HomeMy WebLinkAbout00-014 DubRchTract6961 07-11-2000AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: July 11, 2000
SUBJECT: PUBLIC HEARING -PA 00-014 Dublin Ranch Neighborhood L-6
(Tract b961) Site Development Review
(Report Prepared by: Michael Porto, Planning Consultant}
ATTACHMENTS: 1) Resolution approving the Site Development Review
2) Site Development Review Submittal Package
RECOMMENDATION: 1) Open public hearing and hear Staff presentation.
Z) Take testimony from the Applicant and the public.
3) Question Staff, Applicant and the public.
4} Close public hearing and deliberate.
5) Adopt Resolution relating to PA 99-014.
DESCRIPTION:
'This specific project is comprised of 24.0 acres of residential development and 0.9 acres of open/space
landscape parcels for a total 24.9 acres. The project has 117 detached, single family units on lots ranging in
size from 6000 square feet minimum to 12,000 square feet with an average of 7050 square feet. Designated
uses include single family residential, open space/landscape areas and roads.
BACKGROUND:
The Planning Commission, at their meeting of December 8, 1998, reviewed and approved the Dublin Ranch
Phase I development within the Eastern Dublin Specific Plan area, This approval consisted of 8 Vesting
Tentative Tract Maps and 6 Site Development Reviews. Two neighborhoods, L-1 and L-4, received approval
of their Vesting Tentative Tract Maps but Site Design Reviews for these neighborhoods were not processed at
that time. The L-6 Neighborhood received approval of a Vesting Tentative Tract Map subsequent to the
December 8, 1998 approval. Vesting Tentative Map 6961 was reviewed by the Planning Commission and
approved on August 10, 1999 (Resolution No. 99-26). The subject of this application, Subdivision 6961;
Neighborhood L-6, is before the Planning Commission to receive approval of the Site Design Review for the
single-family residential units to be constructed on the lots previous approved.
The L-6 Neighborhood is located on the north side of North Dublin Ranch Drive which is the major east/west
connector to Tassajara Road. Penwood Lane connects this neighborhood to the L-1 Neighborhood to the east.
Large open space I slope areas and water reservoir sites for the City of Pleasanton (existing} and DSRSD
{proposed) are adjacent to the west side of Neighborhood L-6. The property was mass graded as a part of the
original grading operation for Phase I of Dublin Ranch. Fine grading of the lots will occur at the time of
building permit issuance.
COPIES TO: Applicant
Property Owner
PA File
Project Manager
ITEM NO. r
The application before the Planning Commission is for the design of the individual residential units to be
located on these previously subdivided lots.
ANALYSIS:
Plan Description:
Neighborhood L-6 is proposed to include a unique and impressive set of homes /floor plans for the Dublin
Ranch. Shea homes is the developer. While the architectural styles for the new neighborhood will be totally
different providing a visual look unique to this neighborhood only, the neighborhood will have design
characteristics that will be compatible to the surrounding areas.
The applicant is proposing three different floor plans with various options available. The home range from
3,818 to 4,070 square feet. All plans are two story and feature differing gazage configurations to break up the
streetscape and create visual interest. Second floor areas are smaller than the first floor areas allowing a
stepping back and variation in building heights. Plan 2 in particular has the second floor area shifted to one side
allowing a low one story profile on the opposite side. This Plan has been located in several comer lot situations
to reduce the architectural massing on the streetscape. Formal dining rooms, breakfast areas and family rooms
aze included in all floor plans along with rooms for librazies or hobbies. Plan 2 offers a first floor master suite.
Garage space for three cazs is included on all plans with the Plan 1 and 3 offering an option for the third caz
space to be converted to a home office or guest room. The Plan 2 provides the third car space in a tandem
configuration. The following breakdown of squaze footage and bedroom bath configurations is provided below:
As mentioned previously, Plans 1 and 3 have the option of using the third garage space as a home office or
guest room. Implementing this option increases the living space of each plan; Plan 1 to 4,016 squaze feet and
Plan 3 to 4,070 squaze feet. While each of the homes have gazage space for three cazs, the gazages aze
configured to give a direct street view of only a two car garage door. The use of this feature will remove the
garage from the dominant position at the front of the home lessening the magnitude of both the paved driveway
and the automobile. Plans 1 and 3 have traditional 2 caz front-on gazages with third car options in a separate
side-on configuration further downplaying the automobile on the front of the unit. Plan 2 utilizes the tandem
configuration for similar effect. These two-car garage door features are set behind the major front facade of the
building, providing a dominance of the living unit. Window-to-window conflicts have been reduced by the
increased sideyazd setbacks, shifting the second floor space away from the side yazd azea, revisions made to the
plans and elevations during the review process, or plotting the active side of one home against the passive side
of the one on the adjacent lot. The passive side of the adjacent home has either high windows or windows
placed in such a manner that window-to-window conflicts reduced significantly.
Architectural Style Description:
The L-6 Neighborhood of Dublin Ranch Phase I proposes three unique azchitectural styles; the "Spanish",
"Tuscan" and "French Country". The intention of the overall design is to emphasize the site's characteristics
and strengthen the total image of this development. The diverse building massing and plan orientation of
residential units is organized to create friendly, visually pleasing perspectives and make the L-6 Neighborhood
unique to Dublin Ranch.
The Spanish Colonial style is a very lively and eclectic style of architecture which borrows from
Renaissance, Spanish Mediterranean, Moorish, Latin American, and Byzantine precedents. This
style became very populaz in California in the early 1900's and its appeal has continued to this day.
Design chazacteristics of this style include shallow pitched roofs with barrel roof tiles and rustic
rafter tails, corbels, and other decorative plaster detailing, azch top openings, decorative wrought
iron detailing, simple stucco massing in light neutral colors, decorative clay or ceramic detailing at
gable ends, and rustic shutters in contrasting colors
2. The Tuscan style can be traced to the hillside homes and villas of Tuscany. Design characteristics
include Shallow to medium pitched-hip roofs with flat or barrel terra cotta roof tiles and plaster
cornice, simple window patterns with azched tops at special openings, simple wrought iron railings
at balconies and pot shelves, shutters at some openings for color contrast, and minimalist trim and
decorative details.
The French Country style derives from houses of rural France. Design chazacteristics include higher
pitched roofs with flat roof tiles simulating slate or wood and simple plaster cornice, a combination
of flat and azched window tops with arched openings at focal points, gable forms with
proportionally more plain stucco mass than opening and decorative vent detail near the apex, use of
masonry veneers to recall the stone construction of French farm houses, simple wrought iron
detailing, and shutters used for accent color.
Color and Materials:
The applicant is proposing 8 separate color schemes; 3 for the Spanish and Tuscan building styles. The French
County elevations only propose 2 color schemes; each color scheme will incorporate a separate roof the color,
which will allow for 8 different roof colors. There will be 5 varied stone veneers for the 5 color schemes that
stone veneer is proposed.
Fences and Walls:
A carefully thought out plan for view, perimeter, and good-neighbor walls and fences has been provided by the
applicant. The good neighbor fences are provided in locations between residential lots and are of solid wood
construction. In situations where the good-neighbor fence faces the street, lattice is provided at the top of the
fence. Open tubulaz steel view fences are provided in reaz yazd areas where views exist. Masonry walls with
stucco finish and stone pilasters and precast caps are proposed as community walls at the project entry and at
side on corner conditions. Open two-rail wood fences with stone pilasters are proposed along North Dublin
Ranch Road and at the proposed DSRSD water reservoir site. This complete plan is consistent with the wall
and fencing plans of Dublin Ranch.
CONCLUSIONS:
The proposed floor plans for this neighborhood are unique to Dublin Ranch, with architecture that will create
an azea of distinct and different, yet compatible appeazing units. The azchitectural elements of Spanish, Tuscan,
and French Country are utilized elsewhere in Phase I of Dublin Ranch and have similar roots to other styles
utilized, so the proposed project will blend well with the overall theme established in the Phase I area. Great
effort has been successfully implemented to create a streetscape that reduces the presence of the automobile
and makes the environment more pedestrian friendly. Development of this tract will enhance Phase I and
continue to provide a broad spectrum of housing opportunities.
GENERAL INFORMATION
APPLICANT: Don Hofer
Shea Homes L.P.
2155 Las Positas Court #T
Livermore, CA 94550
PROPERTY OWNER: Kevin Peters
MSSH Dublin Development LLC
2155 Las Positas Court #T
Livermore, CA 94550
LOCATION: North side of North Dublin Ranch Drive, Dublin Ranch Phase I, Tract 6961.
ASSESSOR PARCEL: 985-3-3-2 (PORTION)
GENERAL PLAN
DESIGNATION: Single Family Residential (0.9 to 6.0 du/ac)
SPECIFIC PLAN
DESIGNATION: Single Family Residential (0.9 to 6.0 du/ac)
EXISTING ZONING
AND LAND USE: Zoning: Single Family Residential Planned Development
Land Use: Vacant/Mass graded for single family residential
development.
RESOLUTION NO. -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW FOR SUBDIVISION 6961 (NEIGHBOHOOD L-
6, DUBLIN RANCH PHASE I) AS FILED BY SHEA HOMES L.P.
ON BEHALF OF MSSH DUBLIN DEVELOPMENT LLC.
PA 00-014
WHEREAS, Kevin Peters on behalf of MSSH Dublin Development LLC has requested approval of a
Site Development Review for Subdivision 6961, Neighborhood L-6 of Dublin Ranch Phase I to develop 117
residential lots and open space/landscape parcels in the Eastern Dublin Specific Planning area; and
WHEREAS, a complete application for the above noted entitlement request is available and on file in
the Community Development Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section
15182, the proposed project is within the scope of the Final Environmental Impact Report for the Eastern
Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No.
51-93, and the Addenda dated May 4, 1993 and August 22, 1994 (the "EIR"); and
WHEREAS, the Planning Commission did hold a public hearing on said application on July 11, 2000;
and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a staff report was submitted recommending that the Planning Commission approve the
Site Design Review, subject to conditions; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all
said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does hereby make the following findings and determinations regazding said proposed Site Development
Review:
1. The approval of this application (PA 00-014), as conditioned, is consistent with the
intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance.
2. The approval of this application, as conditioned, complies with the policies of the General Plan,
the Eastern Dublin Specific Plan, and the Planned Development Rezone Development Plan for the project,
which allows for residential development at this location.
3. The approval of this application, as conditioned, is consistent with the design review
requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance.
ATTACHMENT I
4. The approval of this application, as conditioned, is in conformance with regional transportation
and growth management plans.
5. The approval of this application, as conditioned, is in the best interests of the public health,
safety, and general welfare as the development is consistent with all laws and ordinances and implements the
Dublin General Plan and Eastern Dublin Specific Plan.
6. The proposed site development, including site layout, vehiculaz access, circulation and parking,
setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a
harmonious environment for the development.
7. The project has been designed with architectural considerations (including the character, scale,
design quality, and the relationship among buildings), along with Conditions of Approval, in order to ensure
compatibility among the design of this project, the character of adjacent uses, and the requirements of public
service agencies.
8. Landscape elements (including the location, type, size, color, texture, and coverage of plant
materials, provisions, and similaz elements previously approved) combined with Conditions of Approval have
been established to ensure visual relief and an attractive public environment.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the
Site Development Review for PA 00-014 subject to the following Conditions of Approval.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subject to Department of Community Development review and
approval. The following codes represent those departments/agencies responsible for monitoring compliance
of the conditions of approval: fADMI Administration/City Attorney, [B] Buildine division of the
Community Development Department, [DSR] Dublin San Ramon Services District, [Fl Alameda County
Fire DepartmenUCity of Dublin Fire Prevention, [FIN} Finance Department, IPLI Planning division of the
Community Development Department, [PO] Police, [PW] Public Works Department.
NO. CONDITION TEXT RESP.
AGENCY WHEN
REQ'D
Prior to: APPLICANT
COMMENTS
GENERAL CONDTTIONS
1. Approval. PA 00-014, Neighborhood L-6 Dublin PL, PW Approval of N/A
Ranch Phase I, Tract 6961 is approved to develop any plan
117 single family detached homes open space and
landscape parcels, and a trail. This approval shall
conform generally to the plans, text, and illustrations
contained in the applicant's application package
dated received June 7, 2000 as prepared by MacKay
and Somps (Engineers) and Lim Chang & Associates
(architect), and all other plans, texts and diagrams
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
submitted as part of the subdivision proposal unless
modified by the Conditions of Approval contained
herein all of which are on file in the Community
Development Department.
2. Fees. Applicant/Developer shall pay all applicable Various Various times, 31-33, 47, 266
fees in effect at the time of building permit issuance, but no later MM Matrix
including, but not limited to, Planning fees, Building than Issuance
fees, Dublin San Ramon Services District fees, Public of Building
Facilities fees, Dublin Unified School District School Permits
Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation
fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone
7) Drainage and Water Connection fees; and any
other fees as noted in the Development Agreement.
Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and
assessment of the fair shaze of the new or revised
fees.
3. Previous Approvals. All conditions contained in Various Various Times N/A
Planning Commission Resolution No. 99-26,
approving the tentative tract map are hereby
incorporated by reference.
4. Required Permits. Applicant/Developer shall obtain Various Various times, Standard
all necessary permits required by other agencies and but no later
shall submit copies of the permits to the Department than Issuance
of Public Works. of Building
Permits
5. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
6. Standard Conditions. The project shall comply PL, B Through Standard
with the City of Dublin Site Development Review Completion
Standard Conditions attached thereto as Exhibit A.
7. House Numbers List. Applicant/Developer shall PL Issuance of COA
submit a house numbers list corresponding lots Building
shown on the Tentative Map. Said list is subject to Permits
approval of the Director of Community
Development.
8. Term. Approval of the Site Development Review PL Approval of Standazd
shall be valid for one yeaz from approval by the Improvement
Planning Commission. If construction has not Plans
commenced by that time, this approval shall be null
and void. The approval period for Site Development
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
Review may be extended six (6) additional months by
the Director of Community Development upon
determination that the Conditions of Approval remain
adequate to assure that the above stated findings of
approval will continue to be met.
(Applicant/Developer must submit a written request
for the extension prior to the expiration date of the
Site Development Review.)
9. Revocation. The SDR will be revocable for cause in PL On-going Municipal
accordance with Section 8.96.020.I of the Dublin Code
Zoning Ordinance. Any violation of the terms or
conditions of this approval shall be subject to
citation.
10. Air Conditioning Units -Air conditioning units and B, PL Occupancy of COA
ventilation ducts shall be screened from public view Unit
with materials compatible to the main building and
shall not be roof mounted. Units shall be
permanently installed on concrete pads or other non-
movable materials to be approved by the Building
Official and Director of Community Development.
Air conditioning units shall be located such that each
dwelling unit has one side yard with an unobstructed
width of not less than 36 inches.
11. Automatic Garage Door Openers -Automatic B, PL Occupancy of COA
garage door openers shall be provided for all Unit
dwelling units and shall be of a roll-up type. Garage
doors shall not intrude into the public right-of--way.
WALLS AND ~`ENCI1'~IG
12. Interior walls and Fences. All walls and fences PL Occupancy of COA
shall conform to Section 8.72.080 of the Zoning Unit
Ordinance unless otherwise required by this
resolution. Construction installation of
common/shared fences or walls for all side and rear
yards shall be the responsibility of
Applicant/Developer. Construction shall consist of
solid wood fences and masonry walls as shown on
preliminary landscape plan.
13. Wall or Fence Heights. All wall or fence heights PW Approval of
shall be 6 feet high (except in those locations where Improvement
Section 8.72.080 of the Zoning Ordinance requires Plans
lower fence heights and where an 8-foot sound
attenuation wall is required). All walls and fences
4
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
shall be designed to ensure clear vision at all street
intersections to the satisfaction of the Director of
Public Works.
14. Level area on both sides of fence. Fencing placed PW, PL Issuance of
at the top of banks/slopes shall be provided with a Grading
minimum one-foot level area on both sides in order to Permits
facilitate maintenance by the property owners.
15. Recreational Vehicle Parking. Recreation vehicle On-going Municipal
(as defined in the Dublin Zoning Ordinance) pazking Code
shall be prohibited on public streets. Reference shall
be noted in appropriate CC&R's.
~'~~:~'~
16. Residential Security. The project shall comply with PL, B Occupancy of Standard
the City of Dublin Residential Security Requirements Units
and the Conditions of Approval for the Vesting
Tentative Map.
I.,rYI~II)~4QAPING
17. Final Landscaping and Irrigation Plan. PL, PW Issuance of COA
Applicant/Developer shall submit a Final Building
Landscaping and Irrigation Plan, conforming to the Permits
requirements of Section 8.72.030 of the Zoning
Ordinance (unless otherwise modified by Conditions
of this Resolution), stamped and approved by the
Director of Public Works and the Director of
Community Development. Plans must reflect any
project design revisions approved for subsequent Site
Plans, Vesting Tentative Map or stream restoration
program.
18. Final Landscape Plan Review. The plant palette PL Issuance of COA
varieties shall be shall be subject to review and Building
approval of the Director of Community Development Permits
and reviewed by the City's Landscape Architect to
determine compatibility with reclaimed water use,
where appropriate. An irrigation plan shall be
submitted with Final Landscape Plans indicating that
the system is designed for reclaimed water, where
required by DSRSD.
19. Landscaping required. All front yards and common PL Within 90 days COA
areas shall be landscaped by the builder or of Occupancy
homeowner within 90 days of occupancy of each
unit, unless prohibited by seasonal/weather problems.
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
20. Street Trees. Street tree vazieties of a minimum 15- PL, PW Issuance of PW Standard
gallon size shall be planted along all street frontages Building
as shown on the Landscape Plan. Exact tree locations Permits
and varieties shall be reviewed and approved by the
Director of Community Development. Trees planted
within, or adjacent to, sidewalks or curbs shall be
submitted to the Department of Community
Development for review and approval by the Director
of Community Development and the Director of
Public Works to determine the need for root shields.
21. Fire-resistant or drought tolerant plant varieties. PL, F Issuance of COA
Fire-resistant or drought tolerant plant varieties shall Building
be required in the plant palette. Permits
22. Monument Signs. Design of any monument signs PL, PW Completion of COA
within the development shall be approved by the Improvements
Director of Community Development to assure
compatibility with design elements of the project and
by the Director of Public Works to assure
unobstructed traffic visibility.
23. Baclcflow Devises. Backflow devises shall be hidden PL Issuance of Standazd
from view by means of fencing, enclosures, Grading
landscaping and/or berms. Permits
24. Water Efficient Landscape Regulations. PL, PW, Approval of Standard
Applicant/Developer shall ensure that the Final DSR Final
Landscaping and Irrigation Plan conforms to the Landscape
City's Water Efficient Landscape Regulations, Plans
including dual piping to facilitate future recycled
water.
TNDDS
25. Health, Design and Safety Standards. Prior to final PW, PL Occupancy of Standard
approval allowing occupancy of any new home, the Unit
physical condition of the subdivision and the lot
where the home is located shall meet minimum
health, design, and safety standards including, but not
limited to the following:
a. The streets providing access to the home shall PL Occupancy of Standazd
be complete to allow for safe traffic movements Unit
to and from the home.
b. All traffic striping and control signing on streets PW Occupancy of Standazd
providing access to the home shall be in place. Unit
c. All street name signs on streets providing PL Occupancy of Standard
access to the homes shall be in place. Unit
d. All streetlights on streets providing access to PW Occupancy of Standard
the homes shall be energized and functioning. Unit
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
e. All repairs to the street, curb, gutter, and PW Occupancy of Standard
sidewalk that may create a hazard shall be Unit
required or any non-hazardous repairs shall be
complete and bonded for.
£ The homes shall have a backlighted illuminated PL Occupancy of Standard
house number. Unit
g. The lot shall be finish graded, and final grading B Occupancy of Standard
inspection shall have been approved by the Unit
Building Department.
h. All sewer clean-outs, water meter boxes, and PW Occupancy of Standard
other utility boxes shall be set to grade to the Unit
approval of the Director of Public Works.
i. The homes shall have received all necessary B Occupancy of Standard
inspections and have final approval by the Unit
Building Department to allow occupancy.
j. All fire hydrants in streets providing access to F Occupancy of Standard
the homes shall be operable to City and ACFD Unit
standards.
k. All streets providing access to the homes shall PW, F Occupancy of Standard
be improved to an adequate width and manner Unit
to allow for fire engine circulation to the
approval of the Director of Public Works and
ACFD.
1. All mailbox units shall be at the back of the PL Occupancy of Standard
curb/sidewalk as appropriate. The developer Unit
shall submit a mailbox design and location plan
to indicate where mailboxes and associated
lighting will be accommodated. The Postmaster
shall be consulted for design criteria.
Architectural enhancements should be provided
to community mailboxes where visible from the
project streets.
m. Exterior lighting shall be provided for dwelling PL Occupancy of Standard
entrances and shall be of a design and Unit
placement so as not to cause glare onto
adjoining properties.
n. Lighting used after daylight hours shall be PL, PO, B Occupancy of Standard
adequate to provide for security needs. Unit
(Photometrics and lighting plans for the site
shall be submitted to the Department of
Community Development and Dublin Police
Services for review and approval prior to the
issuance of building permits).
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY 12EQ'D COMMENTS
Prior to:
26. Glare/Reflective Finishes -The use of reflective PL Issuance of MM
finishes on building exteriors is prohibited. In order Building
to control the effects of glare within this subdivision, Permits
reflective glass shall not be used on all east-facing
windows along Tassajara Road.
Phased Occupancy Plan
27. Phased Occupancy Plan. If occupancy is requested PL, B Prior to
to occur in phases, then all physical improvements Occupancy for
within each phase shall be required to be completed any affected
prior to occupancy of units within that phase except unit.
for items specifically excluded in an approved Phased
Occupancy Plan, or minor hand work items, approved
by the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Director of Community Development for review and
approval a minimum of 45 days prior to the request
for occupancy of any unit covered by said Phased
Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all lots in each phase,
and shall substantially conform to the intent and
purpose of the subdivision approval. No individual
unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all
reasonably expected services and amenities, and
separated from remaining additional construction
activity. Subject to approval of the Director of
Community Development, the completion of
landscaping may be deferred due to inclement
weather with the posting of a bond for the value of
the deferred landscaping and associated
improvements.
28. Acknowledgment. ApplicanUDeveloper shall obtain PL, ADM, Sale of any
a written acknowledgment (secured from the B unit within a
individual property owner) acknowledging the phase
continuance of construction activity within the
unoccupied phases of the project. The written
acknowledgment shall include a statement that the
property owner has reviewed and understands the
phased occupancy plan, the presence of noise from
the Sheriff s Department training facility and the
associated Conditions of Approval. Said
acknowledgment is subject to City Attorney review
and approval. Applicant/Developer shall keep a copy
of said written acknowledgment on file and shall
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
submit the original signed acknowledgment to the
Department of Community Development within three
(3) days upon request of the Director of Community
Development. If Applicant/Developer fails to
comply, the Director of Community Development
may require the submittal of the written
acknowledgment prior to release of occupancy of any
future units and/or future phases.
pLOT'lC'ING
29. P-ot Plan. A plot plan for each single family PL Issuance of Standard COA
residential lot shall be submitted and approved by the Building
Director of Community Development before approval Permits
of building permits for the respective lot. Said plot
plan shall include pad elevations, unit number and
type, dwelling unit outline, air conditioning units,
setbacks, lot drainage, and street utility locations.
30. Plotting Plans -Plotting Plans for each phase of the PL, PW Issuance of Standard COA
project shall be submitted by the Developer to the Building
Department of Community Development for Permits
approval by the Director of Community
Development, and Director of Public Works prior to
submitting for building permits in each respective
phase.
ARCHITECTJRE
31. Residential Units shall comply with the architectural
drawings submitted by Lim Chang & Associates
Architect, dated received June 7, 2000, and shall
generally conform to the colors and materials
presented to the Planning Commission, on file in the
City of Dublin Deparment of Community
Development.
D11G`ll~€)7~
_...
32. Disclosure. All residents shall be notified of the PW Sale of any COA
restrictions for parking on streets within the unit within a
subdivision. No Parking areas, as established with phase
the improvement plans, towing, and other traffic
safety regulations shall be described. Additional
parking restrictions (e.g.: red curb areas) may be
applied in the future if traffic safety or circulation
problems arise.
33. Disclosure. At the time of sale of lots within the Sale of any PW 3/19/98
project, all residents shall be notified of the special unit within a
standards for this development regarding yard phase
setbacks for accessory structures.
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
34. Fees. ApplicanUDeveloper shall pay all applicable PW, PL Finaling 31-33, 47, 266
fees in effect at the time of building permit issuance, Building MM Matrix
including, but not limited to, Planning fees, Building Permits
fees, Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School
Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation
fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone
7) Drainage and Water Connection fees; and any
other fees as noted in the Development Agreement.
Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and
assessment of the fair share of the new or revised
fees.
35. Parkland Dedication -The developer shall be PL Addressed in 13
required to pay a Public Facilities Fee in the amounts Development MM Matrix/
and at the times set forth in City of Dublin Resolution Agreement Parks letter
No. 32-96, adopted by the City Council on March 26, dated 2/26/98
1996, or in the amounts and at the times set forth in
any resolution revising the amount of the Public
Facilities Fee. No credit against the dedication
requirement shall be given for open space within this
project.
36. Compliance With Requirements. F, PW, Approval of Standard
Applicant/Developer shall comply with all applicable PO, Zone Improvement
requirements of the Alameda County Fire 7, DSR, Plans
Department, Public Works Department, Dublin PL
Police Service, Alameda County Flood Control
District Zone 7, and Dublin San Ramon Services
District.
37. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit six (6) sets of Building
construction plans to the Building Department for Permits
plan check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how all Conditions of
Approval will or have been complied with.
Construction plans will not be accepted without the
annotated resolutions attached to each set of plans.
ApplicantlDeveloper will be responsible for
obtaining the approvals of all participating non-City
agencies prior to issuance of building permits.
10
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
~'TL[C'~Q1~S COl51D~'IQNS
38. Decorative Street Lights. Applicant/Developer PW Completed
shall install streetlight per the approved decorative before
streetlights approved under tract no. 6925 except that installation of
the poles shall be painted metal. A street lighting the light poles
plan which demonstrates compliance with this
conditions shall be submitted prior to installation of
any street lights ins the tract and shall be subject to
review and approval of the Director of Public Works.
39. Tassajara Road Pavement Improvements. PW Completed
Applicant/Developer shall repair any failed or before
damaged pavement in existing Tassajara Road occupancy of
marked in the Feld by Public Works Inspectors to the the 1 ~' building
satisfaction of the Director of Public Works from unit.
North Dublin Ranch Drive to the City Limit Line.
The Applicant/Developer shall have the failed
pavement surface removed and over-layed with
asphalt and geofabric to the satisfaction of the
Director of Public Works. This same section shall be
slurry sealed and restriped to meet City street
standards to the satisfaction of the Director of Public
Works.
40. City of Pleasanton. The Applicant shall obtain a Completed
quit claim or other release from the City of before
Pleasanton for the encroachment of Lots 116 and 117 residential
onto the area encumbered by an existing license occupancy of
agreement between Chang Su O Lin, Hong Lien Lin, the first
and Hong Yao Lin, and the City of Pleasanton building on lot
recorded via Series No. 92-378024 at the Alameda 116 or 117
County Recorder's Office. Applicant/Developer
shall show appropriate evidence of said quit claim or
release from the City of Pleasanton and provide said
document to the Public Works Director.
41. Utility Service -Reservoir. The Applicant shall Completed
work with DSRSD to provide all utility services before
within the public right-of--way necessary to serve the approval of
water reservoir parcel identified as Parcel "B". In Improvement
addition, the applicant shall work with DSRSD to Plans.
install a driveway approach to provide convenient
vehicle access to Parcel "B". DSRSD shall approve
the design of said improvements prior to the Public
Works Director's approval of the Improvement Plans.
11
PASSED, APPROVED AND ADOPTED this _'" day of , 2000.
AYES: Cm
NOES:
ABSENT: Cm
Planning Commission Chairperson
ATTEST:
Community Development Director
g:00-14resosdr
12
Tract 6961 (Neighborhood L-6)
Dublin Ranch- Phase I
Site Development Review
Submittal Application
MSSH DUBLIN DEVELOPMENT LLC
May 2000
ATT~~H~IE~tT ,~
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~~~~~~ ~R ,~~~f~~„
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Tract 6961 (Neighborhood L-6)
Table of Contents
Application Forms
Planning Application Form
Initial Study- Environmental Information Form, Part 1
Project Descriptions
Site Development Review
Drawing Reductions
Site Development Plan
1 A Spanish Floor Plans
Plan 1 Roof Plans
Plan 1 Fror.~ Elevations
lA Spanish Elevations
1B Tuscan Elevations
1C French Country Elevations
2A Spanish Floor Plans
Plan 2 Roof Plans
Plan 2 Front Elevations
2A Spanish Elevations
2B Tuscan Elevations
2C French Country Elevations
3A Spanish Floor Plans
Plan 3 Roof Plans
Plan 3 Front Elevations
3A Spanish Elevations
3B Tuscan Elevations
3C French Country Elevations
Neighborhood Index
Landscape Development Plan
Landscape Development Plan
DSRSD Water Tank
Neighborhood Entry & Residential Collector
Pilasters, Walls, & Fences
Decorative Street Lights
CITY OF DUBLIN PLANNING APPLICATION FORM
!NOTE: Please discuss your proposal with Planning Staff prior to completing this form. All items on this form
.related to your specific type of application must be completed. Some of the items listed might not apply to your
specific application. Please print or type legibly. Attach additional sheets, if necessary.
I.
TYPE OF APPLICATION:
Administrative Conditional Use Permit [ACUP]
Conditional Use Permit [CUP]
Site Development Review [SDR]
Variance [VAR]
Vesting Tentative Subdivision Map [T MAP]
II. GENERAL DATA
Sign/Site Development Review jSIGN/SDR]
Master Sign Program [MSP/SDR]
Planned Development Rezone [PD REZ]
Rezone [REZ]
General/Specific Plan Amendment [GPA]
A. Address/Location of Property: Dublin Ranch Phase I, Tract 6961, Located immediately east of Tassajara
Road and ±4 000 feet north of I-580
B. Assessor Parcel Number: Portion of 985-3-3-2
C. Site Area: 24.4 ac. D. Zoning: See attached E. General Plan Designation: See attached
F. Existing/Proposed Use of Property: See attached
G. Existing Use of Surrounding Properties: See attached
III. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT
A. PROPERTY OWNER: In signing this application, I, as Property Owner, certify that I have full legal capacity
to, and hereby do, authorize the filing of this application. I understand that conditions of approval are binding. I agree
to be bound by those conditions, subject only to the right to object at the hearings or during the appeal period. I further
certify that the information and exhibits submitted are true and correct.
Note: All Property Owners must s~ if property is jointly owned)
Name: Kev' ers ~ Capacity: Vice President of Community Development
Company: SS UBLIN DEVELOPMENT LLC Phone: (925) 373-2525
Addre 215 as Positas Ct. ,#T Fax: (925) 373-2555
CA 940
~vf2 /-r % c ;,~ ~'~: 7~ .25 Date: ~Z Z 5 ~
B. APPLICANT (OTHER THAN PROPERTY OWNER): In signing this application, I, as Applicant, certify that
I have obtained written authorization from the property owner and have attached separate documentation showing my
full legal capacity to file this application. I agree to be bound by the conditions of approval, subject only to the right to
object at the hearings or during the appeal period. 1 fi~rther certify that the information and exhibits submitted are true
and correct.
Name: Charlie A. Shea
Company: SHEA HOMES L.P:
Address: 2155 Las~Positas Ct., #T
Livexr11o3~CA~94550
;~ 1 ,
Signature: ~` ~ , '~,
.~-
Capacity: Community Development Manager
Phone: (9251373-2525
Fax: (925) 373-2555
Date: ~ /~? ~~ ~~:~ ~,
O: \2000\ 19106\Submittals\6961planapp.doc
ATTACEIMENT
City of Dublin Planning Application Form Continued
II.
D. Existing zoning district is PD Single Family Residential (PA 95-030).
E. Existing General Plan designation is Low Density Residential.
F. Existing property use is vacant land. The proposed use is Single Family Residential.
G. Existing uses of surrounding properties include single family residential, equestrian
center, vacant land and cattle grazing.
O: A2000\ 19106\Submii~tals'~.6461 planaop.doc
Application Name: Dublin Ranch Phase I, Tract 6961 (L-6)- Site Development Review
Initial Study
(ENVIRONMENTAL INFORMATION FORM -PART 1)
(To be completed by Applicant pursuant to City of Dublin
Environmental Guidelines Section 1.6)
Date Filed: December 13, 1999
GENERAL INFORMATION:
1. Name and address of authorized representative of property owner:
Charlie Shea SHEA Homes, LP, 2155 Las Positas Ct., #T, Livermore, CA_94550
2. Address of Project: East Side of Tassaiara Road, 4000 Feet ± North of I-580.
3. Name, address and telephone number of person to be contacted concerning this
project:
Charlie Shea iim Templeton/Jason Cole
SHEA HOMES MacKay & Somps
2155 Las Positas Ct., #T 5142 Franklin Dr., Suite B
Livermore, CA 94550 Pleasanton, CA 94588
(925)373-2525 (925) 225-0690
4. List and describe any other related permits and other public approvals required for
this project, including those required for this project, including those required by
city, regional, state and federal agencies:
Regional Water Quality Control Board - NPDES and Section 401 Clean
Water Certification; and Utility Service from DSRSD
O:A 2000'x' 9106 ~ 5ubmi ttals'•, o961eir.d K
5. Existing Zoning District: PD Single Family Residential
6. Description of Project: (Include site area, uses, size and number of buildings,
parking, number of dwelling units, scheduling, and any other information necessary
or helpful to understand project. This attached description must be complete and
accurate. Exhibits or photographs should be identified and attached.)
Tract 6961 (Neighborhood L6) is comprised of 24.1 acres of residential
development and 0.3 acres of open space landscape parcels for a total of 24.4
acres. The project has 117 detached, single family units on 60' x 100' lots.
Designated uses include single family residential, open space landscape areas
and roads.
7. Are the following items applicable to the project or its effects? Discuss below
all items checked (attach additional sheets as necessary).
_All of the following items are addressed in the program EIR prepared for the
Eastern Dublin General Plan Amendment/Specific Plan.
Yes No
1. Change in existing features of any bays, tidelands,
beaches, lakes or hills, or substantial alteration of
ground contours.
2. Change in scenic views or vistas from existing
residential areas or public lands or roads.
3. Change in pattern, scale or character of general area of
project.
4. Significant amounts of solid waste or litter.
5. Change in dust, ash, smoke, fumes or odors in
vicinity.
6. Change in ocean, bay, lake, stream or ground water
quality or quantity, or alteration of existing drainage
patterns.
7. Substantial change in existing noise or vibration levels
in the vicinity.
S. Site on filled land or on slope of 10 percent (10%) or
more.
O:' 2000A 1 P t 06'~Sub muhls : n951 eir.doc
9. Use of disposal of potentially hazardous materials,
such as toxic substances, flammables or explosives.
10. Substantial change in demand for municipal services
(police, fire, water, sewage, etc.).
11. Substantial increase in fossil fuel consumption
(electricity, oil, natural gas, etc.).
12. Relationship to larger project or series of projects.
ENVIRONMENTAL SETTING:
8. Briefly describe the project site as it exists before the project, including
information on topography, soil stability, plants and animals, and any cultural,
historical or scenic aspects. Describe any existing structures on the site, and the use
of the structures. If necessary, attach photographs of the site.
See DEIR for Eastern Dublin GPA/Specific Plan, pages 2-2 and 2-3 and Eastern
Dublin Specific Plan, pages 5 and 6.
9. Briefly describe the surrounding properties, including information on plants
and animals, any cultural, historical or scenic aspects and the type of land use.
See Eastern Dublin Specific Plan, pales 5-7 and DEIR for Eastern Dublin
General Plan Amendment/Specific Plan, 2-2
CERTIFICATION: I hereby certify that the statements furnished above and in the
attached exhibits present the data and information required for this initial evaluation
to the best of my ability, and that the facts, statements and information presented are
true and correct to the best of my knowledge and belief.
Dated: ~2I ~~ ~ ~~
~~~ /~ ,
Signature --
Charlie Shea
Print Name
Community Development Manager, SHEA HOMES
Title/Company
Dublin Ranch- Phase I, Tract 6961 Site Development Review
Dublin Ranch- Phase I, TRACT 6961
Site Development Review
Project Description
A. The Dublin Ranch Phase I project contains approximately 230 acres of valley
bottomland which gently rises to rolling foothills and is located in the western portion
of the East Dublin Annexation Area. Phase I is bordered by existing Tassajara Road
to the west, the future Fallon Road extension to the east, designated school and
residential uses on the south, and designated open space areas to the north. A mixture
of single family and medium density housing, a neighborhood park, a private
community recreation facility, an elementary school and open space are present.
This specific project area is located within the northern portion of Phase I, bounded
by hillside open space to the north, west and east, and single family residential lots to
the southeast (Neighborhood L-1) and south (Neighborhood L-2). Neighborhood
access will be provided from North Dublin Ranch Drive and a local residential street
connection to the L-1 neighborhood.
A land use summary of this site development review application is as follows:
Neighborhood Acres Units Min. Lot Size
L6 Neighborhood (Tract 6961)
25.1 117 6,000 sq. ft.
B. Not applicable
C. Not applicable
D. The design of this project and its improvements are not expected to cause serious
public health problems as no land uses requiring the use or manufacturing of toxic
materials are planned to occur on site.
E. Tract 6961 is anticipated to provide an enjoyable and attractive neighborhood through
the consistent use of design themes, colors, and materials. The proposed project
offers many beneficial features to the future residents of the site and the rest of the
City of Dublin including human scaled architecture, pedestrian access and adjacency
to open space.
5961 sdrarotdes.doc Pale 1 Project Description
Dublin Ranch- Phase I Tract oy61 Site Development Review
The layout of streets and pedestrianways directs residents and guests toward
neighborhood amenities. The designed relationship between streets and homes is
intended to enhance the human scale of the neighborhood and cater to the pedestrian.
Landscape elements will spark visual interest along the streetscape and provide an
attractive environment for both residents and visitors. The use of vegetation, paving,
soundwalls, street lighting, signage, and fences will coordinate with the architectural
theme and connect to the existing site vegetation and open space.
Access to the project area will be provided from North Dublin Ranch Drive, an
existing two-lane collector, and Penwood Lane, a local residential street that links this
project to the L1 neighborhood. The neighborhood entry to the project will be
constructed to link the project to the residential collector street. North Dublin Ranch
Drive was dedicated and improved with the development of Tract 6925.
An updated traffic impact analysis of the proposed Dublin Ranch Phase I residential
development was undertaken by TJKM as part of the tentative map application. The
purpose of this study was to evaluate the traffic impact of the first phase of the Dublin
Ranch project upon the on-site and off-site street systems as well as to determine what
transportation improvements should be undertaken with the project's traffic impact
fee. The study also included signal warrant analyses for the unsignalized study area
intersections and the project entries.
Refer to I. and J. for more specific information on architecture and landscape features.
F. This site is physically suitable for the type of single family residential development
proposed.
A detailed geotechnical investigation of the Phase I project area was undertaken by
Berlogar Geotechnical Consultants. Based on the findings of this investigation, it was
determined that the project site does not lie within a currently designated "Special
Studies Zone" for active faults as defined by the State of California (1982) and that no
faults exist on the site. In addition, no designated flood hazard zones exist within the
limits of the project site. Residual natural soils consisting primarily of expansive silty
clay were encountered in test pits excavated on ridges and spur ridges, while colluvial
deposits were found typically in swales and valleys. Bedrock encountered consisted
of interbedded claystone and sandstone as well as sandstone with minor interbedded
conglomerate. Five small, localized areas of unstable soil within the Phase I area
have been identified, none of which exist within the project application area. These
are dormant, near surface "landslides" characterized by subtle topographic
irregularities that have been modified by erosion and vegetative overgrowth.
Over the past seven years H.T. Harvey & Associates has undertaken various
biological surveys on the Dublin Ranch property relative to special status plants and
wildlife species as well as a delineation of areas subject to U.S. Army Corps of
Engineers jurisdiction. No special status plants were found within the Dublin Ranch
property. With respect to special status amphibian and reptile surveys, neither red-
6961 sdrprojdes.doc Page ' Project Description
Dublin Ranch- Phase 1, Tract 6y61 Site Development Review
legged frogs nor Southwestern pond turtles were found within the project area.
Additionally, no California tiger salamanders were found during the surveys.
Previous surveys of the Dublin Ranch property and surrounding areas undertaken in
accordance with agency protocol did not detect the presence of the San Joaquin kit
fox; a federal endangered and state threatened species. Based on the negative results
of these studies, there will be no impacts to the environment or wildlife.
G. This Tract is not within the Tassajara Road or Fallon Road scenic corridor as defined
in the Eastern Dublin Scenic Corridor Policies and Standards. However, this tract
falls under policies protecting visually sensitive ridgelands within Eastern Dublin.
Many of the relevant viewshed issues and concerns were previously addressed in the
viewshed analysis prepared for the Dublin Ranch Area A P.D. approval.
Exhibits produced as part of this study effort accurately show what the viewer would
actually see along their sight line and at each viewpoint. Proposed grading areas and
limits of development are also identified. These exhibits show what portions of the
development area will be visible from each viewpoint, what areas will be hidden by
existing land forms to be retained and what portions of the visually sensitive
ridgelands are visible under proposed conditions. Phase I boundary limits, proposed
site grading, proposed residences along the limits of Phase I as well as some perimeter
portions of Phase I and the boundaries of the area designated "visually sensitive
ridgelands - no development" are also depicted.
The results of this analysis have demonstrated that the project complies with visual
resource policies of the Specific Plan and Eastern Dublin Scenic Corridor Policies and
Standards. In particular, the following observations were made with respect to these
policies:
- The analysis shows that significant portions of the area designated as "visual
sensitive ridgelands- no development" are not visible from many of the
designated viewpoints under existing conditions.
- The proposed development minimizes obstruction of scenic views.
- Proposed terraced or stepped neighborhoods are clearly evident as shown in
the various exhibits, appear to conform to existing landforms, and are typically
separated by graded slope transition areas which will be revegetated with
appropriate vegetation.
- With respect to visual impacts resulting from grading to accommodate the
proposed development concept, the enclosed exhibits graphically illustrate
that graded slopes are contoured to resemble existing landforms in the
immediate area. Gradual transitions from graded areas to natural slopes are
utilized, graded slopes are contoured to blend into existing landforms, and cut
and fill heights are minimized as much as possible.
6961sdrprojdes.~loc Pa,ye 3 • Project Description
Dublin Ranch- Phase 1. Tract 6961 Site Development Review
H. Existing land use within the project area was vacant grasslands. Previous land uses
were predominantly agricultural, consisting of cattle grazing and dry farming of grain
and hay crops. No residences or other structures exist within the project area.
Currently, the project site is being developed.
The project site is located slightly above a slope that parallels Tassajara Road. This
area drains from north to south via a closed conduit system installed with Tract 6925.
The area lies east of the slope and is not directly visible from large portions of
Tassajara Road. The project design maintains and embellishes the seclusion of this
area by preserving the slope feature as part of the project's open space. Average
existing grade change through the project is approximately four percent. The
previously noted slope feature forms the western boundary of this area, while the
eastern border is formed by a slope upward to a plateau that is the site of future
development.
Adjoining properties to the south and west currently consist of a combination of open
space and residential uses. Further to the west, on the opposite side of Tassajara
Road, existing land uses include County governmental surplus property, a horse
boarding/ training operation, agricultural fields, firewood storage/sales operation and
rural single family residences.
I. The L-6 neighborhood of Dublin Ranch Phase I incorporates three unique
architectural styles. The intention of the overall design is to emphasize the site's
characteristics and strengthen the total image of the development. The diverse
building massing and plan orientation of residential units are organized to create
friendly, visually pleasing perspectives.
This neighborhood consists of three different plans with various options available.
The plan 1 ranges in total square feet from 3,818 up to 4,016 with the inclusion of an
optional office/ guestroom. The plan 2 square footage begins at 3,843 and, with the
optional sixth bedroom, goes up to 4,015. The plan 3 begins at 3,906 square feet and
increases to 4,070 with an optional office/ guestroom. The elevation styles are
Spanish Colonial, Tuscan, and French Country. All plans are two story and feature
differing garage configurations to break up the streetscape and create visual interest.
The corner units were designed to increase visibility and soften the edges of the
corners with a layering of setbacks.
The Spanish Colonial style is a very lively and eclectic style of architecture which
borrows from Renaissance, Spanish Mediterranean, Moorish, Latin American, and
Byzantine precedents. This style became very popular in California in the early 1900s
and its appeal has continued to this day. Design characteristics of this style include
shallow pitched roofs with barrel roof tiles and rustic rafter tails, corbels and other
decorative plaster detailing, arch top openings, decorative wrought iron detailing,
simple stucco massing in light neutral colors, decorative clay or ceramic the detailing
at gable ends, and rustic shutters in contrasting accent colors.
+~961surnroides.doc Page 4 Project Description
Dublin Ranch Phase 1 Tract 6961 Site Development Review
The Tuscan style of architecture is inspired by the simplicity and richness of the
hillside houses and villas of Tuscany. Design characteristics include shallow to
medium pitched roofs with flat or barrel terra cotta toned roof tiles and plaster
cornice, simple window patterns with arch tops at special openings, simple wrought
iron railings at balconies and potshelves, shutters at some openings for accent color,
and minimalist trim and decorative details.
The French Country style of residential architecture derives its identifying elements
from houses found in rural France. Design characteristics include higher pitched
roofs with flat roofing tiles simulating slate or wood shake and simple plaster cornice,
a combination of flat and arched window tops with flat arch openings at focal points,
gable forms with proportionally more plain stucco mass than opening and a
decorative vent detail near the apex, use of masonry veneers to recall the stone
construction of French farm houses, use of lintel elements at openings to recall
methods of masonry construction, simple wrought iron detailing, and shutters used for
accent color.
Exterior colors and materials for all styles are earthtone in nature, consisting of
beiges, tans, taupes, and browns. The massing is expressed in simple detail to lend a
soft appearance and not distract from the strength of the overall land plan or building
forms.
J. The beauty of the existing rolling topography and natural countryside is the basis for
the overall. Dublin Ranch landscape concept and planting themes. Rows of trees
delineating entries and streets depict an historical, orchard-like appearance, and create
a sense of community, while maintaining the continuous visual image of a shaded
collector street.
Patterns and textures within Dublin Ranch have been chosen to complement the
proposed architectural styles and the selected "upscale rural" theme. Pilasters, walls
and fences are part of the common elements that compose the consistent community
theme. Open rail fences, the predominate fence type, are provided to maintain vistas
to the natural and man-made landscape while providing visual relief along traffic
corridors and open spaces.
Stone and stucco are repetitive materials used throughout Dublin Ranch, which
reinforce the design of the community. Whether they are in the form of the stucco
community wall with stone and stucco pilasters, rail fences with stone pilasters, or
identity gateway pilasters, these materials provide a unified appearance while creating
a classic and livable community.
The choice of signage creates a hierarchy within Dublin Ranch. Stone monument
sign walls identifying the community will be located within medians of the entries
located along Tassajara Road. The subtle simplicity of neighborhood entries, single
family and medium density, repeat key elements, from the community entries such as
open rail fences and stone and stucco entry pilasters. Ornamental plaques on stone
h5'61sdr?rojde~.tloc Pine 5 ~ ~°-oject Descr~~tiaa
Dublin Ranch- Phase I Tract 6y61 Site Develoament Review
and stucco pilasters will display the Dublin Ranch logo and either the neighborhood
name or logo.
Indigenous and horticulturally adaptive plant materials serve as unifying elements
throughout Dublin Ranch. Trees will define a hierarchy of entries, streets, and
neighborhoods providing individuality and distinctiveness. A double row of shade
trees will be planted on each side of the walk along the collector road to provide a
pedestrian friendly environment and sense of community. Each neighborhood will
create its own identity through the use of a single species of street tree with no two
neighborhoods having the same tree.
Planting adjacent to rail fences abutting open space will act as a transition to the
natural landscape and intermittent stream corridors. Oak trees, native to the Tassajara
hills, have been incorporated into the plant palette to reflect the historical landscape of
the Tri-Valley. Masses of planting within landscaped parkways are designed for
viewing at a higher rate of speed while providing visual interest for the pedestrian.
K. A Phase II site assessment of the Dublin Ranch Phase I area has been conducted by
Berlogar Geotechnical Consultants to determine the presence of any on-site hazardous
waste and substance sites. The findings of this study indicate that no problem sites
were found. In addition, an environmental records search was conducted by Berlogar
Geotechnical Consultants to determine if the site was included on a list of hazardous
waste and substance sites. The results of this search indicated that neither the project
site nor any areas within a two mile radius of the center of the site are listed as a
hazardous site, hazardous material generator or transporter, or known underground
storage tank leaks.
General Issues
Master CCRs- A copy of the Development Declaration of Covenants, Conditions and
Restrictions (CCRs) for use by builders to establish control over the merchant home
builders buying superpads had been prepared. Subsequent CCRs have been prepared
which cover the individual neighborhoods.
6961sdrproides.doc Page 6 • Project Description
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