdt the PlannIng CommiSSion of the CIty of Dublin hereby
approves, wIth condItIons, Vestmg Tentative Map 7617 for Fallon Crossmg (678 acres) for 106 smg1e-
famIly umts (98 detached and 8 duets) ThIS recommendation IS based on findmgs that the proposed
Vestmg TentatIve Map IS conSistent with the SIte Development, RevIew, Stage 2 Development Plan,
General Plan, and Eastern Dubltn SpeCIfic Plan ThIS approval shall conform generally to the plans
prepared by Ruggen, Jensen, Azar & ASSOCIates, the Dahlm Group, and Ralph J Alexander & ASSOCIates
labcled "Fallon Crossmg - Stage 2 Planned Development, SIte Developmcnt ReView, and Master Vestmg
Tentative Tract SubmIttal" dated November 5, 2007, dnd attached to the Staff Report of November 13,
2007 Plannmg CommiSSiOn meetmg as Attachment 3 and on file wIth the CommunIty Dcvelopment
Department and the ApplIcant's WrItten statement, subject to the followmg condItlons
CONDITIONS OF APPROVAL
Unless othcrwlse stated, all TentatIve Map CondItIOns of Approval shall be complIed WIth pnor 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 dependmg on the context shall rcmalll In effect throughout the
life ofthe ProJect) and shall be subject to Plannmg Department review and approval
ThIS approval for both the Site Development ReVIew and Vestmg TentatIve Map shall be subject to City
CouncIl adoptton of the Stage 2 Planned Development Plan and ZOnIng
NO
DE:~fll~d
~~/'*
~DEPART
PLANNING DEP
1 Fees The Developer shall pay all applicable fees m
effect at the tIme of bUll dIng permIt Issuance meludmg,
but not lImIted to, Plannmg fees, BUIldmg fees, Dublm
San Ramon ServIces Dlstnct fees, PublIc Faclbtles fees,
Dublm Umfied School DIstnct School Impact fees,
PublIc Works Traffic Impact fees, City of Dub 1m Fire
ServIces fees, NOIse MItIgatIOn fees, Inc1usiOnary
Housmg In-LIeu fees, Alameda County Flood and
Water ConservatIon Dlstnct (Zone 7) Dramage and
Water ConnectIon fees, and any other fees either III
effect at the tIme and/or as noted In the Developmcnt
Agreement
PL
Zone 7 and Parkland In-LIeu
Fees Due PrIor to Fllmg
Each Fmal Map, Other Fees
ReqUIred With Issuance of
BUlldmg PermIts
Page 4 of 29
}2,c'12-13
-
2
Satellite Dishes Pnor to the Issuance of BUIldmg
Permits, the Developer's Architect shall prepare a plan
for reVIew and approval by the DIrector of Commumty
Development and the ChIef BUlldmg OffiCIal that
proVIdes a consIstent and unobtruSIve locatIon for the
placement of mdlvldual satelhte dIshes IndIvidual
condUit Will be run on the mtenor of the umt to the
satellIte 10catlOn on the extenor of the home to lImit
the amount of exposed cable reqUired to actIvate any
satelhte dISh It IS preferred that where chImneys eXIst,
that the mountmg of the dish be mcorporated mto the
c1umney In mstances where chimneys do not eXIst,
then the plan shall show a common and conSIstent
10cahon for satellIte dIsh placement to ehmmate the
over rohferatIon, haphazard and megular placement
Fmal bUlldmg and site development plans shall be
revIewed and approved by the Commumty
Development Department staff pnor to the Issuance of
a bUIldmg permIt All such plans shall tnsure
a That standard resldentIal secunty reqUIrements
as establIshed by the Dubhn PolIce Department
are proVIded
PL
3
b That ranlps, sIgnmg, and other appropnate
phYSIcal features for the handIcapped, are
proVIded throughout the SIte for all publIcly
used facIlttIes
c That exterIor hghtmg of the bUIldmg and SIte IS
not dIrected onto adJacent propertIes and the
light source IS shlelded from dIrect off sIte
vlewmg
d That all mechamcal eqUIpment, mcludmg air
condItJOnmg condensers, IS architecturally
screened from View, and that electncal
transformers are eIther underground or
archltecturally screened
e That all vents, gutters, downspouts, flashmgs,
etc, are pamted to match the color of adjacent
surface
f That all matenals and colors are to be as
approved by the Dublm Commumty
Development Department Once constructed or
mstalled, all Improvements are to be matntamed
Page 5 of 29
PrIor to Issuance ofbUlldmg
permIt
Pnor to Issuance ofbutldmg
permIt
)Cfo ~ 2-13
In accordance WIth the approved plans Any
changes, winch affect the cxterIor character,
shall be resubmItted to the DublIn Commumty
Development Department for approval
g That all extenor archItectural elements vIsible
from view and not detaIled on the plans be
fimshed m a style and m matenals m harmony
wIth the extenor of the bUlldmg All matcrIals
shall wrap to the mSlde comers and tenmnate at
a perpendlcular wall plane
4
h That all other publIc agencIes that reqUire
review of the project are supplIed With copIes of
the final bUlldmg and SltC plans and that
complIance shall be obtamed WIth at least theIr
mInimum Code requIrements
Flllal landscape plans, IrngatIon system plans, tree
preservatIOn technIques, and guarantees, mcludmg the
vmeyard shall be revIewed and approved by the Dublm
Planmng Department pnor to the Issuance of the
bmldmg permIt All such submIttals shall msure
PL
Pnor to Issuance ofbUlldmg
permIt
a That plant matenal IS utIlIzed whIch WIll be
capable of healthy growth wlthm the gIVen range
of SOlI and clImate
b That proposed landscape screenmg IS of a height
and density so that It provIdes a poslttve vIsual
Impact wlthm three years from the tIme of
plantmg
c That unless unusual circumstances prevaIl, at
least 75% of the proposed trees on the Site are a
mtmmum of 15 gallons m SIze, and at least 50%
of the proposed shrubs on the SIte are TIltmmum
of 5 gallons m SILe
d That a plan for an automatIc ImgatlOll system be
provided which assures that all plants get
adequate water In unusual CIrcumstances, and If
approved by Staff, d manual or qUick coupler
system may be used
e That concrete curbmg IS to be used at the edges
of all planters and pavmg surfaces where
a hcable
Page 6 of 29
/11':}2-I3
~
f That all cut and fill slopes conform to the master
vestmg tentatIvc map and condltIons detailed In
the SIte Development Review packet
g That all cut and fill slopes graded and not
constructed by October 1, of any gIven year, are
hydro seeded wlth perennIal or natIve grasses and
Dowers, and that stock piles ofloose sOli eXistIng
on that date are hydroseeded In a sImIlar manner
h That the area under the dnp lme of all eXisting
oaks, walnuts, etc, which are to be saved are
fenced dunng constructIOn and gradIng
operatIOns and no activIty IS penmtted under
them that wIll cause soil compactIOn or damage
to the tree, If applIcable
That a guarantee from the owners or contractors
shall be required guaranteemg all shrubs and
ground cover, all trees, and the IrngatIon system
for one year
5
J That the landscape and plantmg plans for the
vmeyard shall be detaIled to Include a
mamtenance program and dIrectIOn to the HOA
to assure long term VIabIltty SaId plaI1 shall be
revIewed and approved by the DIrector of
CommunIty Development nor to plantmg
Fmal mspectlOn or occupancy permits WIll not be
granted untIl all constructIon and landscapmg IS
complete m accordance WIth approved plans and the
conditions reqUired by the CIty
Public Art Project The Appheant/Developer has
elected to and shall acqUire and mstaII a publIc art
project 111 accordance WIth Chapter 8 58 of the Dublin
MUnICIpal Code and shall comply With the Public Art
Compliance Report submItted by AppheantlDeveloper,
dated June 19, 2007 and on file WIth the Planfllng
Department The value of the publIc art project IS
reqUired to equal or exceed 05% of the bUIld1l1g
valuatIOn (exclusIve of land) for the project The
BUIldIng Officlal has determmed that the total bUlld1l1g
valuation of the project (exclUSIve of land) IS
$33,235,27000 Therefore, ApplIcant/Developer IS
reqUIred to acqUIre and Install a publIc art project
valued at a mmlmwn amount of $166,17635 The
Page 7 of 29
6
PL
ConstructIon and landscapmg IS
complete
PL
Occupancy of first structure
/1; 12-13
location of the publIc art proJect SIte IS shown on the
Project Plans Pnor to first occupancy
ApplIcant/Developer shall (a) secure completIOn of the
publ1c art proJect, III a manner deemed satIsfactory to
the City Manager, and (b) execute an agreement
between the CIty and ApplIcant/Developer that sets
forth the owncrshlP, mamtenance responsibilIties, and
ll1surance coverage for the publtc art project The publIc
art proJect IS subJect to the approval of the CIty Councd
upon recommendatIon by the Hentage and Cultural Arts
CommlsslOn
7 PublIc Art lEasement and Access Easement
The ApplIcant/Developer shall reserve a SIte and
provide a publIc art easement and an access easement to
the City wlthm the development project for a future
publIc art project m accordance WIth Dublm MUnIclpal
Codc Section 8 58 050
8 Kueluslonary Zonmg Pnor to approval of Site
Development ReView or recordatIOn of the first phased
Fmal Map, whlchcver occurs first, the owner or owners
of all the property subJect to thiS vestmg tentatIve map
shall enter mto an Affordable Housmg Agreement With
the CIty for the entIre VestlOg Tentdtlve Map area,
whIch agreement shall be recorded agamst such area
and agamst any other property where Developer
proposes to construct off-SIte afforddble umts If
approved by the CIty CouncIl pursuant to DublIn
MumcIpal Code section 868040 B Such agreement
shall melude but IS not limIted to provldmg detatl
regardmg the number of affordable umts reqUired,
speCIfy the schedule of constructIon of affordable umts,
set forth the developer's manner of comphdllce With
CIty of Dub 1m IncluslOnary ZOning RegulatIons and
Impose appropnate resale controls and/or rental
restnctlons on the affordable umts If the agrecment
provides for constructIOn of the Units off-Site, as
provided m DMC sectIOn 8 68040 B, It shall reqUire
City CouncIl approval and CouncIl findmgs as requIred
by Said sectIon and shall mclude prOVISIOn for secunty
adequate to assure completIOn of the off-Site affordable
umts concurrently WIth the completIon of the
constructIOn of the market rate umts to be constructed
on the lots created by the vestmg tentative map
PUBlLiC W6RKS~ - )W(_ _iFF?::::
9 General PublIc Works ConditIOns of Approval
Developer shall comply WIth the CIty ofDubhn General
Pubhc Works CondItIOns of Approval for Tract 7617
Page 8 of 29
PL
In conjunction w/findl map
encompassmg area art to be
located or by separate
mstrument pnor to Issuance
ofbUlldmg permit
PL
Pnor to approval of SIte
Development Revlcw or
recordatIOn of the first
phased Fmal Map
PW
Ongomg
fI~ *213
contaIned below unless specIfically modIfied by these
CondItIOns of Approval
10 Development Agreement In accordance wIth the PW Fmal Map
reqUIrements ofthc Eastern DublIn Specific PIan a
Development Agreement between the CIty of Dublin
and the Developer shall be reqUIred and recorded
11 Ownership and Mamtenance of Improvements PW Fmal Map and ongomg
OwnershIp, dedicatIons on final map, and mamtenance
of strcet nght-of-ways, common area parcels, and open
space areas shall be by the CIty of Dubhn, the
Homcowner's ASsocIatIOn, and a GeologIc Hazard
Abatement DIstnct, as shown on the Open Space
Mamtenance ResponsIbilitIes ExhIbIt, Tract 7617,
Fallon Crossmgs, prepared by Ruggen-Jensen-Azar
Associates, dated October 2007
12 Landscape ]Features wlthm Public Right of Way PW Fmal Map
The Developer shall enter mto an "Agrccment for Long
Term Encroachments" With the CIty to allow the HOA
to mallltalll the landscape and decoratIve features wlthm
publIc RIght of Way meludmg frontage & medIan
landscapIng, decoratIve pavements and speclal features
(1 e , walls, portals, benches, etc ) as generally shown on
SIte Development Review exhIbIts The Agreement
shall IdentIfy the ownershIp of the speCIal features and
mamtenance responsIbIlItIes The Homeowner's
ASSOCIatIOn WIll be responsIble for mamtammg the
surface of all decoratIve pavements mcludmg
restoratIon reqUired as the result of utIlity repairs
13 Covenants, Conditions and Restnctlons (CC&Rs) PW Fmal Map
A Homeowners AssocIation shall be formed by
recordatIOn of a declaratIon of Covenants, CondItIOns,
and RestnctIOns to govern usc and mallltenance of the
landscape features wlthlll the pubhc nght of way
contamed III the Agreement for Long Term
Encroachments and the frontage landscapmg along
TassaJara Road and mtenor streets Satd declaratIOn
shall set forth the AssocIatIOn name, bylaws, rules and
regulatIons The CC&Rs shall ensure that there IS
adequate proVISIon for the mamtenance, m good repaIr
and on a regular baSIS, of the landscapmg & lITIgation,
decoratIve pavements, medIan Islands, fences, walls,
dramage, lIghtIng, SIgnS and other related
Improvements The CC&Rs shall also contam all other
Items reqUired by these conditIons The Developer shall
submIt a copy of the CC&R document to the CIty for
reVIew and a proval
14 Public Streets Developer shall construct street PW Fmal Map
Page 9 of 29
Jt111 ~?J3
~. ~
Improvements and offer for dedicatIon to the CIty of
Dubhn the nghts of way for TassaJara Road and mtenor
streets as shown on the TentatIve Map, to the
satIsfactIOn ofthc City Engmeer
15 AcoustIc Study The acoustIcal recommendatIOns PW Fmal Map
referenced m the Charles M Salter,luc AcoustIc
Report dated September 18, 2007 shall be mcorporated
mto thIS project
16 Tassajara Road/ Fallon Road/ Street" A" Fmal Map
Intersection The eXlstmg traffic sIgnal shall be
modified to accommodate a four-legged mterscctlOn
Thc mtersectlOn shall be restnped as shown on the
tcntatlve map, except that the southbound leg of
TassaJara Road shall be wIdened to elImmate the offset
travel1ane wIth thc outbound Street "A" traffic unless
otherwIse approved by the CIty Traffic Engmeer dunng
final desIgn and Improvement plan reVIew
17 Tassajara Road Frontage Improvements TassaJara PW Fmal Map
Road shall be Improved to provIde frontage
Improvements (curb and gutter, sIdewalk, 20' of
pavement, hghtmg, and landscapmg) on the east sIde of
the road along the Fallon Crossmgs frontage EXIstmg
pavement shall be ground and resurfaced south to the
Fallon Road mtcrscctlon to match the ultImate profile
and cross slope The Improvements shall be bonded
wIth the final map and completed pnor for to occupancy
of the first umt Eastern DublIn Traffic Impact Fee
(EDTIF) SectIon I credIts wIll be gIven for these
Improvements as outlIned m the 2004 EDTIF Update or
subsequent updates
18 Tassajara Road Off site Improvements TassaJara PW Fmal Map
Road shall be wIdcned from two lanes to four lanes
from North Dublm Ranch Dnve to the bndge at
ShadowhIll Dnve ThIS may be accomplIshed by
wldenmg the eXIstmg frontage Improvements on the
east SIde of the road from 20' to 34' through the pavmg
of the eXIstmg medIan and restnpmg the pavement to
provIde two northbound lanes, and restnpmg the
eXlstmg travel lanes to proVIde two southbound lanes
ThiS work shall commence pnor lssuance of a bUlldmg
penmt for the 54th reSIdence, and pnor to Issuance of
the buIldmg perrmt for the 106th reSIdence
Improvements shall be deSigned and guarantced undcr
an Improvcmcnt agreement pnor to filIng of the final
map
19 Dublin Boulevard! Dougherty Road Intersection PW Fmal Map
ContnbutlOn The developer shall pay a faIT share
Page 10 of 29
195 :1'2-1 ~
portIOn of the fundmg deficIency betwcen the cost of
the Dublm/ Dougherty IntersectlOn Improvements and
avaIlable fundmg The payment shall be due wIth the
filing of the final map The amount of the deficIency, If
any, shall be the amount of the deficIency as deterrmned
or estImated by the DIrector ofPubhc Works at the tIme
the map IS filed The faIr share portIon has been
detenmned to be 0305% SectIon 2 EDTIF credIts wIll
be provIded for thIS payment
20 Fallon Road/1-580 Interchange Improvement
ContnbutlOn The developer shall pay a fair share
portIOn of costs advanced by the Lm FamIly for
Improvements to the Fallon Road! 1-580 Interchange
The payment wIll be payable at the tIme of filmg each
final map, and shall be prorated based on the percentage
of total resIdentIal umts mcluded m each map The
developer's fair sharc has been determmed to be
04325% ofthe total funds advanced by the Lm FamIly
SectIon 2 EDTIF credIts WIll be provIded for this
payment
21 Santa Rita Roadl 1-580 Interchange 5th Eastbound
Orf Ramp Lane The developer shall be responsIble
for payment of a fair share portIOn of the costs
assocIated with addmg a 51h eastbound off ramp lane at
the Santa RIta Road! 1-580 InterchaIlge, as reqUired III
the Fallon VIllage Traffic Study/ DEIR The payment
WIll be payable at the tIme of filmg each final map, and
shall be prorated based on the percentage of total umts
mcluded m each map The fair share has been
determmed 10 be 0 305% In the event that the EDTIF
has been updated to mclude thIS Improvement at tIme of
filIng a final map, the payment Will not be rcqUlred If
the developer agrees m wntmg pnor to the fihng of the
final map to pay the updated EDTIF
22 CentrallParkway at HaCienda Dnve, Second
Westbound Left Turn Lane The developer shall be
responsIble for payment of a faIr share portIon of the
costs assocIated WIth addmg a 2nd westbound left turn
lane on Central Parkway at HaCIenda Dnve ThlS
Improvement IS Included 111 the current EDTIF, and thIS
obhgatlOn may be satIsfied through the payment of
EDTIF fees, provided the EDTIF has not been amended
to ehmmate thIS Improvement at the tIme of payment
23 Traffic Impact Fees The developer shall be
responsible for payment of the Eastern Dublm Traffic
Impact Fee (SectIOns 1 and 2), the Eastern DublIn 1-580
Interchange Fee, and the Tn-Valley Trans ortatlOn
Page 11 of 29
PW
Fmal Map
PW
F mal Map
PW
Issuance of BUlldmg PermIts
Iq~ :! 2-13
'lr@(1)N,J!ilifwI0N TEXT
~~-
_tIR.
'"
t4b4
%" ~~
Development Fee Fees will be payable at Issuance of
bUlldmg permIts
24 Eastern Dublin Traffic Impact ]Fee MlDlmum
Payment The developer shall be responsIble for
payment ofa mInimum portIOn ofthe Eastern DublIn
Traffic Impact Fee 10 cash The cash payment shall be
11 % for SectIOn 1 and 25% for SectIon 2, or as may
have been modIfied by City Councll actIOn at the tIme
ofbmld1Og penmt Issuance These mInimum cash
payment shall be III addItIon to any other payment noted
In these condItIOns and may not be offset by fee credits
25 Moller Creek Realignment Easement An easemcnt
shall be provIded over Parcel "H" as needed to
accommodate the realIgnment ofthe creek as shown on
the tentatIve map, elthcr on the final map or by separate
Instrument
26 GeologiC Hazard Abatement Dlstnct Pnor to filmg
the final map, the formatIon of a GeologIc H anrd
Abatement Dlstnct (GHAD) covenng the entIre project
shall be completed The board of directors for the
GHAD shall be the CIty CouncIl of the CIty of Dub 1m
The GRAD shall be responsible for the ongomg
mamtenance of the open space areas (Includmg benches
and brow dItches, maIntenance roads or traIls, and
fencmg) and the water qualIty control ponds, and shall
mclude a rescrve for unforeseen repair of future slope
mstabIlIty Developcr shall be responslble for
subImttmg all documents nccessary to form the GRAD,
mcludmg a plan of control, which shall mclude an
annual operatmg budget for butld out of the project, and
the petItIon Imttal assessments against property owners
shall not be lowcr than ultimate assessments at bUlld
out The CC&Rs for the project shall contalll financIal
mechanIsms, such as deed assessments, enforceable by
the City that to ensure that the property owners are
oblIgated to pay the costs of maIntenance m the event
that the GRAD IS dissolved or does not have suffiCIent
resources to perform Its oblIgatIons The CC&Rs shall
also mclude provIsIOns that reqUIre the property
owners' aSSOCIatIon to pay the GHAD or City's
attorneys' fees m the event that eIther enforces the
Homeowner's ASSOCIation's obligation to fund
mamtenance of the open space areas and the water
quality control pond The CC&Rs shall be reviewed
and approved by the CIty Engmeer and CIty Attorney to
ensure compliance WIth thIS condItIOn of approval
Ownersh I p 0 f G HAD- mal nta med parcels s h a II be by the
Page 12 of 29
PW
Issuance of BUlldmg Permits
Fmal Map
PW
Fmal Map
"RESPON N
tAGE
_lta"'~ ~"DEPA:
GHAD In fee as shown m the Vestmg Tentatlve Map
27 RemedIal Gradmg Plan The gradmg plan shall PW
mclude a remedial gradmg plan prepared by the project
geotechmcal consultant, outlmmg area of slIde repair,
benches, keyways, over excavatiOn at cut-fill
transItIons, sub drams, and other recommendatIOns of
the consultant The remedIal gradmg plan wJ!1 be
subject to review and approval by the CIty'S own
geotechmcal consultant
28 Lot Lme Adjustment Pnor to filing of the first final PW
map, the developer shall complete a lot lInc adJustment
wIth the Stlvera Ranch property along the southerly
edge of the proJect, III general conformance wIth the lot
Ime adjustment shown on the vestmg tentative map The
10t Ime adJustment shall Include Lot A4 of Tract 7441
and Lot A5 of Tract 7540 The lot lme adjustment shall
also mclude Lot I of Tract 7441 and Parcel M of Tract
7540, whIch are reserved for street nght-of-way on
these maps
29 OffsIte GHAD Easement An cascment shall be PW
obtamed m favor of the GRAD along the westerly edge
ofParccl K of Tract 7540 for ongomg mamtenance of
the bench and dram age dItch behmd Lots 79-90
30 ConservatIOn Easement An open space conservatIOn PW
easement or sImilar mstrument shall be offered for
dedIcatIon to the CIty, or another publIc or nonprofit
entIty approved by the CIty over Parcels A and R In
conjunctIon wlth the final map or pnor to gradmg these
parcels, whIchever occurs first The easement shall
allow for the constructIOn and operatIOn oftrmls,
mamtenance roads, and dramage facilItIes that may be
constructed withIn the benches along the edges of the
parcels, as well as other actIvities reqUIred under the
plan of control for the GHAD, and actlvltles whIch may
be reqUired for wIldfire management m accordance wIth
reqUlrements of the Alameda County FIre Department
31 !Resource 4gency Permits Pnor to the filing of the PW
final map, and pnor to the start of any gradmg of the
SIte as necessary, permits shall be obtamed from the US
Army Corps of Engmeers, the San FrancIsco Bay
Regional Water QualIty Control Board, the State of
CahfoffiIa Department of FIsh and Game, and the US
FISh and Wlldhfe ServIce for the gradmg or alteratIon
of wetland areas wlthm the site as needed
32 The Developer shall comply with the SubdivIsion PW
Map Act, the CIty of DublIn SubdIVIsIon, and Gradmg
Page 13 of 29
/tt1 r;f2-J3
Fmal Map
Fmal Map
FInal Map
Fmal Map
Fmal Map
Ongomg
~ ;12J3
TEXT
~
Ordmances, the City of Dub 1m PublIc Works Standards
and PolIcIes, and all bUlldmg and fire codes and
ordInances m effect at the tIme ofbUlldmg permIt All
pubhc Improvements constructed by Developer and to
be dedIcated to the City are hereby IdentIfied as "pubhc
works" under Labor Code sectIOn 1771 Accordmgly,
Developer, III constructmg sueh Improvements, shall
comply with the Prevmlmg Wage Law (Labor Code
Sects 1720 and followmg)
33 The Developer shall defend, mdemmfy, and hold PW Ongomg
hannless the CIty of Dublm and Its agents, officers, and
employees [Tom any claIm, actIOn, or proceedmg
agamst the CIty of Dub 1m 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, Plannmg CommissIOn, CIty CouncIl,
Commumty Dcvclopment Director, ZOllIng
Admmlstrator, or any other department, comlmttee, or
agency of the CIty related to thts prOj ect (Tract 7617) to
the extent such actIOns are brought wIthIn the tIme
penod reqUired by Government Code Sectlon 66499 37
or other applIcable law, provided, however, that The
Developer's duty to so defend, mdenliufy, and hold
hannless shall be subject to the CIty'S promptly
notIfymg The Developer of any SaId claIm, actIOn, or
proceedmg and the CIty's full cooperatIOn m the defense
of such actIOns or proceedmgs
34 In the event that there needs to be clarificatIOn to PW Ongomg
these Conditions of Approval, the DIrector of
Community Development and the CIty Engmeer have
the authonty to clanfy the mtent of these CondItIOns of
Approval to the Developer without gomg to a public
heanng The DIrector of CommunIty Development and
the City Engmeer also have the authonty to make mInor
modifications to these condItIons without gomg to a
publIc heanng m order for the Developer to fulfill
needed Improvements or mItIgatIons resultmg from
Impacts of thIS project
SlA!l@;'REEM'ENdfS%'AND ir"6'NDS "~1
35 The Developer shall enter Into a Tract Improvement PW FInal Map
Agreement wIth the CIty for all publIc Improvements
mcludmg any reqUIred off sIte storm dramage or
roadway Improvements that are needed to serve the
Tract that have not becn bonded wIth another Tract
Improvement Agreement
36 The Developer shall provIde performance (100%), and PW Fmal Map
labor & matenal (100%) secuntles to guarantee the tract
Page 14 of 29
m r;f- ;!! 3
Improvements, approved by the CIty Engmeer, prIor to
cxecutIon of the Tract Improvement Agreemcnt and
approval of the FlllaI Map (Note Upon acceptance of
the Improvements, the performance secunty may be
replaced WIth a mamtcnance bond that IS 25% of the
value of the performance secunty)
FEE.SPfl'-; ~~ ~ ~-
37 The Developer shall dedicate parkland or pay ll1-heu
fees ll1 the amounts and at the tImes set forth m CIty of
Dublm ResolutIOn No 60-99, or ll1 any resoluhon
reVISll1g these amounts and as Implemented by the
AdmmlstratIVe GUldelll1es adopted by ResolutIOn 195-
99
PERIVUTS L:'l .... "'_ ~ ~*'
38 Developer shall obtam an Encroachment Permit
from the PublIc Works Department for all constructIOn
actIvIty wIthm the public nght-of-way of any street
where the City has accepted the Improvements The
eneroachmcnt permIt may rcqUlre surety for slurry seal
and restnpmg At the dIscretIOn of the CIty Engmeer an
encroachment for work specIfically mcludcd m an
Improvement Agreement may not be reqUIred
39 Developer shall obtam a Gradmg / Sltework Permit
from the PublIc Works Department for all gradmg and
pnvate SIte Improvements that serves more that one lot
or resldenttal condommIUm umt
40 Developer shall obtam all permits reqUIred by other
agencIes mcludmg, but not lImIted to Alameda County
Flood Control and Water Conservatton DIStrICt Zone 7,
CalIfornIa Department ofFish and Game, Army Corps
of Eng1Oeers, RegIOnal Water QualIty Control Board,
CalTrdlls dlld proVIde copIes of the permits to the PublIc
Works Department
ISfll!JJBftjf,Y~is ~ _
41 All submittals of plans and Fmal Maps shall comply
WIth the reqUIrements of the "CIty of Dub 1m PublIc
Works Department Improvement PIan SubmIttal
ReqUIrements " and the "CIty of Dub 1m Improvement
Plan ReVIew Check LISt"
42 The Developer Will be responsible for submittals and
reVIews to obtam the approvals of all partlclpat10g non-
CIty agencIes The Alameda County Fire Department
and the Dubhn San Ramon ServIces Dlstnct shall
approve and sign the improvement Plans
43 Developer shall submit a Geotechmcal Report, whIch
10cludes street pavement sectIOns and gradmg
Page 15 of 29
PW
PW
PW
PW
PW
PW
PW
Fmal Map
PrIor to Start of Work
Pnor to Start of Work
PrIor to Start of Work
Pnor to Approval of
Improvement Plans or Fmal
Map
Pnor to Approval of
Improvement Plans or Fmal
Map
Pnor to Approval of
Improvemcnt Plans, Gradll1g
.200 ~213
'0 ft'l'
"
recommendatIOns Plans, or Fmal Map
44 Developer shall provide the PublIc Works PW Pnor to Acceptance of
Department a dlgltal vectonzed file of the "master" Improvements and Release
files for the project when the Fmal Map has been of Bonds
approved DIgItal raster copIes are not acceptable The
dIgItal vectonzed files shall be m AutoCAD 14 or
hIgher drawmg format Drawmg umts shall be decImal
wIth the precIsIon of the Fmal Map All objects and
entItIes m layers shall be colored by layer and named m
EnglIsh All subnlltted drawmgs shall use the Global
Coordmate System of USA, Cahfomm, NAD 83
CalIfomla State Plane, Zone 1lI, and U S foot
FINAL MAP
45 The f'mal Map shall be substantIally m accordance PW Fmal Map
wIth thc TentatIve Map approved WIth thIS applIcatIOn,
unless otherwise modified by these condItIons Multlple
final maps may be filed III phases, provIded that each
phase IS conSIstent WIth the tentatIve map, that phasmg
progresses m an orderly and logIcal manner and
adequate mfrastructure IS mstalled WIth each phase to
serve that phase as a stand-alone project that IS not
dependent upon future phasmg for mfrastructure
46 All nghts-of-way and easement dedicatIOns reqUired PW Fmal Map
by the TentatIve Map mcludmg the PublIc Service
Easement shall be shown on the Fmal Map
47 Street names shall be aSSIgned to each publIc/pnvate PW Fmal Map
street pursuant to MUllIcIpal Code Chapter 7 08 The
approved street names shall be mdIcated on the Fmal
Map
48 The FInal Map shall mclude the street monuments to be PW Monuments to be Shown on
set m all pubhc streets Fmal Map and Installed Pnor
to Acceptance of
Improvements
EASEMENTS :~'V ..". (:'W<< 0 ~
""
49 The Developer shall obtam abandonment from all PW Pnor to Approval of
apphcable publtc agenCIes of eXIstmg easements and Improvement Plans or
nght of ways wlthm the development that will no 10nger Appropnate Fmal Map
be used
50 The Developer shall acqUIre easements, and/or obtam PW Pnor to Approval of
nghts-of-entry from the adJacent property owners for Improvement Plans or
any Improvements on thelT property The easements Appropnate Fmal Map
and/or nghts-of-entry shall be m wrItmg and copIes
furnIshed to the CIty Engmeer
GRADING w
51 The Gradmg PIan shall be m conformance WIth the PW Pnor to Approval of Gradmg
recommendatIOns of the Geotechrncal Report, the Plans or Issuance of Gradmg
Page 16 of 29
do, ~ J-J3
~~
approved TentatIve Map and/or SIte Development
RevLew, and the CIty desIgn standards & ordl11ances In
case of conflIct between the soIl engmeer's
recommendations and CIty ordmances, the CIty
Engl11eer shall determme which shall apply
52 A detaIled ErOSIon Control Plan shall be mcluded wIth
the Gradmg Plan approval The pIan shall mclude
detaIled deSign, locatIOn, and maIntenance cntena of all
erosIOn and sedImentatIOn control measures
53 TIebacks or structural fabnc for retammg walls shall not
cross property hnes, or shall be located a mmlmum of
2' below the fimshed grade of the upper lot
54 Bank slopes along public streets shall be no steeper than
3 1 unless shown otherwIse on the Tentattve Map
Gradmg PIan exhibIts The toe of any slope along
public streets shall be one foot back of walkway The
top of any slopc along pubhc streets shall be three feet
back of walkway Mmor exceptIon may be made m the
above slope desIgn cntena to meet unforeseen desIgn
constral11ts subject to the approval of the City Engmeer
~M'DR(2)VEME~~~1is~& 7, j %J'J~,~,""
55 The publIc Improvements shall be constmcted 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 ofthe specIfic deSIgn of the dram age,
sallltary sewer, water, and street nnprovements
56 All pubhe Improvements shall conform to the CIty of
Dublm Standard Plans and deSign reqUirements and as
approved by the CIty Engmeer
57 PublIC streets shall be at a minImum 1 % slope With
mlmmum gutter flow 0[0 7% around bumpouts Pnvate
streets and alleys shall be at mmlmum 0 5% slope
58 Curb Returns on all mternal pubhc streets shaH be a 30-
foot radIUS (36-foot WIth bump outs) and pnvate
strects/alleys shall be a mmlmum 20-foot radIUS
59 Any decorative pavers mstalled wlthm CIty nght-of-
way shall be done to the satIsfactIOn of the City
Engmeer Where decoratIve pavmg IS mstalled at
SignalIzed mtersectlOns, pre-formed traffic sIgnal loops
shall put under the decoratIve pavement All turn lane
stnpes, stop bars and crosswalks shall be dehneated
WIth concrete bands or color pavers to the satlsfachon
Page 17 of 29
PW
PW
PW
PW
PW
PW
PW
PW
, WHENkRE
Pennlts, and Ongomg
Pnor to Approval of Gradl11g
Plans or Issuance ofGradmg
PermIts, and Ongomg
Pnor to Approval of Gradmg
Plans or Issuance of Gradmg
Pernllts, and Ongomg
Pnor to Approval of Gradmg
Plans or Issuance of Gradmg
PermIts, and Ongomg
Prior to Approval of
Improvement Plans or Start
of ConstructIOn, and
Ongomg
Pnor to Approval of
Improvement Plans or Start
of Construction, and
Ongomg
Pnor to Approval of
Improvement Plans or Start
of ConstructIon, and
Ongomg
Pnor to Approval of
Improvement Plans or Start
of Construction, and
Ongomg
Pnor to Approval of
Improvement Plans or Start
of ConstmctIOn, and
Ongomg
NO
~.G~OljlIjITlO
'* r. ~? t-
" wV
ddii!fk G h t ~~
of the CIty Englllecr Mamtenance costs of the
decoratIve pavmg shall be the responsibility of the
Homeowners AssociatIOn
60 The Developer shall mstall all traffic SIgnS and
pavement markmg as reqUlred by the CIty Engllleer
61 Street light standards and lumlllanes shall be designed
and lllstalled per approval ofthe CIty Engmeer The
maxImum voltage drop for streethghts IS 5%
62 All new traffic signals shall be mterconnected WIth
other new signals wlthm the development and to the
eXistIng CIty trJ.ffic slgnal system by hard WIre
63 Thc Developer shall construct bus stops and shelters, m
accordance WIth the standard plans on file at the CIty, at
the locatIons desIgnated and approved by the LA VT A
and the CIty Engmeer The Developer shall pay the cost
of procunng and mstallIng these Improvements
64 Developer shall construct all potable and recycled water
and samtary sewer facIlItIes required to serve the
project In accordance With DSRSD master plans,
standards, specificatIons and reqmrements
65 FIre hydrant locatIons shall be approved by the
AIJ.meda County FIre Department A raIsed reflector
bluc traffic marker shall be lllstalled m the street
OpposIte each hydrant
66 The Developer shall furnish and mstJ.ll street name
signs for the project to the satIsfactIon of the City
Engmeer
67 Developer shall construct gas, electnc, cable TV and
commumcatIon Improvements wlthm the frontmg
streets and as necessary to serve the project and the
future adjacent parcels as approved by the CIty
Engmeer and the varIOus PublIc UtIlity agencies
68 All electncal, gas, telephone, and Cable TV utIlitIes,
shall be underground m accordance WIth the CIty
polICIes and ordmances All utIhtIes shall be located
and provided wlthm publIc utIlity easements and sIzed
to meet utIlity company standards
69 All utIlIty vaults, boxes and structures, unless
specIfically approved otherwise by the City Engmeer,
shall be underground and placed m landscape areas and
screened from publIc VIew Pnor to JOInt Trench Plan
approval, landscape drawmgs shall be submitted to the
City showmg the locatIOn of all utIlIty vaults, boxes and
structures and adjacent landscape feJ.tures and
plantlllgs The Jomt Trench Plans shall be sIgned by the
Page 18 of 29
PW
PW
PW
PW
PW
PW
PW
PW
PW
PW
dOd ~2-13
Pnor to Occupancy ofUmts
or Acccptance of
Improvements
Pnor to Occupancy ofUmts
or Acceptance of
Improvemen ts
Pnor to Occupancy of UllItS
or Acceptance of
Improvements
Pnor to Occupancy ofUmts
or Acceptance of
Improvements
Pnor to Occupancy ofUmts
or Acceptance of
Improvements
Pnor to Occupancy ofUmts
or Acceptance of
Improvem ents
Pnor to OccupJ.ncy ofUllIts
or Acceptance of
Improvements
Pnor to Occupancy of Umts
or Acceptance of
Improvements
Pnor to Occupancy ofUmts
or Acceptance of
1m provem ents
Pnor to Occupancy ofUmts
or Acceptance of
Improvements
o?QJ ~ 2-13
CONDITION TEXT- ~ RESPON
kAGENCYI ...
=*DEPART
CIty Engmeer pnor to construction of the J omt trench
Improvements
CONsTRuei' t
70 The ErosIon Control Plan shall be Implemented PW Ongomg as Needed
bctween October 15th and Apnl15th unless otherwIse
allowed m wntmg by the CIty Engmeer The Developer
will be responsible for Illamtammg erosIOn and
sedIment control measures for one year followmg the
CI ty' s acccptance oft he subdl VI sian 1m provemen ts
71 If archaeologIcal matenals are encountered dunng PW Ongomg as Needed
constructIon, construction wlthm 100 feet of these
matenals shall be halted untIl a professIOnal
ArchaeologIst who IS certIfied by the SocIety of
CaltfornIa Archaeology (SCA) or the Society of
Professlondl Archaeology (SOP A) has had dn
opportunity to evaluate the slgmficance of the find and
suggest appropnate mItIgatIOn measures
72 ConstructIon actIVItIes, mcludmg the maIntenance and PW Ongomg as Nccded
warmmg of eqUIpment, shall be lImIted to Monday
through Fnday, and non-CIty hohdays, between the
hours of 7 30 a III and 5 30 P m except as otherwIse
approved by the City Engmeer Extended hours or
Saturday work Will be consIdered by the CIty Engmecr
on a case-by-case basIs
73 Developer shall prepare a constructIOn nOIse PW Pnor to Start of
management plan that IdentIfies meaSUles to be taken to ConstructIOn,
mmIIllILe construction nOise on surrounding developed ImplementatIon Ongomg as
properties The plan shall Include hours of constructIon Needed
operatIOn, use of mufflers on construction eqUipment,
speed lnmt for construction traffic, haul routes and
IdentIfy a nOIse momtor SpecIfic nOlse management
measures shall be mcluded m the project plans and
specI ficatlOns
74 Developer shall prepare a plan for constructIOn traffic PW Pnor to Start of
Intcrface with public traffic on any eXIstmg pubhc ConstructIon,
street ConstructIon traffic and parkmg may be subject ImplementatlOn Ongomg as
to speCific reqUlremcnts by the CIty Engmeer Needed
75 The Developer shall be responsIble for controlhng any PW Ongomg
rodent, mosqUIto, or other pest problem due to
constructI on actI VI tJ es
76 The Developer shall be responsIble for watenng or PW Pnor to Start of
other dust-pallIatIve measures to control dust as ConstructIon,
condItIons warrant or as directed by the City Engmeer ImplementatIOn Ongomg as
Needed
77 The Developer shall prOVIde the Pubhc Works PW Pnor to Issuance of BUlldmg
Department WIth a letter from a regIstered CIvil engmcer PermIts or Acceptance of
Page 19 of 29
wBlJ}Md~II~~~JE1IIr~R#J~I]ffi1~Wll~ I I A l _~ =_a_' ~'~ _ir:A ~~
81 BUlldmg Codes and Ordmances All project BLDG
constructIOn shall conform to all bUlldmg codes and
ordmances m effect at the tIme ofbUIldmg permIt
82 RetalDmg Walls All retammg walls over 30 Inches m BLDG
heIght and m a walkway area shaH be provided wIth
guardraIls All retammg walls located on pnvate
property, (mdlvldual lots) over 24 mehes, wIth a
NO
or surveyor statmg that the bUIldmg pads have been
graded to wlthm 0 1 feet of the grades shown on the
approved Gradmg Plans, and that the top & toe of banks
and retammg walls are at the locatIons shown on the
approved Gradmg Plans
~ ,~--*^~0
78 Pnor to any cleanng or gradmg, the Developer shall
provIde the CIty eVIdence that a NotIce oflntent (NOl)
has been sent to the CdhfomIa 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
79 The Storm Water PollutIon PreventIon Plan (SWPPP)
shall IdentIfy the Best Management PractIces (BMPs)
appropnate to the project constructIon actIvItIes The
SWPPP shallmclude the erOSIOn control measures In
accordance WIth the regulatIOns outltned III the most
current versIOn of the ABAG EroSIOn and SedIment
Control Handbook or State ConstructIOn Best
Management PractIces Handbook The Developer IS
responslble for ensurmg that all contractors Implement
all storm water pollutIon preventIon measures III the
SWPPP
80 The Homeowner's AssocIatIOn shall enter mto an
agreement WIth the CIty of DublIn that guarantees the
perpetual maIntenance oblIgatIon for all stonn water
treatment measures mstalled as part ofthe project Said
agreement IS reqUIred pursuant to PrOVISIOn C 3 e II of
RWQCB Order R2-2003-0021 for the Issuance of the
AlaIneda CountYWIde NPDES mumclpal storm water
pem11t SaId pcml1t rcqUlres the C1ty to provldc
venficatIon and assurance that all treatment deVIces win
be properly operated and mamtamed ThIS condItIon
shall not apply If the water qualIty treatment measures
are mamtamed by a GHAD or other pubhc entity
Page 20 of 29
RFSPON
AGENCYI
DEPART
PW
PW
PW
Improvements
Pnor to Start of Any
Construction ActIVIties
SWPPP to be Prepared Pnor
to Approval ofImprovement
Plans ImplementatIon Pnor
to Start of ConstructIOn aIId
Ongomg as Needed
Pnor to FIrst Fmal Map,
ModIfy as needed WIth
Successive Maps
- 1" 1 ' r~~
Through CompletIon)
.~
Through completIOn
83
DITION TEXT'fl ''''7~,"JI U JUIIU IR'ESPON
AGENCY;
~mPART
surcharge, or 36 mches wIthout a surcharge, shall obtam
permits and mspectlOns from the Bmldmg D1VISlOll
Phased Occupancy Plan If occupancy IS requested to SLOG
occur m phases, then all physIcal Improvemcnts wlthm
each phase shall be reqUIred to be completed pnor to
occupancy of any bUIldmgs wlthm that phase except for
Items specIfically exeluded m an approved Phased
Occupancy Plan, or mmor handwork Items, approved
by the Department of Commumty Development The
Phased Occupancy Plan shall be submItted to the
DIrectors of CommunIty Development and PublIc
Works for reVIew and approval a mInImUm of 45 days
pnor to the request for occupancy of any bUIldmg
covered by saId Phased Occupancy Plan Any phasmg
shall provIde for adequate vehIcular access to all parcels
In each phase, and shall substantIally conform to the
mtent and purpose of the subdlVlSlOn approval No
mdIvldual bUlldmg shall be occupIed until the adjOInIng
area IS fimshed, safe, accesslble, and provided With .111
reasonable expected servlces and amcmtles, and
separated from remammg addItIonal constructIOn
aCtIVIty Subject to approval of the DIrector of
Commumty Development, the completIon of
landscapmg may be deferred due to melement weather
WIth the postmg of a bond for the value of the deferred
landscapmg and associated Improvements
BUlldmg Permits To apply for bUIldmg permIts, BLDG
Applicant/Developer shall submIt eIght (8) sets of
constructIon plans to the BUIldmg DIVISIOn for plan
check Each set of plans shall have attached an
annotated copy of these ConditIOns of Approval The
notatlOns shall clearly mdlcate how all CondItIons of
Approval Will or have been complted With
ConstructIon plans WIll not be accepted WIthout the
annotated resolutions attached to each set of plans
ApphcanUDeveloper Will be responsible for obtammg
thc approvals of all partIcIpatIon non-City agencies
nor to the Issuance ofbmldmg permIts
ConstructIOn J1)rawmgs ConstructIOn plans shall be BLDG
fully dImensIOned (mcludmg bUIldmg elevatIons)
accurately drawn (deplctmg all eXlstmg and proposed
condItIons on SIte), and prepared and SIgned by a
CalIfornIa lIcensed ArchItect or Engmeer All structural
calculatIons shall be prepared and Signed by a
CalIfornIa lIcensed ArchItect or Engmecr The SIte
plan, landscape plan and detaIls shall be consistent With
each other
84
85
Page 21 of 29
cX()5~ ,213
PrIor to occupancy of any
affected bUIldmg
Pnor to Issuance ofbUIldmg
permI t
Pnor to Issuance ofbmldmg
permIt
c2JJ(P c;f:t-l 3
86 Air CondltlOnmg Umts AIr condltIonmg umts and
ventIlatIOn ducts shall be screened from public VIew
wIth matenals compatIble to the maIn butldmg and shall
not be roof mounted UnIts shall be permanently
Installed on concrete pads or other non-movable
matenals approved by the BUIldmg OfficIal and
Director of Commumty Development AIr condItIOnIng
umts shall be located such that each dwellmg UnIt has
one sIde yard wIth an unobstructed width of not less
then 36 mches AIr condItIOnIng UOlts shall be 10cated
m accordance wIth the PD text
87 Temporary JFencmg Temporary ConstructIon fencmg BLDG
shaH be mstalled along penmeter of aU work under
constructIOn
88 Addressmg BLDG
a) Provide a site pIan with the City of Dublm's
address gnd overlmd on the plans (1 to 30
scale) Highlight all extenor door openIngs on
plans (front, rear, garage, etc) (Prior to release
of addresses)
b) ProvIde plan for dIsplay of addresses The
BUIldmg OffiCial and Dlrector of CommunIty
Development shall approve plan pnor to
Issuance of the first bUIldmg penmt (Prior to
permutmg)
c) Addresses WIll be reqmred on the front of the
dwellmgs Addresses are also reqUIred near the
garage door openIng If the openmg IS not on the
same SIde of the dwellmg as the front door
(Prior to permIttmg)
d) Address slgnage shall be provIded as per the
Dublm Resldenttal Security Code (Occupancy
of any UnIt)
e) ProVIde a SIte plan WIth the approved addresses
m 1 to 400 scale pnor to approval or release of
the project addresses (Prior to permlltmg)
.t) Extenor address numbers shall be backhght and
be posted 111 such a way that they can be seen
from the street
89 Engmeer ObservatIOn The Engmeer of record shall BLDG
be retamed to provlde observatIon servIces for all
components of the lateral and vertIcal deSign of the
bUIldmg, mcludmg na11mg, hold downs, straps, shear,
roof dIaphragm and structural frame of bUIldmg A
wntten report shall be submitted to the Oty Inspector
pnor to schedulIng the final frame InspectIon
90 JFoundatlon Geotechmcal Engmeer for the SOlis report BLDG
Page 22 of 29
Pnor to occupancy of UnIt
Through completIon
Pnor to Issuance of permIt
and through completIOn
Pnor to schedulIng the final
frame mspectIOn
Through comp1ctlOll
#<.)\t
rXQ'1 ~ ;210
*J
..
shall reVIew and approve the foundatIOn desIgn A
letter shall be submItted to the SUIldmg DIvIsIon on the
approval
91 Green BUlldmg GUidelines To the extent practical SLDG
the applIcant shall mcorpordte Green Bmldmg
Measures Green BUlldmg plan shall be submitted to
the BUlldmg Officlal for reVIew
92 ElectroDlc ]File The applicant/developer shall sublmt SLDG
all bUlldmg drawmgs and specIfications for thIs proJect
m an electromc format to the satlsfactton of the
BUIldmg Official pnor to the Issuance of bUIldmg
permIts AddItIonally, all reVISIons made to the
bUlldmg plans dunng the proJect shall be mcorporated
mto an "As BUIlt" electronIc file and submlttcd pnor to
the Issuance of the final occupancy
93 DDlversal Design The dwellmgs shall conform to the BLDG
unIversal desIgn standards m the Dublm Mumclpal
Code Chapter 7 90 [he apphcant shall provide the
followmg mformatIOn or reports
a) ProVIde opttons wIth master plans detalhng
desIgn methods for proper complIance with
Umversal DesIgn The mformdtton shall be
mc1uded m the master plans uscd for permIttmg
(Pnor to Issuance of 1 st permIt)
b) ProVIde check hst(s) for each model type,
mdlcatmg mandatory optlOns and voluntary
optIOns and cut off dates for selectIon for review
and approval of the City (Pnor to Issuance of
I st permit)
ProvIde fonn(s) dctallmg the selected Items to the CIty
94 Construction trailer Due to SIze and nature of the SLOG
developmcnt, the AppltcanUDeveloper shall proVide a
constructton traIler wIth all hook ups for use by City
InspectIOn personnel dUTlng the time of constructIOn as
determmed necessary by the SUI ldmg OffiCIal In the
event that the City has theIr own constructIOn trailer, the
ApplIcant/Developer shall proVIde a SIte, If necessary,
wIth appropnate hook ups m close prOXImIty to the
project SIte to accommodate the tratler(s) The
applIcant/developer shall cause the tfatler(s) to be
moved from Its current locatIOn at the tIme necessary as
determmed by the BUIldmg OffiCIal at the
ap hcant/developer's expense
95 Permit ExpiratIOn ConstructIon or use shall PL
commence wIthIn one (1) year of PermIt approval, or
the Permit shall lapse and bccome null and VOId
Commencement of constructIon or use means the actual
Page 23 of 29
Through CompletIon
PTlor to Issuance of butldmg
permIt
Pnor to the final mspectIOn
of each dwclhng
rhrough completIon
Ongomg
construction or use pursuant to the penmt approval, Of,
demonstratmg substant131 progress toward commencmg
such constructIOn or use If there IS a dispute as to
whether the PermIt has expued, the CIty may hold a
notIced publlc hearIng to determine the matter Such a
determmatton may be processed concurrently WIth
revocatIOn proceedings m appropnate circumstances If
a PermIt expires, a new appltcatIon must be made and
processed accordmg to the reqmrements of thiS
Ordmance
96 Time ExtensIOn The ongmal approvmg declslon-
maker may, upon thc ApplIcant's wfltten request for an PL
extenSIOn of approval pnor to eXpIratIOn, and upon the
determmatIOn that any CondItIons of Approval remam
adequate to assure that applIcable findmgs of approval
WIll contmue to be met, grant a time extensIOn of
approval for a penod not to exceed 6 months Ail tIme
extenSIOn requests shall be noticed and a publIc heaflng
or publIc meetmg shall be held as reqUired by the
particular PermIt
97 Revocation of permit The permIt shall be revocable PL
for cause III accordance WIth Chapter 8 96 of the Dublm
Zonmg Ordmance Any VIOlatIon of the terms or
condItIOns of thIS permIt shall be subject to CitatIOn
98 Clean up The Apphcant/Developer shall be PL
responsIble for clean up and dIsposal of project related
trash and for mamtammg a clean, litter-free SItC
99 Controlling ActivIties The ApplIcant /Developer shall PO, PL
control all actIVItIes on the project site so as not to
create a nUIsance to the surroundmg reSidences
100 NOise/NUIsances No loudspeakers or amplrfied musIc PO, PL
shall be pcrmItted to proJect or be placed outSIde of the
rcsldentIal bUlldmgs dunng constructIOn
101 Accessory Structures The use of any accessory PL, B, F
structures, such as storage sheds or trmler/contamer
umts used for storage or for any other purpose durmg
constructIOn, shall not be allowed on the SIte at any time
unless a Temporary Use Permit IS applted for and
approved
102 Removal of ObstructIOns Apphcant/Developer shall PW
remove all trees mcludmg major root systems and other
obstructIons from bUlldmg sites that are necessary for
publIc Improvements or for publIc safety as dIrected by
the SOlIs engmeer and Duector ofPubhc Works
103 Utility SIting Plan The ApplIcantlDevcloper shall PW, PL
Page 24 of 29
RO~ ~ J-/3
~&AM
Ongomg
Ongomg
Ongomg
Ongomg
Ongomg
Ongomg
Pnor to Issuance of
Occupancy Permits
Pnor to Issuance of Gradmg
ao&foj ~/3
ION TEXT
provide a final UtIlity SIting Plan showmg that
transformers and servIce boxes are placed outsIde of
publtc view where possIble and/or screened to the
satIsfactton of the Commumty Devclopment DIrector
and Public Works DIrector ApphcantlDeveloper shall
place all uttlIty mfrastructures underground mcludmg
electnc, telecommul1lcatlons, cable TV, and gas III
accordance wIth standards enforced by the appropnate
utIlIty agency UtllIty plans showmg the locatIon of all
proposed utIlItIes shall be revIewed and approved by the
City Engmeer/PublIe Works DIrector pnar to
InstallatIon
~sJEcuRrrY AND POLI@~
ApplIcant must comply with Dublm MUl1lclpal Code
104 SectlOn 7 32 220, ResidentIal Secunty Ordmance,
which covers lIghtmg, landscapmg, locks, gates and
doors
105 Developers must ensure that police radIOS functIon m the
area pnor to startmg the project An appomtment may be
made with Dublm Police ServIces Cnme PreventIon
Umt, (925) 833-6677
106 Apphcant must mdlcate the locatIon ofav3Ilable lIght
sources for parks and footpaths
107 Applicant must mdlcate how they wJ11 address the
resIdences Where WIll address numbers be posItIOned
on each resldentlal desIgn? Dublin Poltce ServIces has
the followmg condItIons of approval regardmg
addressmg
PermIts
~p ~
PO, B, Dunng constructIOn
PW
PO,PL
Ongomg
Ongomg
Ongomg
a) Address numbers shall be dlsplayed on all
blllldmgs, on the fayade closest to the street
Addressmg may be placed on another fayade
facmg the street (e g, the garage) If It IS not
setback mare than 25 feet away from the street
It does not appear that addressmg on the gardge
WIll be aceeptable on Plan 3 (refer to page
A31)
b) Residences that share a common dnveway shall
mcorporate [monument] SIb'1lS WIth the address
range, vIsIble from Mam Street [Monument]
SignS shall be made vIsIble dunng hours of
darkness by a lIght source
c) Address numbers shall be unobstructed by
archItectural/desIgn features (tTIms or accents)
or landscapmg
Page 25 of 29
~~
~.wIi
d) Address numbers shall be m a color that
contrasts wIth the background color and shall be
made vIsIble at mght by a lIght source
e) Must abide by Secunty Ordmance's addressmg
reqUlrements (hghtmg, dIagrammatIc maps)
108 Postal ServIce "gang boxes" (group postal boxes) shall
be tllummated WIth a uniformly mamtamed mlmmum
level of one foot candle of lIght
109 ConstructIOn shall not begm Without ensunng
emergency vehIcle road dccess to the affected Job sItes
110 Durmg the ConstructIOn phase of thIS project, the
developer shall ensure that constructIon crews WIll not
block mgress/egress mto or out of Parcel M of Tract
7540, to the detnment of eXlstmg neIghbors as well as a
potential threat to emergency vehicle access
111 Dunng the constructIon phase, the sIte shall be fenced,
and locked at all tImes when workers are not present
112 A temporary address sIgn, of at least 36 mches by 36
mches WIth a whIte background and stenciled black
numbers and letters that can be seen durmg mght tIme
hours With eXlstmg street lIghtmg or addItIOnal ltghtmg
IS to be posted on all approaches to the sIte Addressmg
IS reqUIred to aid the response of emergency servIces
113 The developer/contractors WIll file a Dublm PolIce
Emergency Contact Busmess Card pnor to any phase of
construction The emergency card will provIde 24 hour
phone contact numbers of persons responsIble for the
constructiOn SIte
114 Good sccunty practIces shall be followed With respect
to storage of bUlldmg matenals and storage of tools at
the constructIOn SIte
115 Llghtmg levels dlmng darkness shall be suffiCIent to
prevent or reduce theft or burglary
116 Security DUring Construction
a Fencmg - The penmeter of the constructIOn site
shall be fenced and locked at all tImes when
workcrs are not present All constructIon actIvItIes
shall be confined to wIthm the fenced area
ConstructIon matenals and/or eqUipment shall not
be operated or stored outSIde of the fenced area or
wlthm the publIc nght-of-way unless approved m
advancc by the PublIc Works DIrector
b Address SIgn - A temporary address Sign of
suffiCIent size and color contrast to be seen dunng
mght tIme hours WIth eXlstmg street lIghtmg IS to be
Page 26 of 29
RESPON
;
A G 'l~~y;;
DEPART ~
~ I~ ~ 2-'3
Ongomg
Dunng ConstructIOn
Dunng ConstructIon
DUflng ConstructIOn
Dunng ConstructIon
Dunng ConstructIon
DUflng ConstructIOn
DUrIng Construction
Dunng ConstructIon
NO
posted on the Dublm Boulevard penmeter
c Emergcncy Contact - Pnor to any phase of
constructIon, ApphcantlDeveloper WIll file with the
Dubhn Police Department an Emergency Contact
Busmess Card that WIll prOVide 24-hour phone
contact numbers of persons responsIble for the
constructIon :'Ite
d Matenals & Tools - Good secunty practIces shall
be followcd WIth respect to storage of bmldlllg
matendls and tools at the constructIon SIte
e Secunty Itghtmg and patrols shall be employed as
necessary
117 Graffiti The ApphcantJDeveloper shall keep the SIte
clear of graffiti on a reguldr and contmuous bdsls and at
all tImes GraffitI resIstant matcnals should be used
FIRE INSPECTION T f%~ % <;
118 All emcrgency vehIcle access roads (first lIft of asphalt)
and the pubhc water supply mcludmg all hydrants shall
be 111 placc pnor to vertlcal constructIOn or combustIble
storage on SIte
119 The mInImUm fire flow deSIgn shall be as reqUired by
CFC AppendIX IlIA RdIsed blue reflectonzed traffic
markers shall be epoxied to the center of the street
OppOSIte each hydrant
120 The homes on 10ts 78 through 106 that are adjacent to
open space or undeveloped land shall comply With the
WIldfire Managcment Plan as specIiies m the
condItIOnS of approval
a) The homes shall be proVided WIth an automatIc
spnnkler system
b) The roof covenng shaH be class A
c) The underside ofthc edves shall be one hour
rated
d) The extenor wall shall be one hour rdted on the
SIde facmg the open space
e) The extenor doors shall be non-combustIble or
solid core 1 % mch thIck
f) AttIC vents or other vent openIngs shall not
exceed 144 sq III and covered WIth non-
combustIble corrOSion reSIstant mesh With
openIngs not to exceed Yt lllch
g) Fences constructed of combustIble matenals
shall be separated from the penmeter of
bUIldmgs contammg habItable by connectmg to
bUlldmgs WIth a masonry pilaster as shown 10
the WIldfire Management Plan PIlaster arc not
requIred If a noncombustIble fcnce IS prOVIded
Page 27 of 29
62/1 ~ CI)3
DUTIng ConstructIOn
~t;
Pnor to constructIon
Dunng ConstructIon
On gomg
d{,x 'f 02/3
NO CONDITION TEXT RESPON WHEN REQUIRED
AGENCY/
DEPART
on the sIde(s) facmg the open space and
additIonal 10 feet towards the home
Comply wIth the vegetatIon reqUIrements
121 The landscape plans for the REAR YARDS for home's On gomg
lot 78 through 106 adJacent to open space or
undeveloped land shall comply WIth the standards for
vegetatIon estabhslunent and mamtenance as reqUIred
m the WIldfire Management Plan
a) Plants wIthm 3 feet of the homes shall be
lITIgated flowers only The area wlthm 3 feet
shall have non-combustIble matenals only (no
combustIble mulch)
b) Plants 3 to 15 feet from the home shall only be
those lIsted for use m Areas A and B m the plant
speCIes table
c) Trees shall be a mmImum of 4 feet from the
homes Trees between 4 ft and 30 feet of the
homes shall have a nllmmum of 10 feet between
crowns The trees shall be lImIted to those types
lIsted for use In Areas B through D m the plant
speCIes table
d) Plants 15 to 30 feet from the home shall only be
those hsted for use m Areas A through C m the
plant speCIes table
e) The dIstances mcrease for areas WIth slopes over
30% See the WIldfire Management Plan
122 The landscape shall be mamtamed year round to On gOIng
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 1/3 of the total lIve
crown heIght Trees between 15 and 30 feet from the
homes shall have thelf hmbs pruned 6 to 10 feet from
grade The dIstances Increase for areas With slopes over
30% See the WIldfire Management Plan
123 Grasses m the undeveloped land shall be kept mowed On gomg
to a heIght of 4 mches m the FIre buffer zone The fire
buffer zone IS defined as follows
a) 15 feet beyond the maIntenance road
b) 45 feet beyond the fence lInes where there IS no
mamtenance road
c) 15 feet beyond the pubhc roads
The buffer zone shall be defined by a non-combustIble
fence
124 ProVIde escape or rescue wmdow for every sleepmg On gomg
room below the fourth story m accordance WIth the
UBC sectIon 310 4
125 AutomatIc spnnklers shall be proVIded throughout On gomg
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0213 ~ 01/3
WNo
1]:
,.
COND11JJ]@NfTEXT%-> 0:
126
~ & ~,
homes that are 3 or more stones, or are subJect to the
Wildfire Management Plan or exceed 5000 sq ft as
reqUired by the Dublm FIfe Code Include the garage
area when calculatmg the sq ft of a home
The project shall comply with BUlldmg and FIre Codes
as adopted by the City of Dublm
SIgnage ThIS project shall be subject to Chapter
884 050D of the Dublm ZOlling Ordmance "Commumty
IdentIficatIOn SignS" unless addItIonal Slgnagc IS
reqUired The ApplIcant may apply for "Master SIgn
Program/SIte Development Review" III accordance wIth
Chdpter 884 130 of the Dublm ZOlling Ordmance
On gomg
127
PASSED, APPROVED, AND ADOP fED thIS 13th day of November, 2007 by the followmg vote
AYES Schaub, Wehrenberg, BIddle and Kmg
NOES None
ABSENT Tomlmson
ABSTAIN None
Planmng CommlsslOn ChaIr
ATTEST
Plannmg Mandger
G IPA#\2004\04 016 MISSion Peak Standard PaclficlPC 11 13 07\draftPCreso SDR TTM 11 13 07 doc
Q
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