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Eastern Dublin Scenic Corridor
Po[ides anaStaniarcfs
City of Dublin
David L. Gates & Associates
March 1996
Attachment 4
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TABLE OF CONTENTS
PURPOSE ............ .......... ........... .............. .............. ...... 1 .
METHODOLOGY ......................... ........ ............. ....... 2
DEFINITIONS .. ....... ............................... ................... 3
OVERALL IMPLEMENTING POLICIES ................9
SCENIC CORRIDOR ZONES .................................23
Zone 1: 1-580 .........................................................23
Zone 2: Tasscyara Gateway.................................... 28
Zone 3: Tasscyara Creek Valley............................. 31
Zone 4: Tasscyara Village Area .............................36
Zone 5: Fallon Rural Open Space ....................... 39
Zone 6: Fallon Road Gateway and Village............ 43
IMPLEMENTATION ............................. .................. 47
LIST OF FOLD-OUT DIAGRAMS
Fig. 2: Environmental Constraints ............................ 5
Fig. 3: Land Use .........................................................7
Fig. 4: Visual Features ............................................... 13
Fig. 5: Zones .............................................................15
Fig. 6: Viewpoints .....................................................17
Fig. 7: Viewpoint 2 - Building heights .....................19
Fig. 8: Viewpoint 3 - Building heights ..................... 21
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PURPOSE
--.
The Eastern Dublin Specific Plan, in Program 6Q, states that "the City
should officially adopt Tass.yara Road, 1-580, and Fallon Road as t.es-
ignated scenic corridors; adopt a set of scenic corridor policies; and
establish review procedures and standards for projects within the sce-
nic corridor viewshed."
This document is an implementing tool which has been created to
carry out the requirements of that Program and other policies and
programs of the Specific Plan. Thus, the Scenic Corridor Policies and
Standards are not intended to change any land uses described in the
Specific Plan. Rather, they are intended to clarify how the land u;es
set forth in the Specific Plan will be implemented when developmmt
occurs adjacent to a Scenic Corridor, or affects a significant view from
a Scenic Corridor.
The policies set out in this document do not override other constraints
stated in the Specific Plan. These policies and standards supplemmt
and clarify the Specific Plan, rather than modify it. The in tent of th<:se
policies and standards is to allow project development as shown in the
Plan to occur while maintaining the visual character of the eastern
ridgelines, watercourses, and distinct landscape features, for travelers
on scenic routes in Eastern Dublin. While the applicant should gen-
erally comply with these standards, the City may allow some flexibility
with meeting these standards onlyif the applicant demonstrates, to
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Figure 1: Location Map
To esta6{isfta visually iistinr.-
tive community wftidz. pre-
seT1Jes tfie cfiaracter of tfie
natura{ Carufjor1TlS OJ protect-
ing R..ey visua{ dements ani
main.tain.i11.g views from ma-
jor travd corrUfors ani puo-
{it:. spaces.
'Er1stun Nfitj Speap PIDn fjoal.
Preserve tfie natura{ open
oeauty of tfie ftills ad otfier
important visuaC resources,
sudt. as ~ ani major stantfs
of vegetation.
PoGcy 6-28: 'Er1stun Nan Speap !Ran
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . '. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ...
the satisfaction of the Planning Department, compliance with the
overall intent of the policies and standards. Should any of these poli-
cies or standards conflict with the land use goals, policies or programs
of the Eastern Dublin General Plan Amendment and Specific Plan,
the land use constraints of the General Plan Amendment and Specific
Plan shall govern. This document may be modified at any time by
resolution of the City Council. Any such modification shall not con-
stitute an amendment to the Specific Plan.
METIlODOLOGY
In compliance with the Eastern Dublin Specific Plan policies and ac-
tion programs, and the Eastern Dublin General Plan Amendment and
Specific Plan Environmental Impact Report, the City of Dublin is of-
ficially adopting 1-580, Tass~ara Road and Fallon Road as designated
scenic corridors. The City hired David L. Gates & Associates as con-
s1,1ltant to prepare Eastern Dublin scenic corridor policies, and project
review procedures and standards.
To prepare these policies, procedures, and standards, the consultant
conducted a visual survey of the Specific Plan area to identify and map
scenic corridor viewsheds of existing scenic vistas. Profiles of eleva-
tions across the area were analyzed in order to evaluate the impacts of
development on specific views.
Two maps from the Specific Plan were also key in the development of
these Scenic Corridor Policies and Standards. The first, Eastern
Dublin Specific Plan Figure 6.3, Environmental Constraints, (shown here
as Figure 2), indicates the Visually Sensitive Ridgelands and Tass~ara
Creek, which are focal points of the Scenic Corridors. The second,
Eastern Dublin Specific Plan Figure 4.1, Land Usemap, (shown here as
Figure 3), indicates where there are opportunities, through use of des-
ignated open space, for example, to maximize the scenic qualities of
the Scenic Corridors. The Land Use map also illustrates where the
thoughtful design of the streetscape itself and of the builtforms adja-
cent to the Corridor is the main defining characteristic of the Scenic
Corridor, in areas such as the Tassajara Gateway/Town Center or the
Tass~ara Creek Valley.
In developing these Policies and Standards, direction was obtained
from City of Dublin staff and from property owners. A workshop was
held with impacted property owners to informally review and com-
ment on the proposed Policies and Standards. Input from the work-
shop and meetings was used in developing the final document.
~................................................................... .
... ......... ................... ....................... ........... .... ............
The Scenic Corridor Policies and Standards integrate two approaches.
1. In order to address the variety of conditions along the Scenic Cor-
ridors, policies specific to each segment of Scenic Corridor were de-
veloped.
2. In addition, Viewpoints were designated where there is a specific
view of outstanding scenic value.
DEFINTI10NS
Scenic Corridor- The rights-of-way ofI-S80, Tass<yara Road, and Fallon
Road.
Scenic Design Analysis - Design review, siting criteria and detailec.
visual analysis as described in Mitigation Measure 3.8/8.1 of the East-
ern Dublin GPA and Specific Plan EIR and Policies 6-28 through 6-39
of the Eastern Dublin Specific Plan and further detailed under the
Implementation section of this document.
Viewpoint - A point on the Scenic Corridor right-of-way designated as
a "Viewpoint" and indicated on Figure 6, the Viewpoints map, fr,)m
which a view of exceptional scenic quality is seen.
Viewshed - The area between a viewpoint and the designated object
of the view, or the area within 700 feet of a Scenic Corridor that is
visible from the Scenic Corridor.
VISUally Sensitive Ridgelancls - The areas designated in Figure 6.3 of
the Eastern Dublin Specific Plan as "Visually Sensitive Ridge1ands - :'Jo
Development. "
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EASTERN 'DUBLIN
Specific Plan
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Wallace Roberts & TqQd
Urban and Environmental PIamers
121 Second Street. 7th Roor
San FrancIsco, CA 94105
(415) 54 1-(l830
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*. Genera! Comm~rcial may be permitteo by a Planned Development Zoning' Process (see text for complete discussion)
* * Wi!! ~cnveit to Future Study Arerl/AgriclJ!tlJre where determined !r!ccnz:ztGrit 'y...;th LiveriTiore AP/\ [zee text for complete
NOTE: The internal system of.
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Fig. 3: Land Use
Legend
E:3. Roads
. RESIDENTIAL
Rural Residential!
c::;J Agriculture.
III ,SI~g'le Family
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III 'Med-Hi. Density
III!I High Density
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COMMERCIAL/INDUSTRIAL
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Campus Office
Industrial Park
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PARKS AND OP'EN SPACE
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EASTERN' DUBLIN
Spe~ific Plan
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OVERALL IMPLEMENTING POLICIES FOR THE EASTERN
DUBLINS~CCORmDO~
These overall implementing policies apply to all development adjacent
to a Scenic Corridor, generally within 700 feet of such a corridor. SpeciJic
policies, set forth in the subsequent section, apply to development lo-
cated along specific segments ("Zones") of the Scenic Corridors.
1. Maintain a sense oj place Jor Eastern Dublin with relation to natuml
landJorTns and topograPhy.
1-580, Tassajara Road, and Fallon Road have been designated as Sce-
nic Corridors by the City of Dublin. The principal elements con nib-
uting to the scenic character of these corridors are the sweeping pan-
orama of the foothills and the rural landscape. As the rural landscape
will be altered by development, maintaining views of the foothills and
other significantfeature~ such as Tassajara Creek is essential if the area
is to maintain its visual identity.
Along Eastern Dublin's Scenic Corridors, there are places whe:~e
Tass.yara Creek, the foothills and ridgelands, and other landscape
features that distinguish the Eastern Dublin area are more visible, and
more directly experienced. The map, VISUal Features (Figure 4), ide n-
tifies particular features visible from 1-580, Tass;:yara Road, and Fallo:l.
In order to retain the sense of these natural landforms and emphasi::e
their importance in defining the Community's identity, and in ord(~r
to preserve the sense of openness that characterizes the EasteIn
Dublin area, special provisions are set forth protecting these views.
2. Allow the traveler along a Scenic Corridor to experience the varied
JeatuTf!S of the landscape.
Eastern Dublin's Scenic Corridors traverse a range of landforms and
existing and po~entialland uses. They take the traveler through tmm
centers and open space, past creeks, parks and residential neighbcr-
hoods, and through knolls and valleys. They offer views of near foothills,
prominent ridgelands, and distant Mt Diablo. In order to maximize the
opportunities that these corridors offer, it is necessary to address each
segment as an entity with its own character and priorities.
Site gratfing anti access roais
sfw.[[ main.tain. tfie naturae
appearana of tfie upper
ritfgdarnfs or foregrounti fzi[fs
wit/iin. tfie viewsfiet:{ of trav-
elers afoTtIJ 1-580, 'Iassajara
!]{pat!, arui tfie future e;rfen-
sion of!J a<<On'1(oaa. Streets.
sfwuftf 6e afignd to foU:OW tfte
naturae contours of tfie liiIf-
sUes. Straigfit, linear rows
of streets across tfie face of
liiffsUes sfw.[[ 6e avoitfetf.
'.PDlkg 6-33: 'Elzstun Nlin Sptdft ~
Structures 6uut near aes-
ignatea scenu corritfors
sfia[[ 6e [ocatetf so tfw.t
views of tfie 6ad:..arop
ritfge (Uentifiea in. !J igure
6.3 as ''visua[fg sensitive
rilfge[antis - no aeve[op-
ment'? are genera[fg main-
tamea wfien viewetf from
tfie scenu corrUfors.
'.PD&y 6-30: 'EAstun 'J)ufjlin SpecifiL
PU1n
....................................................,..............~
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'Devefopment is 7Wt permitid
on the main. ritigefme tftat Dor-
aers tlie pfanning area to tlie
1UJ11h atuf east,Dut may De per-
mitid on tIie foregrounti /iif{s
anti rilfgefantfs. !Minor Uzter-
ruptinns of views of tlie main.
ritfgefine 6y i1ufirJil{uaf Duifi{ing
masses may De permissiDfe in.
fimitet{ cirauttsto.nl:es wfiere af[
otfier reme.tfies ftave De.en q:-
ftaustetf.
1bUaj 6-2.9: 'Eastern NUn Spedft:. !ltim
The Zones map (Figure 5) identifies six distinct zones, each with par-
ticular policies and standards.
Zone 1: 1-580
Zone 2: Tass::yara Gateway
Zone 3: Tass::yara Creek Valley
Zone 4: Tassajara Village Center
Zone 5: Fallon Rural Open Space
Zone 6: Fallon Road Gateway and Vlllage
At certain points, particularly significant views are possible from the
Scenic Corridors. The Viewpoints map (Figure 6) identifies these'
special viewpoints, their view cones (where appropriate), and the fo-
cus of the views to be preserved.
3. Assure thai development along tlw Scenic Corridors is well planned
and sensitively sited to respect the natural topograPhy.
Although development along the SC(:nic Corridors will alter the rural
character of the area, sensitive siting ,)f development will preserve the
semi-rural ambiance of the Eastern Dublin Community from the Sce-
nic Corridors. It will prevent unnec(:ssary intxusions into viewsheds,
strive to preserve horizon lines, anc. maximize views to open space
and natural features, while still allowmg land uses as described in the
Eastern Dublin Specific Plan.
· Site buildings so as to blend with the landforms where possible, and
to minimize the presence of buildings from the Scenic Corridors
when the focus of the zone is the :laturallandscape.
· Cluster buildings where possible in order to maximize open space
and views from the Scenic Corridor.
· Building setbacks are encourag,~d to allow views to hills and
ridgelines.
· Natural appearing berms may be used to screen buildings from
Scenic Corridors.
~................................................................... .
..... ....... .............. ... ..... ......... .... ..... ..... ..... ........... ........
4. Achieve high quality design and visual character for all development
visible from designated Scenic Corridors, generally within 700 feet of a
Scenic Corridor.
High quality design will also complement the area's natural setting. It
will enhance the semi-rural ambiance of the Eastern Dublin Commu-
nity from the Scenic Corridors, and will present a positive image of
the Community.
. Architecture should complement the natural environment rather
than distract from it.
. Rooflines should be varied in height and pitch to harmonize with
the rolling and irregular forms of the topography.
. Building masses should be broken so as not to be monolithic.
. Base colors and materials used for buildings should harmonize with
the colors of the earth and natural colors of the environment
5. Assure that landscaPing adjacent to the Scenic Corridors harmoni;:es
with the scenic environment.
Planting along the Scenic Corridor right-of-ways should be appropi-
ate to the varied conditions experienced along the corridors.
. In the Fallon Rural Open Space Zone, informal massing of tre es
and shrubs harmonizes with the natural riparian and valleyvegela-
tion and the irregular forms of the hills.
· In the Town Center, where the built environment is the focus, mo:~e
formal planting is appropriate.
· Where the foreground hills are a focus of the Scenic Corridor expe-
rience, landscaping should allow views of those hills through ani';
or over planting.
· Use of landscape plants which have forms that harmonize wilh
the plants native to this area, and of native-compatible plants is
encouraged.
'Buifding iesign sfiaff conform
to tfze 7Ultura[ raTUf form as
mudias possiDfe. 'Iechn.iques
sucn. as multi.feve[ fouTUfa-
tions, roof[ines w/iicfz. compfe-
ment tfze surrouTUfing sfopes
aTUf topograpliy,. aTUf varia-
tions in. vertica[ massing to
avoU:f a monotonous or linear
appearance sftouU 6e usea.
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SCENIC CORRIDOR ZONES
Zone 1: 1-580
From the 1-580 Zone, Eastern Dublin is defined by the backdrop of
ridges to the north and east, and by large knolls to the northwest. 1-
580 crosses the Tassajara Creek corridor, a significant natural featur::,
providing a view up the creek corridor. At Fallon Road, a low group
of hills, which are designated as open space, visually emphasize tl.e
character of the land. Mt. Diablo is visible in the distance. From d.e
1-580 Zone, millions of travelers annually will form their impressiollS
of the community of Eastern Dublin, its fit with the landscape, and its
connection to its rural surroundings and past.
Figure 10: VteWpoint 2 (/-580 at the Tassajara Road overpass)
Frgure 11: Vu:wpoint 3 (1-580 at the Fallon Road overpass)
Figure 9: Vu:wpoint 1 (1-580 at Tassajara
Creek)
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.. ......... ......... ... ..... .... .......... ... .... ... ... ........ .....~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .-.
POllCY 1: Maintain a strong visual identity relating to the natural
landforms and key visual elements in the Eastern Dublin area.
STANDARD 1.1: From the three designated Viewpoints in this Zone,
shown on Figure 12, maintain a generally uninterrupted view to sig-
nificant natural features.
· From Viewpoint 1, (at the Tass::yara Creek crossing) preserve a clear
view to the Tass<9ara Creek corridor from 1-580. In order to form a
view cone that will allow the traveler on 1-580 to experience this view,
building setbacks must increase closer to the creek crossing. Begin-
ning 450 feet east along 1-580 from the creek crossing, a setback line
shall be established at a 23 degree angle from the roadway, as mea-
sured from the center of the northernmost travel lane.
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· From Viewpoint 2, (at the Tassajara Road overpass) structures
should not extend above the horizon of the Visually Sensitive
Ridgelands (as mapped in the Eastern Dublin Specific Plan - "VISU-
ally Sensitive Ridgelands - No Development") for more than 25%
of the total horizon line. The total horizon line shall be defined as
the limits of the Visually Sensitive Ridgelands as seen from the View-
point. (See Figure 7)
· From Viewpoint 3, (at the Fallon Road overpass) structures should
not extend above the foreground hills located approximately 2500'
north of the viewpoint for more than 25% of their horizon line. The
horizon line of the foreground hills is generally defined as that part of
the horizon which rises above an elevation of 450 feet (See Figure 8)
· Design of development within the viewsheds described or framing
those views should complement the view, rather than distract from
it. (See Figure 14)
~................................................................... .
............ . .-..,.. .. '." '0.. .......,............. . ......... . .. .... ........ .. .. . ...... .....
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Figure 14: Protection of the horizon line and complementary design of the development
STANDARD 1.2: Structures adjacent to the corridor, generally within
700 feet of the Scenic Corridor, should be allowed to obstruct views of
the Visually Sensitive Ridgelands from 1-580 for not more than a:r
proximately 50% of the developed frontages.
· Views may be maintained by balancing building heights and se t-
backs so as to allow views over tb e buildings, by clustering building's
to allow views through, or by siting parking to preserve views to tb e
hills. (See Figures 15 - 17)
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Figure 16: Compari~on of sightlines in relation to building setbacks
Structures sfia[[ not Ee wcatd
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· Any structure which lies within a viewcone of a Viewpoint described
in Standard 1.1 shall adhere to the provisions of Standard 1.1 only.
The provisions of Standard 1.1 shall supersede the provisions of
Standard 1.2 for those structures.
POllCY 2: Create a positive image of Dublin for through travelers.
STANDARD 2.1: Architecture visible from the Scenic Corridors
should complement the local environment.
· Use varied roof forms and parapets of varying heights to break
down the scale and add visual interest to commercial buildings.
· The base colors and materials of buildings, fences, and walls should
be compatible with natural environment.
· Use landscaping to screen utility areas such as loading docks from
view from 1-580.
· Landscaping should incorporate semi-rural forms, such as formal
windrows, orchard patterns, or informal massing.
· Landscape setbacks should be planted so as to maintain periodic
view corridors for travelers on 1-580, either by planting in windrows
with corridors between, or in informal massing with open views
between masses. (See Figure 18)
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Figure 18: Windrow planting along 1-580 aUow through views
~................................................................... .
. . . . . . . . . . . II . . . . . . . . . . . . ... . ... . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Fig. 19: VzewStud.~fromI-580
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ., . . . . . . . . . . . . . . . . . . . . . . . . ~
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Zone 2: Tassajara Gateway
Tass~ara Road will be the m~or entry to Eastern Dublin from 1-580.
The entry to the Town Center for Eastern Dublin will be located along
Tas~ara Road. Because of the flatness of the topography in this area,
here, built form and streetscape will be the predominant views.
Moving north on Tassajara Road, views through the park at Gleason
Road toward Tass~ara Creek and the knolls beyond again connect the
Scenic Corridor traveler with the natural features of Eastern Dublin.
For this Zone, specific advisory guidelines from the Eastern Dublin
Specific Plan are applied, to ensure scenic quality.
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~................................................................... .
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POllCY 3: Establish Gateway to Eastern Dublin.
STANDARD 3.1: Concentrate building height and mass at the focal
intersection of the Town Gateway.
· Step up building heights toward the Dublin Blvd. / Tassajara RQ;1d
intersection.
· Site buildings close to the Tass<!iara Road right-of-way, to emphasize
the gateway effect
· Use distinctive right-of-way landscaping to emphasize entry.
· Specific Plan Design Guidelines Sec. 7.4.1, and 7.4.2 contain fur-
ther recommendations. The following provisions from the SpeciJic
Plan Design Guidelines are incorporated into this Standard as Ie-
quirements:
Orient buildings to m.yor arterial streets within eastern Dublin to
enhance the gateway experience. Do not site buildings direclly
adjacent to the freeway ROW, where they are oriented primarily
toward passing freeway traffic, turn their backs on community
streets, and block views from the freeway to the hills.
Buildings should increase in height with distance from the freewc:,y,
with lowest buildings nearest the freeway ROWand tallest buildin:ss
near the intersection of Dublin Boulevard and the major nort:1-
south arterial.
Articulate building comers around the intersection, for exarnp le
by stepping up in height, adding towers or varying roof form.
Divide parking lots into smaller units, and site buildings to screen
views of parking from m.yor thoroughfares.
Landscape parking lots with one tree per 4-6 parking stalls.
POllCY 4: Convey sense of connection to the vital commercial distric:.
STANDARD 4.1: Create a pedestri.an friendly streetscape with build-
ings facing onto the street (See Figure 21)
· Site buildings at the setback line along Tass.yara Road.
· Facades should be varied and articulated.
. . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~
... .... ................. ............. ...... ........... ... ........................
· Site parking behind buildings.
· Landscaping along the Tass.yara Road right-of-way should be formal.
· Provide wide sidewalks with shade trees along Tasscyara Road.
'" -
"
.l"'o-"",,-
Figure 21: Image of Town Center
POllCY 5: Leaving the commercial area, reconnect northbound travel-
ers with sense of natural landforms and place.
STANDARD 5.1: Provide transition from focus on built environment to
focus on natural features.
· Acljacent to the city park, incorporate landscaping for Tass.yara Road
right-of-way into park design.
· Maintain views through the park to the Tass.yara Creek Corridor.
· High canopy trees may provide views to the creek corridor.
· Incorporate informal massing of trees into right-of-way landscaping.
STANDARD 5.2: From Viewpoint 4 (at Tassajara Road south of
Gleason Road, where the park begins), provide a view to the north-
western knoll.
· By providing spaces between buildings and by keeping landscaping
low between the Viewpoint and the western knoll, maintain a view
corridor to knoll for northbound travelers.
~................................................................... .
. . . . . . . . . . . . . . . . . . . . . . . . . .~ . . . ..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
"
Zone 3: Tassajara Creek Valley
This section of Tassajara Road parallels Tassajara Creek througr a
valley fonned by a series of knolls and low foreground hills. To maln-
rain a sense of this character, it is important to periodically allow views
of the hills and knolls as one proceeds through the corridor, and to
allow the riparian vegetation along Tassajara Creek to periodically be
seen from the road. The views from Tassajara Road at the creek cross-
ing will provide the strongest sense of the natural landscape in this
Zone. The semi-rural ambiance of this Zone will be reinforced by tJ.e
character of the streetscape.
I~
I
'0
~ FWfO~ AT
.~...u..~\..l... fi::P. ~
l.olli=:lZE ~ ~
$AAD,A~
~C!lfl.l~
~~~
Q
e
Figure 23: Tassajara Creek Valley
POllCY 6: Emphasize valley character by creating viewpoints and view
corridors to knolls, foreground hills and to Tassajara Creek.
STANDARD 6.1: Allow intennittent views from TassajaraRoad to t.te
hills, knolls, and creek.
· Where clustering of buildings or varying roof heights and pitches aIImlS
for views over or through to the hills beyond, this is strongly encouragec i
Figure 22: View of creek vegetation
. ..... .......... ...................................... .............~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . -. . . . . . . . . . . . . . . . . . . . . . . . . . . . '. .
'Iassajara Creel( aruf otfier
stream corridors are visua[
features tfto.t fiave specia[ sce-
nic value for tfte pfanning area.
'Ifie visua[ cIio.racter of tfiese
corrUfors sfwuUf 6e protecte.a
from W7.1lf!.Cf!.SsaT'!f alteration or
aistur6ance, aruf atfJoining
aeve.fopment sfwuUf 6e su:e.a
to maintain visua[ access to
tfie stream corritfors.
PoGcg 6-39: 'L1stun 1JuDfin Spedft !&n
· Generally, site entry roads into developments so as to provide di-
rect views into the hills, knolls, and creek vegetation beyond. (See
Figure 22)
· The Tass.yara Creek corridor should be visible through public
lands. Right-of-way landscaping should not obscure views to the
creek corridor. High canopy trees should be used on the western
side of the road where views to the creek corridor are possible.
Trees should be massed informally, or spaced to allow views through
to creek corridor.
STANDARD 6.2: From Viewpoint 5 (where Tass~ara Creek's inter-
mittent branch crosses Tassajara Road), maintain views to the creek
and riparian vegetation, and to the open space to the east.
· In order to form a view cone that will allow the traveler on Tass~ara
Road to experience these views, building setbacks must increase
closer to the creek crossing. Beginning 300 feet in each direction
along Tass~ara Road from the creek crossing, building setback lines
shall be established at a 10 degree angle from the roadway, as mea-
sured from the center of the outermost travel lane in each direction.
(Figures 24 and 25)
AA~q~
1" ~ 11:'
flEl~~
~
00'
CiJ
T;)
fJ
o
Cl 0
QIJ.
C~ 0
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Figure 24: Increased building setback for view of creek and riparian vegetation
~................................................................... .
. . . . . . . .. ... .. "'I":". . . .. ... . . . . .... . . .:. . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . . . . . . . . . .
r-
~
-~ ~
~~
ll:
-~ ~
Ii:
lZ.o.\<.j ~~
~~A~~
"'~CF~~
R~IAN~
Figure 25: Right-ofway landscaping pulled back to allow clear views of the creek and
the riparian vegetation
· Use a landscape buffer to create a transition between open space
and built areas.
· Design visible structures along the creek corridors to emphasi::e
the rustic nature of the area through articulation of building m~ s,
landscape treatment and selection of colors and materials to blerd
with the setting.
· Use high canopy trees, and pull back other right-of-way landsca:>-
ing to allow clear views to the creek and riparian vegetation, and 'D
the Open Space to the east.
· Right-of-way landscaping should provide smooth transition to ri-
parian and open space areas adjacent to Tass.yara Road.
· High canopy trees should be used to preserve views to the creeks.
....................................................,..............~
..... Ii...........................................................................
POllCY 7: Emphasize the semi-rural character of the area.
STANDARD 7.1: Streetscape should reinforce semi-rural ambiance.
(See Figure 26)
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o
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t-t-
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lU.
.IL
~
9;1::" AJe~e ~
V~1E=t> ~ "F
eutl.D1N::f-> 1-.ll"(1i ~~~
~~IolD.l-L- ~ ~ 12AIl- ~
~I~~D~
~~
11~f.k:r~
~~~,
~~
~ q:a..l ~ ~a:z.
PAI-tf ~ ~ AUoW
la-lc:raz. vra-lq,
~~~
"-UCtt /J6 RAll....mt:.e
1Z' ePaS o,ll<t:t:f
Figure 26: Edge treatment and varied building setbacks
· Use rural landscaping patterns, such as hedgerows, informal clus-
ters, or orchard patterns.
· Avoid continuous sound walls along residential areas.
· Signs, fences, and wall materials should be appropriate to semi-ru-
ral setting.
STANDARD 7.2: Site and articulate buildings to provide interest and
reduce perceived density.
· Vary building setbacks from Tassajara Road, and vary building ori-
entation.
· Vary roof lines, pitches, and heights, and break up building masses.
~................................................................... .
............ ......... ...... .... ..... ..... ........................................
POliCY 8: Provide transition to Tassajara Village.
STANDARD 8.1: North of the creek crossing at TassaJara Road, nin-
troduce more formal, village elements.
· On the western side of the righ toOf-way, begin more formal planti ng
to announce presence of village.
· On the eastern side of the right-of-way, continue the more infornal
planting pattern to the end of the rural-residential zone, to emp:la-
size rural heritage, and to maintain views to rural-residential par:el
and knoll.
· West of Tassajara Road, reduce setback requirements to annOULce
return to village setting.
· East of Tassajara Road, where possible, site houses on the rural n:si-
dential parcel to provide views oflmoll for travelers moving north.
...................................................................~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .
Zone 4: Tassajara Village Area
TassaJara Village is the first point of entry to the Eastern Dublin com-
munity from the north. To the south, the hills and ridges rise on the
eastern and western sides. Several nearby knolls provide focal points
from the Scenic Corridors. Traveling north on either TassaJara or
Fallon Road, one passes these knolls as natural gateways into the vil-
lage. T~saJara Village will be the core of the residential areas in the
northern part of Eastern Dublin, with commercial and higher densi ty
uses centered around the "T" intersection of TassaJara and Fallon
Roads. Here, the relationship of community to landform is apparent.
As a coming together of two Scenic Corridors at a village center, this
intersection should be celebrated.
t7~iAl-l1 VIew:;.
01== l1i. ~ ""
J.lHEflC ~ ~
~,Al-I-CI4 Jl.lBA.fl.~ .
~1'oCl" -e> ~
~
~~~LO
re~.1D1fie.~
q::~~/1-I
j...II-E-ClF~ ,
Fzgure 27: Tassajara VUlage Area
POllCY 9: Preserve views of the surrounding knolls and to Tassajara Creek.
STANDARD 9.1: From Viewpoint 6 (at the intersection of TassaJara
Road and Fallon Road), maintain view corridors that connect
Tassajara VIllage to the surrounding landscape.
· Maintain views up TassaJara Road, northwest to Mt. Diablo, by keep-
ing median landscaping open.
~................................................................... .
........... ... ............... ........ .... ........... ....... ... ...................
· Provide view corridors to the surrounding knolls, and to the Vi:iu-
ally Sensitive Ridgelands to the northeast, by clustering develop-
ment to allow views through.
· Provide occasional views through to Tassajara Creek and its rip ir-
ian vegetation.
POLICY 10: Reinforce image of Tassajara Village as a neighborhood
center nestled into the surrounding landscape.
STANDARD 10.1: Emphasize entries to Tasscyara Village.
· From the south, maintain view corridors to the knolls that form
significant landmarks and create "gateways" to Tasscyara Village.
· Keep right-of-way landscaping open enough to preserve views to
the knolls south of the village, which are located on rural residen-
tialland.
· Use siting and landscape to announce village presence and charactl:r.
· North of the "gateway" knolls, reduce setbacks and reintroduce
more formal planting.
STANDARD 10.2: Reinforce image of the intersection of Fallon an d
Tasscyara Roads as the core of Tasscyara Village.
· UnifY design elements around this intersection, for residential and
commercial, by using buildings of compatible scales, materials,
styles and colors.
· Maintain pedestrian/village scale in design of both high densiy
residential and commercial buildings, to emphasize neighborhood
character.
· Use common landscape palette for parcels surrounding inte~-
section.
...................................................................~
...........M ............ ....... ............... .... ............... ...... ..... ....;.
~o~1...
I
T~~PA
~;)
\
~~W-
Fig. 28: Vzew Study from Tassajara/Fal1on intersection
~................................................................... .
. .-. . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Zone 5: Fallon Rural Open Spa.ce
Along this section of Fallon Road, open space and parkland buff::rs
the residential development from view. Access roads to developml:nt
will be few. The character of this corridor is defined mostly by the
land adjacent to the right-of-way, which will be park, rural residental,
or open space knolls, open slopes, or riparian drainage swale.
In the northern half of this Zone, there are distant, uninterrupted
views to the Visually Sensitive Ridgelands, to the rolling hills of the
foreground, and along the ripari:m corridor that crosses the road and
eventually joins Tass:yara Creek.
~
~V1I!.14~
r
)(
(~I
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~t::~
(/
VIew ~ HI~ R:'I~
~~~NS.'
~~l-l.P.>
~=et41lAl-
~
Faal~
~
\
F:gure 29: Fallon Rural open Space (NOTtI~)
In the southem half of the Zone, views open across Livermore and the
Amador Valley. Here, however, the character is defined more by the
immediate open space - knolls on the east side and a drainage swale
with riparian vegetation on the west side -which blocks or buffers views
to development. The character of the right-of-way must relate to the;e
open spaces and enhance the traveler's experience of them.
....................................................,..............~
..... .... ............... ........... ........................... ...................
~t::El-<1W-
~
ps:<.1~
~
_~1 .
~liKl"ii
~"(. ~ C'lR.lii:f
j.U.le-OF-"&~ CF
~
~ ~ IJ=:OeD lZ'
~ R&:;oI~~
~1t'2E ~
PI-lD~~ ~ VIevJ::,.
~11a..4"'\Z) ~a.<T
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-...--
~.A~ itl
elEElIIlCl41t>~ 1\.1
tl\~ l-lI-lE~-~
Figure 30: Fallon Rural open Space (South)
POLICY 11: Celebrate open space, with distant views as well as with
. foreground view and right-ofway landscaping.
STANDARD 11.1: Emphasize the sense of openness and the distant
views that occur in the northern part of this Zone.
· Preserve views to Visually Sensitive Ridgelands.
· Use rural landscape, and streetscape elements - informal clusters of
riparian and/or oak trees which break. the formal geometry of the
street tree pattern, providing scenic rural relief.
· Keep median landscaping open to allowviews across and/or through.
· In the Rural Residential area, homes should not be located on top
of ridges or knolls, but should be nestled into the topography.
Views of roof lines behind hills are permissible.
· Generally, avoid aligning entries to residential development with
direct sight lines from the road. (See Figure 31)
· Strive to minimize visual impact of reservoirs in these areas through
siting, design, and landscaping.
~................................................................... .
. . . . . . . . . .,.. . ~~';. . . . . . . . . . . . " . . . . . . . . . . . . . . . . . . . . . . . . . " . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
~~~
~~Of=
~
CI$VS Di2l~
1b all"II~ DlRa:;t'
VIew "F z:;;eveI.OpHEt-rf
~--,
--
Figure 31: Entry alignment to residential development
STANDARD 11.2: Enhance foreground views of the riparian swile
and the open space in the south'~rn part of this Zone.
· Use the drainage swale as a buffer to development along Fallon ROld.
· Extend the riparian vegetation along the swale into the right-of-vTay
to become an integrated part of the streetscape. (See Figure 3~n
· Use the riparian vegetation along the swale as a buffer to the n:si-
:1 dential development and to filter views of development
l~f'c::IAA1l= ~L..e
~~ I/J1Z'
~
~f..I
~
~
Figure 32: Integrate riparian vegetation Wl'th the stTeetscape
STANDARD 11.3: From Viewpoint 7, (at the crest of Fallon where it
emerges from between the knolls,just past the northern entrances to
the residential development), maintain generally uninterrupted vie,vs
of the Visually Sensitive Ridgelands.
..........................".............. ............ .............. ~
. . . .. . . . .. . . . .... .. ... . . . .. ... . . . . .. .. .. .. .. . . . . . . .... . . .... . . a a. a . . . . . . a . .. a a. a_a
· Open street planting to allow views to Visually Sensitive Ridgelands
and knolls.
· In the Rural Residential area, homes should not be located on top
of ridges or knolls, but should be nestled into the topography. They
should not break the horizon line formed by the Visually Sensitive
Ridgelands.
~................................................................... .
. ....... ........... ..... ....... ...... ....... ...... ......... ......................
,
,
,-
Zone 6: Fallon Road Gateway and Village
It is anticipated that the area between 1-580 and the low lying f)re-
ground hills will be comprised of auto-oriented commercial deveop-
ment The foreground hills will remain o-pen space, and provke a
significaQt backdrop to these uses. In this area, the focus will be on
the hills, and on assuring that development is visually compatible "rith
the adjacent cornmunity-oriented commercial and residential devel-
opment. Fallon Road will be a secondary Gateway to the East ~rn
Dublin Community. Both the presence of commerce and the se rlse
and views of the hills are important in this Zone.
~
~~~
'-:::::::~ ~r-rl:2Olll-lD
'::::::::J--:::; rv~.,. - - -
=~% HIUP.:l
?}, /(((t,-
20. ~~/\\\L~~~~,
TTo~Hl~
17X' fJ::E.T
/
:t.~f>O
~
Figure 33: Fallon Road Gateway and ViUage
North of the hills, Fallon Road passes through compact residential
development. From there to the end of the Zone, Fallon is bounded
to the west by the community park. The community park provides a
transition from the commercial and neighborhood development tJ
the open spaces beyond. Traveling south, the community park an:l
the low lying hills provide the visual focus.
.. .......... ".... .......... .............. .................. ........ ~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . '.
POllCY 12: Establish secondary Gateway to EastcmDuhlin, emphasiz-
ing fareground hills and rural heritage.
STANDARD 12.1: Use building setbacks to create a Gateway at Fallon
Road and Dublin Blvd., while remaining in scale with the acljacent
residential and neighborhood development and in character with the
semi-rural surroundings.
. Minimize setbacks at the intersection of Fallon Road and Dublin Blvd.
. Vary forms of roof lines and parapets for building interest.
. Landscape parking lots in orchard patterns or with other agrarian
references.
. Emphasize agrarian heritage in right-of-way landscaping by using
orchard patterns or hedgerows, or informal clusters.
. Specific Plan Design Guidelines Secs. 7.4.1. and 7.4.3 contain fur-
ther recommendations. The following provisions from the Specific
Plan Design Guidelines are incorporated into this Standard as re-
quirements:
Orient buildings to major arterial streets within eastern Dublin to
enhance the gateway experience. Do not site buildings directly
adjacent to the freeway ROW, where they are oriented primarily
toward passing freeway traffic, turn their backs on community
streets, and block views from the freeway to the hills.
Buildings should increase in height with distance from the freeway,
with lowest buildings nearest the freeway ROWand tallest buildings
near the intersection of Dublin Boulevard and the major north-
south arterial.
Site buildings or built elements (freestanding towers, momunents,
architectural wal1s) within 75 feet of the ROW lines at the intersection
of Fallon Road and Dublin Boulevard, to function as gateway markers.
Use varied roof forms and parapets of varying heights to break
down the scale and add visual interest to commercial buildings.
Divide parking lots into smaller units, and site buildings to screen
views of parking from major thoroughfares.
Landscape parking lots with one tree per 4-6 parking stalls.
STANDARD 12.2: From Viewpoint 8 (on Fallon Road south of the
foreground hills), maintain open views of the foreground hills.
~................................................................... .
...................................... ............ ..................... ..........
~",
· In order to form a view cone that will allow the northbound lrav-
eler on Fallon Road to have this view for a visually significant
amount of time, building setbacks must increase closer to the rills.
Beginning approximately 400 feet north of the Fallon Road /
Dublin Blvd. intersection, setback lines shall be established at a 20
degree angle from the roadway, as measured from the center of the
northbound travel lanes. (See Figure 33)
· Keep right-of-way landscaping open to allow views of the fore-
ground hills.
POUCY 13: Provide a transition from the commercial and resider. tial
development to the open spaces tc the north.
STANDARD 13.1: Reinforce visual connections to foreground hills,
and to the community park.
· Landscaping should reinforce the form of the hills, for example, avoid
planting tall trees around the bases of these hills, because theywould
distract from the hills and minimize their apparent height
· Unii)r right-of-way landscaping with community park design by cluster-
ing trees to allow views into the park, using natural patterns of clump-
ing rather than formal geometric streetscape patterns. (See FIgure 34)
,'J
· At the Fallon Village Center, use storefront architecture and
streetscape design which enhances the pedestrian experience.
. .
\j ?':'
. .~'.
. {\,.-.
~
'a.' ':' .'.
. .
...:........q...........:.
. D.:.... . \'.
. .
..... ~.:.
.... ":'~:...
~'~IiT.oF-~1
l.A~lNCf UfJIFj
~ (OAR~ t:~ua;f4
I
~ RANT PA.e["$.
~ ~'1llAA. PI.A~
~:r~~/"lM~.
c:?ft'RTC,
PARI<:.
Figure 34: Integrate landscaPing
..................... ....................... ........... .............~
. . .. . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . .. . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . .. . . . . . . .'. .
fo~9fO'-Nb
HIl..~
~=*--l
fOp~~j..H-lb
HIl.--~
\"
Fig. 35: Vzew Study from Fallon !Wad
~...... ~................................., ...........................
........ ... . .-.............'......................... I................. ............
IMPLEMENTATION
.........,-
1. Applicants seeking Tentative Map and Site Development Rev.ew
approval for development projects within the viewsheds of Tassaj am
Road, 1-580 and Fallon Road, as defined in the Eastem Dublin Scenic
Corridor Policies and Standards, shall be subject during the project
review process to Scenic Design Analysis and the following implem en-
tation requirements.
· Development within 700 feet of the Scenic Corridors is subjecI to
Scenic Design Analysis unless the applicant demonstrates to Ihe
satisfaction of the Planning Department that at the time of Ihe
application, the development will not be visible from the Sce:1ic
Corridor.
:)
· Development located in shaded areas shown on the Eastun
Dublin Viewpoints map (Figure 6), is subject to Scenic Design
Analysis unless the applicant demonstrates to the satisfaction of
the Planning Department that at the time of the application, the
development will not be visible from the Viewpoint This includes
structures which appear in the foreground of a designated view to
VlSually Sensitive Ridgelands, slopes, hills, or knolls, even thou5"h
they do not block the view.
2. The applicant shall provide wireframes, photo montages, cross SI:C-
tions, or other graphics that demonstrate to the satisfaction of t:1e
planning department that the specific conditions described for t1e
Zone in which the project is located, and for the Viewpoint (if any) to
which it is adjacent, are met.
3. In conjunction with a Tentative Maps and Site Development Revic:w
application submittal, applicants for development subject to SceJ:ic
Design Analysis shall submit materials described below, according to
the Zone in which their project lies:
3.1: All applicants in Zone 1: 1-580 shall submit
· Wireframes, photomontages, plans, and/or cross sections throu~:h
the development, or other material demonstrating that the stru c-
tures to be built will not obsuuct views of the Visually Sensiti'Te
Ridgelands for more than approximately 50% of the developt:d
frontages.
· Architectural elevations which show high quality building desigr.
'Jfze City s/iouUf offidoify adopt
'Tassajara !R,p~ 1-580, atuf
'.f a[[on !l(oaa as aesignatetf
scenu corridorsi dopt a set
of scenu corrUior poCidesi anti
esta5[isfi review proceaures anti
statufaras for projects witfiin.
the scenu corridor viewsfw{.
Program 6Q; ~m 'lJuDfinSpWft ~
'Jfze city sfwuUf require projects
witfi potentio.[ impacts on
scenu corridors to suomit
aetaifetf visua[ anafgsis witfi
aevefopment project app[ua-
twns. Jltpp[u.ants wif{ De re-
quiretf to suGmit grapliic simu.-
fations aruf! or sections arawn
from affected travel corriJ{ors
tfirougfi tfie pared in. question,
representing tgpU:af vie:ws of
the parce[ from these scenu
routes. 'II1e grapfiu aepution
of the wcatwn atuf massing
of the structure atuf associatd
farufscaping can then De usd
to adjust the project aesign to
minimize the visua[ impact.
Program 6'lI,; 'Lutun 'DufjfinspWfiJ: %zn
...................................................................~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ...
· Landscape plans which show high quality landscape treatment in
front of blank architectural walls visible from 1-580, and which show
that utility areas such as loading docks will be screened from view
from 1-580.
3.1.1: Applicants within the shaded area described as Viewpoint 1
shall submit, in addition to the requirements of Section 3.1:
· Plans demonstrating that the setback requirement set forth in Stan-
dard 1.1 is satisfied.
3.1.2: Applicants whose project is located in the shaded area described
as Viewpoint 2 shall submit, in addition to the requirements of Sec-
tion 3.1:
· Wireframes, photomontages, plans, and/or cross sections through
the development, as is appropriate, demonstrating that the struc-
tures to be built will not extend above the horizon of the Visually
Sensitive Ridgelands for more than approximately 25% of the total
horizon line.
3.1.3: Applicants whose project is located in the shaded area described
as Viewpoint 3 shall submit, in addition to the requirements of Sec-
tion 3.1:
· Wireframes, photomontages, plans, and/or cross sections through
the development, as is appropriate, demonstrating that the struc-
tures to be built will not extend above the horizon line of the fore-
ground hills for more than approximately 25% of their total hori-
zon line.
3.2: All applicants in Zone 2: Tassajara Gateway shall submit
· Plans demonstrating that buildings are sited and designed in a
manner consistent with gateway prominence.
· Plans and elevations demonstrating increased building heights and
mass toward the Dublin Blvd./Tassajara Road intersection.
· Architectural elevations which show high quality building design.
3.2.1: Applicants whose project is located between Viewpoint 4 and
the northwestern knoll shall submit, in addition to the requirements
of Section 3.2:
· Wireframes, photomontages, plans, and/or cross sections through
the development, as is appropriate, demonstrating that a view of
the northwestern knoll is maintained from the Viewpoint.
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3.3: All applicants in Zone 3: Tassajara Creek Valley shall submit:
· Plans demonstrating that entry roads generally are sited so aJ; to
provide views into the hills, knolls, and creek vegetation, and dem-
onstratingviews to those features between buildings, where feasihle.
· Architectural elevations which show variation in rooflines, pitches,
and heights, and high quality building design.
3.3.1: Applicants within the shaded area described as Viewpoint 5 or
adjacent to the Open Space areas that are focal points of the Vi ~w-
point, shall submit, in addition to the requirements of Section 3.~,:
· Plans demonstrating that the setback requirement set forth in Stm-
dard 6.2 is satisfied.
· Landscape plans demonstrating a transition between open space
and built areas.
· Architectural elevations showing that visible structures along
Tassajara Creek are designed so as to emphasize the rustic nature of
the area.
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3.3.2: Applic;mts whose project is located south of Viewpoint 5 shall
submit, in addition to the requir~ments of Section 3.3:
· Plans demonstrating variation in building orientation and setback
from Tassajara Road.
· Plans demonstrating discontinuous use of sound walls.
· Graphics showing fencing, sign, and wall materials that are appr 0-
priate to a semi-rural setting.
3.3.3: Applicants whose project is located north of Viewpoint 5 shall
submit, in addition to the requirements of Section 3.3:
· Plans demonstrating siting ofbuildings in confonnancewithStmdard 8.l.
3.4: All applicants in Zone 4: Tassajara Village Area shall submit:
· Architectural elevations which,how high quality building desigr..
· Site plans and landscape plans demonstrating that the design, s: t-
ing, landscaping, and setback r~quirements of Standards 10.1 and
10.2 are met.
3.4.1: Applicants whose project fall> entirely or partially within a shade d
area at Viewpoint 6, the intersection of Tasscyara Road and Fallon Road,
shall submit, in addition to the requirements of Section 3.4:
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. For those projects located between the Viewpoint and the Visually
Sensitive Ridgelands or surrounding knolls indicated on the East-
ern Dublin Viewpoints map, plans and cross sections showing that
a view to those Visually Sensitive Ridgelands or knolls has been
preserved, where feasible. If a view to Tass~ara Creek and its ripar-
ian vegetation is possible, this is also strongly encouraged.
. Architectural elevations which show high quality building design
which is compatible in scale and style, and in material and color
palette with other development adjacent to that intersection.
. Landscape plan indicating use oflandscaping materials compatible
with other development acljacent to that intersection.
. Plans and elevations demonstrating pedestrian/village scale of both
high density and commercial buildings.
3.5: All applicants in Zone 5: Fallon Rural Open Space shall submit:
. Plans demonstrating that entry roads to residential development
generally are not aligned with direct sight lines from Fallon Road.
3.5.1: Applicants within the Rural Residential Zone shall submit, in
addition to the requirements of Section 3.5:
. Plans demonstrating that structures are not located on the tops of
ridges or knolls.
. If located between Viewpoint 7 and the Visually Sensitive
Ridgelands to the north, plans and cross sections demonstrating
that structures will not extend above the horizon line of the Visu-
ally Sensitive Ridgelands, where feasible.
3.6: All applicants in Zone 6: Fallon Road Gateway and Village shall
submit:
. Architectural elevations which show high quality building design.
3.6.1: Applicants in the southern portion of the Zone, between 1-580
and the foreground hills shall submit, in addition to the requirements
of Section 3.6:
. Plans demonstrating that the setbacks around the intersection of
Fallon Road and Dublin Blvd. are minimized.
. Architectural elevations showing variation in forms of rooflines and
parapets.
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· Landscape plans demonstrating use of agrarian patterns, such as
hedgerows, orchard patterns, or informal clusters.
3.6.2: Applicants within the shaded area described as Viewpoir.t 8
shall submit, in addition to the requirements of Section 3.6:
· Plans demonstrating that the setback requirement set forth in Stan-
dard 12.2 is satisfied.
3.6.3: Applicants in the portion of the Zone between the foregrm; nd
hills and Gleason Road shall submit, in addition to the requirements
of Section 3.6:
· Plans and elevations demomtrating pedestrian/village scale of
streetscape and buildings.
· If adjacent to the foreground knolls, landscape plans demonstrating
that the form of the knolls is not obscured, but rather, emphasized.
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