HomeMy WebLinkAbout8.2 Attch 7 Dub Rch No Annexation Area Booklet PA 08-045 Dublin Ranch No. Annexation AreaDUBLE14, RANCH NORTH
ANNEXATIONAREA.
General Plan/Eastern Dublin Specific Plan Amendments,
Stage 1 Planned Development Rezone,
Stage 2 Planned Development Rezone
Vesting Tentative Map
Prepared for-
Hong Yao Lin
Hong Lien Lin
Prepared by.,
MacKay & Somps
November 2009
ATTACHMENT 7
RECEIVED
OL 2 7 ?009
DUBLIN PLANNING
DUBLIN RANCH NORTH
ANNEXATION AREA
Table of Contents
Application Forms/Project Reference
Planning Application Form
Initial Study - Environmental Information Form, Part I
Project Reference
Vicinity Map
Aerial Photograph, Photo Key and Site Photographs
General Plan/Eastern Dublin Specific Plan Amendment
Project Description
Existing and Proposed Land Use Comparison
General Plan Amendment
Eastern Dublin Specific Plan Amendment
Stage 1 Planned Development & Stage 2 Planned Development
Project Description
Findings Statement
Stage 1 Development Plan
Stage 2 Development Plan
Preliminary Landscape Plan/Street Sections
Ownership and Maintenance Plan
Land Use and Design Standards
Permitted and Conditional Land Uses
Site Development Standards
Landscape and Open Space Standards
Architectural Design Standards
Vesting Tentative Map
Project Description
Title, Notes, Sheet Index, Details
Site and Utility Plan
Grading Plan
Table of Contents
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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.
If you are currently working with a Planner on a pre-application project, please schedule an appointment prior to submitting your
application.
I. TYPE OF APPLICATION:
Pre-application Review [Any type] Sign/Site Development Review [SIGN/SDR]
Conditional Use Permit [CUP] Master Sign Program [MSP/SDR]
Site Development Review [SDR] X Planned Development Rezone [PD REZ]
Variance [VAR] Rezone [REZ]
X Tentative Subdivision Map [T MAP] X General/Specific Plan Amendment [GPA]
II. GENERAL DATA
A. Address/Location of Property: Fallon Road approximatel y 1.5 miles north of I-580
B. Assessor Parcel Number(s): 985-0028-003-02
C. Site Area 158 acres D. Zoning: Alameda County Zoning: Agriculture E. General Plan Designation:
Rural Residential/Agriculture Low Density Residential
F. Existing/Proposed Use of Property: Cattle Grazing/Estate Residential and Open Space with
Conservation Easement Water Agency Tank Facility
G. Existing Uses of Surrounding Properties: Medium and Low Density Residential, Open Space, Rural
Residential/Agriculture
H. Within 1,000 feet of a military installation (Camp Parks)? No I. Military Notification Required?)? No
in. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT
A. PROPERTY OWNER: In signing this application, I, as Property Owner, certify that 1 have full legal capacity to, and
hereby do, authorize the filing of this application. I understand that conditions of approval are binding. 1 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: AM Property Owners must sign if property is jointly owned)
Capacity:
Company: Phone: ( )
Email: Fax: ( )
Address:
Signature:
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 further certify that the information and exhibits submitted are true and
correct.
Name: Mr. James Tong Title: Authorized Representative
Company: Phone: (925) 463-1666
Email:
Fax: (925) 463-9330
Address: 4690 Chabot Drive Suite 100, Pleasanton, CA 94588
Signature:
P:\19317-0\office\Submittals\PD 1 \PAF-2.doc
Name: Title: Authorized Representative
Company: Dublin San Ramon Services District(DSRSD) Phone: (925) 828-0515
Email:
Fax:
Address: 7051 Dublin Blvd. Dubli _ CA 94568
Signature:
P:\19317-0\office\Submittals\PD 1 \PAF-2.doc
Application Name: Dublin Ranch North - Request for Annexation/Attachment,
General Plan/Eastern Dublin Specific Plan Amendment, Stage 1
Planned Development Rezone, Stage 2 Planned Development
Rezone Vesting Tentative May, and Development Agreement
Initial Study
(ENVIRONMENTAL INFORMATION FORM - PART 1)
(To be completed by Applicant pursuant to City of Dublin
Environmental Guidelines Section 1.6)
Date Filed: Sentember-. 2M rev. April 2009
GENERAL INFORMATION:
1. Name and address of authorized representative of property owner:
Mr. James Ton a, 4690 Chabot Drive, Suite 100, Pleasanton, CA 94588
DSRSD, 7051 Dublin Blvd. Dublin,CA 94568
2. Address of Project: 6582 Tassaiara Road approximately 1.5 miles north of
I-580
3. Name, address and telephone number of person to be contacted concerning this
project:
Marty Inderbitzen Lisa Vilhauer
Attorney at Law MacKay & Somps
P.O. Box 1537 5142 Franklin Dr., Suite B
Pleasanton CA 94566 Pleasanton, CA 94588
(925) 485-1060 (925) 225-0690
4. List and describe any other related permits and other public approvals
required for this project, including those required by city, regional, state and
federal agencies: Site Development Review, Regional Water Quality
Control Board- NPDES Permit and Section 401- (Clean Water
Certification)
5. Existing Zoning District: Alameda County Zoning: Agriculture
PA19317-0\office\Submitta1s\PD 1 \E I F-1.doc
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.)
Dublin Ranch North Annexation Area is an approximately 158 acre residential
and open space project. Four estate residential lots, totaling approximately 30
acres, will be surrounded by about 128 acres of open space that will be placed
into a permanent conservation easement for the protection of wildlife. The
Eastern Dublin Specific Plan assumed the development of 68 units on the Dublin
Ranch North property. The Applicant is proposing to cluster development of 4
units in the northwestern portion of the project site, which results in the
reduction of 64 units on the site. The applicant has proposed that the unused 64
units be available for use in other portions of Dublin Ranch. Once an
appropriate site for the location of these 64 units has been identified, an analysis
of the site will determine what, if any, additional amendments and studies will
be required before the units may be approved for final location.
7. Are the following items applicable to the project or its effects? Discuss below
all items checked (attach additional sheets as necessary).
Yes No
_X 1. Change in existing features of any bays, tidelands, beaches, lakes or
hills, or substantial alteration of ground contours.
X 2. Change in scenic views or vistas from existing residential areas
_ or public lands or roads.
X 3. Change in pattern, scale or character of general area of project.
X_ 4. Significant amounts of solid waste or litter.
X 5. Change in dust, ash, smoke, fumes or odors in vicinity.
6.
X Change in ocean, bay, lake, stream or ground water quality or
_ quantity, or alteration of existing drainage patterns.
X 7. Substantial change in existing noise or vibration levels in the vicinity.
X 8. Site on filled land or on slope of 10 percent (10%) or more.
_X 9. Use or disposal of potentially hazardous materials, such as toxic
substances, flammables or explosives.
X 10. Substantial change in demand for municipal services (police, fire,
water, sewage, etc.).
X_ 11. Substantial increase in fossil fuel consumption (electricity, oil,
natural gas, etc.).
_X 12. Relationship to larger project or series of projects.
PA19317-0\office\Submitta1s\PD1 \EI F-1.doc
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. Also refer to attached
photographs of affected land areas for data regarding existing site
conditions.
9. Briefly describe the surrounding properties, including information on plants
and animals, any cultural, historical or scenic aspects and the type of land use.
Refer to the Eastern Dublin Specific Plan pages 5 through 7. DEIR for
Eastern Dublin GPA/Specific Plan. pages 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:
Signature
James Tong
Print Name
Authorized Representative
Title/Company
Signature
Print Name
DSRSD Representative
Title/Company
PA19317-0\office\Submitta1s\PD1 \EIF-1.doc
Discussion of applicable items relevant to the project as identified in Item 7.
1. Change in existing features of any bays, tidelands, beaches, lakes or hills, or substantial
alteration ofground contours.
Portions of the residential area will be graded to allow the provision of vehicular access and
development envelopes. Approximately 10 acres of the 157.7 acre project site will be
disturbed by grading. This includes approximately 7 acres to create the access road and the
building pads and an additional 3 acres for remedial grading as recommended by the
geotechnical engineer.
2. Change in scenic views or vistas from existing residential areas or public lands or roads.
Four estates and an access road will be placed upon a hillside.
6 Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of
existing drainage patterns.
Portions of the residential area will be graded to allow the provision of vehicular access and
development envelopes, thus changing water quality and existing drainage patterns.
8. Site on filled land or on slope of 10 percent (10%) or more.
Site grading will create areas of fill and occur on slopes greater than 10% gradient.
PM 9317-0\office\Submitta1s\PD1 \EIF-1.doc
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Dublin Ranch North Annexation Area • November
2009
Dublin Ranch North Annexation Area
Written Statement
for a General Plan/Eastern Dublin Specific Plan Amendment
Introduction
The Dublin Ranch North Annexation Area is an estate residential and open space
project comprised of two properties totaling approximately 157.7 acres within the
Eastern Dublin General Plan Amendment area. The first property, the Dublin Ranch
North Lin Property (formally known as the Redgewick Property) is 157.2 acres. The
second property is a .5 acre parcel owned by DSRSD and consists of a Zone 3 DSRSD
water tank and access road. There is no further development proposed on the DSRSD
parcel. The property is currently within Alameda County, and is the last remaining
development parcel within the Eastern Dublin Specific Plan area to be annexed into the
City. The amendments are being requested to redesignate the uses from Low Density
Residential and Rural Residential/Agriculture to Estate Residential and Open Space to
reflect the placement of a conservation easement on the majority of the Dublin Ranch
North property and the resulting residential densities. The Eastern Dublin Specific Plan
assumed the development of 68 units on the Dublin Ranch North property. The
Applicant is proposing to cluster development of 4 units in the northwestern portion of
the project site, which results in the reduction of 64 units on the site. The applicant has
proposed that the unused 64 units be available for use in other portions of Dublin
Ranch. Once an appropriate site for the location of these 64 units has been identified,
an analysis of the site will determine what, if any, additional amendments and studies
will be required before the units may be approved for final location.
This General Plan and Eastern Dublin Specific Plan amendment submittal is being
processed concurrently with a Stage 1 Planned Development Rezone, Stage 2 Planned
Development Rezone, and Vesting Tentative Map applications; request for Annexation
to the City of Dublin and DSRSD, a Development Agreement and a Pre-Annexation
Agreement.
The project site is located near the northerly end of Fallon Road, and is bisected by a
tributary to Tassajara Creek referred to as the Northern Drainage and sits north of
Dublin Ranch Area A. The site abuts Phase 4 of Silvera Ranch and Tassajara
Crossings to the west, Casamira Valley to the north, and Alameda County (Doolan
Canyon) to the east.
Specific amendments to the General Plan and Eastern Dublin Specific Plan are
included with this submittal and can be found in the following documentation.
Page 1 • General Plan/Eastern Dublin Specific Plan Amendments • Written Statement
Dublin Ranch North Annexation Area • November
2009
a. List the proposed changes to General Plan/Specific Plan designations and
policies, as needed.
Following are the primary reasons for the map and text changes. Please refer to the
attached sheets for greater details of the changes to be made.
1. Redesignate and rezone the Rural Residential/Agriculture use to PD-Open Space.
2. Amend the Eastern Dublin Specific Plan to include Estate Residential, a designation
permitted under the Dublin General Plan.
3. Redesignate and rezone Single Family Residential to PD- Estate Residential.
b. Reasons for proposing General Plan/Specific Plan Amendment.
1. The General Plan and Eastern Dublin Specific Plan currently designate the majority
of the site to be Rural Residential/Agriculture (143.2 acres). This designation could
affect the existing natural conditions on the property by not adequately protecting
the sensitive environmental features on the site. The current development plan
proposes to redesignate this land use to PD-Open Space. This would allow for the
protection, management, and health of the environmental systems currently in place
on the site and those to be added, while eliminating the one rural residential unit
from the site. A conservation easement will be placed upon the Dublin North
Property Open Space Parcel and will remain in perpetuity.
2. The Eastern Dublin Specific Plan residential land use categories experience a gap
of densities between the different designations. Specifically, Rural
Residential/Agriculture's density is only listed as 0.01 du/ac and then the density
jumps to Single Family with a density range of 0.9 to 6.0 du/ac. This creates a
density gap between 0.01 and 0.9 units per acre, which is where this project density
proposal falls. The specific plan states that "in situations where policies or
standards relating to a particular subject have not been provided in the Specific
Plan, the existing policies and standards of the City's General Plan and Zoning
Ordinance will continue to apply." This permits all use designations and policies
under the General Plan to be applied, of which the designation Estate Residential,
with a density range of 0.01-0.8, is appropriate. The zoning for the residential
component of this Project is proposed to be PD- Estate Residential. The Eastern
Dublin Specific Plan assumed the development of 68 units on the Dublin Ranch
North property. The Applicant is proposing to cluster development of 4 units in the
northwestern portion of the project site, which results in the reduction of 64 units on
the site. The applicant has proposed that the unused 64 units be available for use in
other portions of Dublin Ranch. Once an appropriate site for the location of these 64
units has been identified, an analysis of the site will determine what, if any,
additional amendments and studies will be required before the units may be
approved for final location.
Page 2 • General Plan/Eastern Dublin Specific Plan Amendments • Written Statement
Dublin Ranch North Annexation Area • November
2009
c. How will the General Plan/Specific Plan Amendment benefit the City of
Dublin?
1. The proposed land use revisions will create a project that is compatible with existing
site conditions. These amendments will enhance the natural environment by
preserving sensitive environments and tributary corridors, and protecting certain
animal species by providing natural areas that are placed under a conservation
easement.
2. Land uses are arranged in a more appropriate pattern to relate to existing site
conditions, environmental and infrastructure constraints, and City goals and
policies. The proposed plan is more sensitive and functional because of this.
3. By adjusting the development area and densities on these properties, the resulting
land plan will provide a physical and visual continuation of the open space and
rolling hills in the East Dublin area. The lands upon which the transferred
residential units are placed will be more suitable for development in terms of
physical constraints and location.
4. The proposed project improves upon the current land use designations by
considering more accurate and current topographic maps, surveys, and
environmental concerns to determine the actual limits of development.
d. Address each element of the General Plan and policy of an applicable Specific
Plan of the City of Dublin and describe how each element/policy will be affected
by the proposed amendment.
Applicable General Plan Elements:
Land Use Element
• Revises and adjusts land use designations on project area.
• Exchanges Rural Residential/Agriculture to Open Space on project site.
• Reduces the number of residential units of this project and relocates to more
appropriate sites.
Parks and Open Space Element
• Continues preservation of open space and natural resource policies.
• Provides permanent open space area.
• Preserves rolling hills.
Environmental Resources Management-Conservation Element
• Protects and creates riparian vegetation within tributary corridors.
• Preserves and increases habitat values.
• Preserves and enhances aesthetic resources.
Page 3 • General Plan/Eastern Dublin Specific Plan Amendments • Written Statement
Dublin Ranch North Annexation Area • November
2009
Eastern Dublin Specific Plan Policies:
Policy 4-1: Maintain a reasonable balance in residential and employment-generating
land uses by adhering to the distribution of land uses depicted in Figure 4-1, Land Use
Map.
Proposed land uses are generally those depicted in Figure 4-1. The proposed project
creates an environmentally superior alternative to the Specific Plan. The Eastern
Dublin Specific Plan assumed the development of 68 units on the Dublin Ranch North
property. The Applicant is proposing to cluster development of 4 units in the
northwestern portion of the project site, which results in the reduction of 64 units on the
site. The applicant has proposed that the unused 64 units be available for use in other
portions of Dublin Ranch. Once an appropriate site for the location of these 64 units
has been identified, an analysis of the site will determine what, if any, additional
amendments and studies will be required before the units may be approved for final
location.
Policy 4-5: Concentrate residential development in the less environmentally constrained
portions of the plan area, and encourage cluster development as a method of reducing
or avoiding impact to constrained or environmental sensitive area. Also consider the
use of Transfer of Development Rights (TDR's) in areas designated as Rural
Residential/Agriculture or Open Space.
This plan proposes the relocation and concentration of residential development from an
environmentally constrained site to ones less environmentally constrained. Lands
where the units are transferred from, and not reserved for proposed residential uses,
will be rezoned to Open Space. Proposed units are limited to the west facing hill on the
project in the northwestern corner.
Policy 4-26: Maintain sufficient land for housing in reasonable relationship to jobs
(employment generating uses) in the eastern Dublin area.
Although the residential density and units designated for this site will be reduced, these
units are not lost. Rather, they will be transferred to a more compatible site for
development. Alternative sites within Dublin Ranch are closer to employment
generating uses, services, and retail uses than the originally designated site on Dublin
Ranch North Annexation Area.
Policy 6-1: Establish a continuous open space network that integrates large natural
open space areas, stream corridors, and developed parks and recreation areas.
The elimination of Rural Residential/Agriculture and the subsequent use of PD-Open
Space ensures the provision, preservation and management of a permanent open
space area and corridor that links to other eastern Dublin open space areas and to the
City as a whole.
Policy 6-2: Locate development so that large, continuous open space areas/corridors
are preserved. Avoid creating open space islands. Encourage single loaded streets in
areas adjacent to open space, rural residential, and agricultural lands.
See above comments to Policy 6-1.
Page 4 • General Plan/Eastern Dublin Specific Plan Amendments • Written Statement
Dublin Ranch North Annexation Area • November
2009
Policy 6-9: Natural stream corridors, ponds, springs, seeps, and wetland areas, as
shown in Figure 6.2, shall be preserved wherever possible...
See above comments to Policy 6-1.
Policy 6-10: Riparian and wetland areas shall be incorporated into greenbelt and open
space areas as a means of preserving their hydrologic and habitat value...
See above comments to Policy 6-1.
e. Describe how the proposal will be compatible with surrounding land uses,
enhance the development of the general area, and create an attractive and
safe environment.
The Proeict is surrounded by a range of uses extending from urban to rural. To the
south, Dublin Ranch Area A, Golf Course and Phase 1 are developed with low density
residential, recreational, and open space uses. To the west are Silvera Ranch, a
residential project under construction and partially occupied and Standard Pacific, an
approved PD residential project. These projects at completion will be comprised of
varying low and medium residential densities and open space uses. To the north is the
Casamira Valley, an approved PD1 residential project, designated for residential and
open space uses. To the east, Alameda County lands are currently being used for
grazing and rural residential. The proposed project will continue and enhance these
existing and future uses.
Development of the project area will be harmonious with existing and future
development. The site plan for the Dublin Ranch North Annexation Area adheres to the
intent of the General Plan and the Eastern Dublin Specific Plan's goals and policies.
This will ensure that the project will be compatible, both in terms of land use and
physical design, with adjacent development. The proposed mix of estate residential
development and preserved open space will naturally blend with the neighboring
residential developments and open space areas to create a livable and cohesive
project. Additionally, units will be removed from the ridgeline, preserving this important
open space feature and view shed element.
The following chart indicates the proposed land uses and densities for the project as
compared to the currently designated land uses in the General Plan and Eastern
Dublin Specific Plan.
Dublin Ranch North Existing General Plan/
Eastern Dublin Specific
Plan Land Use Proposed General Plan/
Eastern Dublin Specific
Plan Land Use
Gross
Acres Units Gross
Density Acres Units Gross
Density
Estate Residential ------ ------ ------ 30.4 4 .13
Low Density Residential 16.8 67 4 ------ ------ ------
Rural Residential/Agriculture 143.2 1 .01 ------ ------ ------
Page 5 • General Plan/Eastern Dublin Specific Plan Amendments • Written Statement
Dublin Ranch North Annexation Area • November
2009
Open Space ------ ------ ------ 127.3 ------ ------
TOTAL 160.0 68 ------ 157.7 4 ------
The residential portion of the project is proposed as estate residential lots. These units
will be designed to take full advantage of the natural features of the site while creating
minimal impacts to these features. This will be evident in the juxtaposition of units to
open space and topography, and site grading which will strive to follow the natural
contours of the existing landscape.
Dublin Ranch North properties are the last development parcels in the eastern portion
of the City's Sphere of Influence and Eastern Dublin Specific Plan area that has not
been annexed into Dublin. By undergoing this process, the project will complete the
vision of the Eastern Dublin Specific Plan and Dublin General Plan.
f. Discuss the physical suitability of the site for the type and intensity of the land
uses proposed.
The project site is physically suitable for the type and intensity of land use designations
being proposed. The vast majority of the project area will be Open Space. This use
takes advantage of the natural features of the site and will preserve and maintain them.
A portion of the site is designated for Estate Residential. This development will be
clustered on the west facing slope on the site, making use of existing, approved and
logical infrastructure and vehicular access. With the reduced intensity of development,
greater sensitivity can occur in siting and grading.
Berlogar Geotechnical Consultants prepared a Feasibility Level Geotechnical
Investigation report for the property. Based on their research, the document states that
the proposed development is feasible if grading recommendations proposed in the
report are followed. Further research by Berlogar found that no earthquake faults are
mapped on the property. A Phase I Environmental Site Assessment prepared by
Eckland Consultants in 2003 found that no hazardous materials exist on site or within
the applicable radius for study.
g. The potential of the property where the project is proposed located to contain
a hazardous waste and substances site (pursuant to Government Code Section
65962.5).
A Phase 1 Environmental Site Assessment has been conducted on the subject property
by Eckland Consultants. According to the Assessment completed, no registered
hazardous waste or substance sites are known to exist on the property, nor have any
hazardous materials been discovered within or near the project site. A copy of this
report has been submitted to the City and is incorporated in the Mitigated Negative
Declaration prepared for the project. .
Page 6 • General Plan/Eastern Dublin Specific Plan Amendments • Written Statement
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Dublin Ranch North Annexation Area
Dublin General Plan Amendment
The following are proposed amendments to the Dublin General Plan:
CHAPTER 1: BACKGROUND
Section 1.8.1 Land Use Classifications, Eastern Extended Planning Area (page
9).
Add to the Residential category:
Residential: Estate (0.01-0.8 units per gross residential acre).
Typically ranchettes and estate homes are within this density range. Assumed
household size is 3.2 persons per unit.
Figure 1-1a
Update Figure to change Dublin Ranch North Property from Rural
Residential/Agriculture and Single Family to Estate Residential and Open Space.
Figure 1-2
Remove portion of Rural Residential/Agricultural lands within proposed Project
Area.
CHAPTER 2: LAND USE AND CIRCULATION: LAND USE ELEMENT
Update in EASTERN DUBLIN EXTENDED PLANNING AREA:
Table 2-1: Amend Table 2-1 by:
Add Estate Residential use with 30.4 acres and 4 units.
Add 127.3 acres to Open Space.
Remove 16.8 acres and 3 units from single family.
Remove 143.2 acres and 1 unit from Rural Residential/Agricultural.
Appendix A
Add this project to list of Amendments and Approvals:
Dublin Ranch North, Resolution No., Date Adopted, and GP updated.
P-V 19317-01o Il icc Subm ittal,AGP-SPAAG PA-DR No-[ -R G V - 20080912.doc
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Dublin Ranch North Annexation Area
Eastern Dublin Specific Plan Amendment
The following are proposed amendments to the Eastern Dublin Specific Plan:
CHAPTER 2: PLANNING AREA DESCRIPTION
Figure 2.4 Owner
Update to reflect current owner of Dublin Ranch North Property from Redgewick to Lin.
Add DSRSD as owner.
Update acreage of Dublin Ranch North Property to 157.2 acres.
Update acreage of DSRSD Parcel to 0.5 acres.
CHAPTER 3: SUMMARY
3.3.3 Land Use Categories
Residential
Change language to read:
The Residential land use category has six classifications: High Density (HDR), Medium-
High Density (MHDR), Medium Density (MDR), Single Family (SF), Estate
Residential (ER), and Rural Residential/Agricultural (RRA).
CHAPTER 4: LAND USE
Table 4.1: LAND USES
Amend table 4.1 by:
Add Estate Residential use with 30.4 acres and 4 units.
Add 127.3 acres to Open Space.
Remove 16.8 acres and 3 units from Single Family.
Remove 143.2 acres and 1 unit from Rural Residential/Agricultural.
Table 4.2- POPULATION AND EMPLOYMENT SUMMARY
Amend Table 4.2 by:
Add Estate Residential Use with 4 units.
Remove 3 Units from Single Family and 1 Unit from Rural Residential/Agricultural
4.8.1 Residential
Add:
Estate Residential (0.01-0.8 units per gross residential acre).
Typically ranchettes and estate homes are within this density range. Assumed household
size is 3.2 persons per unit.
PA 19317-0\ofl ice\Submittals\GP-SPA\EDSPA-DRNo-1-REV 20080912.doc
Table 4.10: Amend Table 4.10 by:
Add Estate Residential use with 30.4 acres and 4 units.
Add 127.3 acres to Open Space.
Remove 16.8 acres and 4 units from Single Family.
Remove 143.2 acres and 1 unit from Rural Residential/Agricultural.
Figure 4.1- Update figure to change Dublin Ranch North from Single Family and Rural
Residential to Estate Residential and Open Space.
CHAPTER 5: TRAFFIC AND CIRCULATION
5.1.1 Existing Roads
Figure 6.1 - Update figure to show Project's change to Estate Residential and Open
Space uses.
Figures 6.2 and 6.3 - Update to show current environmental information on the Project
site.
APPENDIX 3: Foothill Residential Table
Add Estate Residential use with 30.4 acres and 4 units.
Add 127.3 acres to Open Space.
Remove 16.8 acres and 3 units from Single Family.
Remove 143.2 acres and 1 unit from Rural Residential/Agricultural.
APPENDIX 4
Change Owner name to Lin from Redgewick.
Add Estate Residential with 30.4 acres and 4 units.
Add Open Space with 126.8 acres.
Remove Single Family Residential and Rural Residential/Agri cultural.
Add DSRSD to Owner list:
Add Open Space with .5 acres.
PAI9317-0\otlicc\Submittals\GP-SPA\EDSPA-DRNo-I-REV20080912.doc 2
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Dublin Ranch North Annexation Area • November 2009
Dublin Ranch North Annexation Area
Stage 1 and Stage 2 Planned Development Rezones
Written Statement and Findings
Introduction
The Dublin Ranch North Annexation Area consists of approximately 157.7 acres within
the Eastern Dublin General Plan Amendment/Specific Plan area. The Project Area is
comprised of two properties, the 157.2 acre Dublin Ranch North Lin parcel (formally the
Redgewick property) and the .5 acre DSRSD parcel. At this time, the project site is a
part of Alameda County, and is outside the current boundary for the City of Dublin. The
proposed project includes a request for a General Plan/Eastern Dublin Specific Plan
Amendments, Planned Development Rezones (Stage 1 and 2), Vesting Tentative Map,
Development Agreement, request for annexation to the City of Dublin and DSRSD and
a Pre-Annexation Agreement. Dublin Ranch North is located just north of Dublin Ranch
Areas A and D, east of the Standard Pacific and Silvera Ranch properties, south of the
Richey & Hunter (Casamira Valley) property, and west of the Doolan Ranch West
property. Except for Dublin Ranch and the Silvera Ranch projects (which are
developed or under construction), these lands are currently used for cattle grazing and
rural residences. However, both the Ritchey and Hunter and Standard Pacific
properties are currently undergoing or recently underwent processes to rezone, annex,
and develop the properties for residential neighborhoods.
Annexation of the Dublin Ranch North parcels will bring the last of the unincorporated
lands of the Eastern Dublin Specific Plan area into the City. Planned land uses include
estate residential density uses on the northwestern corner, and open space on the
remaining 127.3 acres. The Eastern Dublin Specific Plan assumed the development of
68 units on the Dublin Ranch North property. The Applicant is proposing to cluster
development of 4 units in the northwestern portion of the project site, which results in
the reduction of 64 units on the site. The applicant has proposed that the unused 64
units be available for use in other portions of Dublin Ranch. Once an appropriate site
for the location of these 64 units has been identified, an analysis of the site will
determine what, if any, additional amendments and studies will be required before the
units may be approved for final location.
Existing Site Conditions and Land Uses
The Dublin Ranch North Lin property is currently vacant and is used for cattle grazing
and as environmental mitigation sites for earlier phases of Dublin Ranch. The 0.5 acre
DSRSD parcel has a Zone 3 DSRSD water tank and access road built on it. No further
Page 1 • Stage 1 and Stage 2 Development Plan Rezones • Written Statement and Findings
Dublin Ranch North Annexation Area - November 2009
development is proposed on the DSRSD parcel. The properties are not under a
Williamson Act contract. The majority of the Dublin Ranch North - Lin property has
been designated as biological mitigation lands for earlier portions of Dublin Ranch, and
a conservation easement is being placed upon these lands. No residence or other
structures occur on the property.
The property has a number of unique physical features. The western portion of the site
consists of a fairly large ridge that runs in a north-south direction separating the 30.4
acre site proposed for development of the 4 lots from the 127.3 acre site designated for
mitigation purposes and the DSRSD parcel. East of the ridge, the landform drops
gradually into a valley with an unnamed tributary referred to as the "Northern Drainage"
that flows to Tassajara Creek. This tributary flows through the center of the project in a
southwest direction. A large stock pond sits midway along the drainage. The width and
depth of the tributary varies along its length. A few eucalyptus and other trees grow
along the edge of the tributary. The hillsides and valley lands are covered primarily with
non-native grassland vegetation. The lowest elevation of the project area is
approximately 560 feet above sea level, while the highest elevation is at approximately
890 feet. Much of the Dublin Ranch North property is comprised of rolling foothills, with
slopes of less than 30%. Slopes greater than 30% do, however, appear along the
central valley's hillsides.
Approximately 126.8 acres of the property will be placed in a conservation easement as
part of the Northern Drainage Conservation Area. The .5 acre DSRSD parcel is
proposed to remain unchanged. The remaining approximate 30.4 acres of the Project
drains away from the Northern Drainage and is not within the protected area-this is
the area designated for development.
A Feasibility Level Geotechnical Investigation was completed for the Development
portion of the Dublin Ranch North property by Berlogar Geotechnical Consultants on
May 18, 2009 as well as a follow-up study on October 1, 2009. A Biological Resources
Assessment was prepared by WRA on June 2, 2009 to evaluate the development area
of the site for biological resources. Please refer to these reports for additional
information on the Property.
Federal Emergency Management Agency (FEMA) FIRM map Community Panel
Number 060001 C0326G, dated revised August 3, 2009 for Alameda County
(unincorporated areas), indicates that the properties do not lie in the 100-year flood
zone.
Eckland Consultants conducted a Phase 1 environmental site assessment of the Dublin
Ranch North - Lin Property to investigate the potential for on-site hazardous wastes or
substances. Eckland's assessment indicates that the property is not known to contain
hazardous wastes or substances. The study concluded that the property has a low
likelihood that any hazardous or toxic substances exist on the site. Eckland
recommends no additional investigation at this time.
Page 2 • Stage 1 and Stage 2 Development Plan Rezones - Written Statement and Findings
Dublin Ranch North Annexation Area • November 2009
Except for the proposed lots, most of the property is hidden from view from adjacent
properties and arterial streets. Ridgelines along the boundary of Dublin Ranch Areas
D and A to the south, and along the Richey and Hunter parcel to the north conceal
most views of and into Dublin Ranch North Annexation Area. It is only from certain
vantage points along Fallon and Tassajara Roads that limited views into the central
valley or onto the first range of western facing hills are available.
Proposed Land Uses and Development Concept
The Dublin General Plan and Eastern Dublin Specific Plan propose that the entire site
be rural residential/agriculture with the exception of a low density neighborhood that
starts on the western edge and arcs upward into the site along the westernmost
ridgeline. The proposed PD Rezones modify the General Plan and Eastern Dublin
Specific Plan by refining the land plan to respect the introduction of the mitigation
lands, utility service requirements, and create a project unlike any other in the City.
The Eastern Dublin Specific Plan assumed the development of 68 units on the Dublin
Ranch North property. The Applicant is proposing to cluster development of 4 units in
the northwestern portion of the project site, which results in the reduction of 64 units on
the site. The applicant has proposed that the unused 64 units be available for use in
other portions of Dublin Ranch. Once an appropriate site for the location of these 64
units has been identified, an analysis of the site will determine what, if any, additional
amendments and studies will be required before the units may be approved for final
location.
Due to the resulting density, the residential area will be rezoned from Low Density to
Estate Density Residential. Approximately 80% of the Project will remain undeveloped
and will remain as natural open space.
The following chart indicates the proposed Stage 1 and Stage 2 PD Rezone land uses
and densities for the project, and as currently represented in the General Plan and
Eastern Dublin Specific Plan.
Dublin Ranch North Proposed PD Rezone
Land Use Plan
(Net and Gross Acreage
Calculations are the same) Existing General Plan/
Eastern Dublin Specific
Plan Land Use Plan
Acres Units Density
(du/ac) Acres Units Density
(du/ac)
Estate Residential 30.4 4 .13 - - -
Low Density Residential - - - 16.8 67 4
Rural Residential/ Agriculture - - - 143.2 1 .01
Open Space 127.3 - - - - -
TOTAL 157.7 4 N/A 160.0 68 N/A
The four units are intended to provide a county estate character of homes on lots
ranging from approximately 4.5 acres to approximately 13 acres, with designated
Page 3 • Stage 1 and Stage 2 Development Plan Rezones • Written Statement and Findings
Dublin Ranch North Annexation Area - November 2009
building envelopes. Development will be designed to take full advantage of the natural
features of the sites and to avoid impacts on environmental resources. Residential
dwelling units are a compatible use adjacent to a managed environmental area and
development areas will be located away from the Northern Drainage. Additionally, the
configuration and boundary of the residential parcel has been modified to not extend
into the conservation easement area, plus keep all development below the Eastern
Extended Planning Area development elevation cap (770') and within DSRSD's service
area (up to 770').
The majority of the site that is designated as open space will be a permanently
managed environmental area. These lands will be placed in a conservation easement
and will be managed consistent with a Mitigation and Monitoring Plan approved by
environmental agencies.
Access and Circulation
Access into the property will be provided from a public street, Cydonia Ct. in the Silvera
Ranch property, which has access from both Fallon Road and Tassajara Road. From
this cul-de-sac, a single residential driveway will serve the four Dublin Ranch North
units. The site design and street lengths illustrated on the PD Rezone site plans and
Vesting Tentative Map have been reviewed and approved by the Alameda County Fire
Department, who provides service to the City of Dublin.
Proposed Phasing Approach
The Project will be developed in one phase. Timing for the phasing of this project will
depend on market demand and the provision of access and utilities from adjacent
properties. All necessary site grading, storm drainage, sewer, and water improvements
will be provided in a timely manner and concurrent with development.
Utility Services
Dublin San Ramon Services District (DSRSD) will provide water and wastewater to the
Project. No recycled water service is required of the project. The properties are not
currently within DSRSD's service area, but is in DSRSD's Sphere of Influence and will
be annexed into DSRSD's service area concurrently with the annexation of the
properties to the City of Dublin. These services are planned in accordance with the
DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions) that
includes the proposed project area. Existing on- and off-site water storage reservoirs
and pumping stations will provide water service for the Project through buildout. Water
mains will be located in streets. The Master Infrastructure Map included as part of this
submittal is based on the most current study provided by DSRSD and differs only
slightly from what was shown in the Eastern Dublin Specific Plan's conceptual
backbone and facilities system plans. Final locations and sizing of these facilities will
be in accordance with the standards and recommendations of DSRSD. Utility
connections will be made to adjoining downstream properties which have had utilities
Page 4 • Stage 1 and Stage 2 Development Plan Rezones - Written Statement and Findings
Dublin Ranch North Annexation Area • November 2009
sized to handle this project. Tassajara Road and Fallon Road are the main utility
corridors for the area.
Sewer service for the Project Area will require connection to DSRSD's existing sewer
system and sewer treatment will occur at DSRSD's treatment plant. Final sizing and
location of sewer facilities will be determined in conjunction with DSRSD.
An on-site bio-swale will collect storm runoff, treat it and will direct these flows to the
existing main lines of adjacent development. The actual sizes and locations of
proposed storm drain facilities will be determined with each incremental project's
improvement plans. As the Project Area is within the Zone 7 Drainage Study Area, its
expected flows are anticipated and planned for by Zone 7 and the City of Dublin and
the project's facilities will be sized appropriately.
A strategy for maintaining the quality of storm water runoff for the Project, once
development occurs, will be determined in conjunction with the City of Dublin. In
accordance with the Regional Water Quality Control Board's Alameda County
Municipal NPDES permit for stormwater, a series of best management practices
(BMPs) will be designed to mitigate the introduction of pollutants associated with
development into downstream watercourses. The primary focus of water quality design
is to direct "first flush" runoff, typically containing the highest pollutant load, into surface
treatment facilities.
In the follow up survey by Berlogar Geotechnical on October 1, 2009, Berlogar
determined that there are no landslides within the development area. Development in
hillside areas is carefully regulated under the Eastern Dublin Specific Plan to insure
that hazardous hillside conditions are avoided or remedied. The Federal Emergency
Management Agency (FEMA) FIRM community panel map 06001 C0326G, dated
revised August 3, 2009 for Alameda County does not indicate flooding or flood zones
on the property.
Inclusionary Zoning Ordinance
Dublin's Inclusionary Zoning Ordinance requires new residential projects that provide
20 units or more include 12.5% affordable product to those of very low, low, and
moderate income or pay an in-lieu fee which would allow the City to facilitate
construction of such housing. As this project provides only four (4) units, this project is
exempted from complying with the Inclusionary Zoning Ordinance.
Benefits and Costs
This project will allow for the construction of residential units as anticipated by the
Eastern Dublin Specific Plan and General Plan, increasing the assessed value of the
City. Future residents will strengthen the market for adjacent commercial uses
projected to occur in accordance with the Eastern Dublin Specific Plan. This, in turn,
will increase sales tax revenue for the City of Dublin.
Page 5 • Stage 1 and Stage 2 Development Plan Rezones • Written Statement and Findings
Dublin Ranch North Annexation Area • November 2009
The provision of a large extent of permanent open space and habitat will contribute to
the rural character of the City and provide a visual amenity to residents and visitors,
while also preserving the natural environment. This project would preserve local
ridgelines and the natural character of the area, providing a psychological and
emotional respite from the adjacent neighborhoods.
All infrastructure required for development of the proposed project and all capital facility
costs will be paid for by the project proponents as development proceeds. As is typical
of development requirements in Dublin, project proponents will dedicate land required
for roads, construct roads, and contribute funds as required through the City's Traffic
Impact Fee program. School fee and park in-lieu fee programs will, likewise, be
complied with. Furthermore, normal expenditures for City services (fire, police,
recreation, general administration, etc.) will be compensated by the development
through required fees and property tax revenues. It is anticipated that property tax
revenues, along with increased local sales tax attributed to the Project, will cover the
public service costs.
Page 6 • Stage 1 and Stage 2 Development Plan Rezones • Written Statement and Findings
Dublin Ranch North Annexation Area • November 2009
Findings
A. The proposal will be harmonious and compatible with existing and future
development in the surrounding area.
The project will be harmonious and compatible with existing and future
development and open space plans. The site plan for the Dublin Ranch North
Annexation Area Project adheres to the General Plan's and the Eastern Dublin
Specific Plan's goals and policies. This will ensure that the project will be
compatible, both in terms of land use and physical design, with adjacent
development.
B. The site is physically suitable for the type and intensity of zoninq districts being
proposed.
The site is physically suitable for the type and intensity of zoning districts being
proposed. The vast majority of the project area will be undeveloped to recognize
the natural features of the site and to preserve and maintain them. A small
portion of the site, approximately 20%, will be developed as estate residential.
This development is isolated to the northwestern west facing hill on the site, and
will make use of adjacent logical vehicular access point from Cydonia Ct. This
development pattern is similar to that designated in the General Plan and
Eastern Dublin Specific Plan (EDSP), but has been refined to respect the
environment and infrastructure requirements, while reducing the density of
development.
A tributary to Tassajara Creek, referred to as the "Northern Drainage" runs
through the central portion of the site. Avoiding this corridor and the lands
designated as conservation lands will ensure that the project will not adversely
affect the environment and will provide prolonged stability for wildlife and their
habitats.
In the follow up survey by Berlogar Geotechnical on October 1, 2009, Berlogar
determined that there are no landslides within the development area. Berlogar
Geotechnical has determined that there are no faults located on the site per
available record surveys. No portions of the site are within the 100 year flood
area per FEMA's Firm Map No. 06001 C0326G, dated August 3, 2009. No
hazardous materials exist on the property.
C. The proposal will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety, and welfare.
The proposed project is consistent with the General Plan and Eastern Dublin
Specific Plan's ordinances for public health, safety, and welfare. The project is
not anticipated to produce noxious odors, hazardous materials, or excessive
Page 7 • Stage 1 and Stage 2 Development Plan Rezones • Written Statement and Findings
Dublin Ranch North Annexation Area • November 2009
noises. There are no landslides present within the development area. According
to FEMA firm map panel No. 06001 C0326G, dated revised August 3, 2009, the
property does not lie within the 100-year flood zone.
The proposed development project is not anticipated to adversely affect the
health or safety of persons residing or working in the vicinity, nor is it detrimental
to public health, safety or welfare. Development in hillside areas is carefully
regulated under the Specific Plan to insure that hazardous hillside conditions are
avoided or remedied. Additionally, no hazardous materials have been found to
exist on the property.
D. The proposed uses for the site are consistent with the elements of the City of
Dublin General Plan and the Eastern Dublin Specific Plan.
This Planned Development Rezone is consistent with the intent of the General
Plan Amendment and the Eastern Dublin Specific Plan Land Use Plans, and the
minor differences will be amended in the General Plan and Eastern Dublin
Specific Plan for consistency.
E. The proiect satisfies the purpose and intent of a "Planned Development" as
outlined in Chapter 8.32 of the Municipal Code.
• The site will be planned as a comprehensive and distinct project and will
have development and design standards tailored to the specific needs of the
site.
• The proposed project's design will incorporate flexibility and diversity in the
development of the property by providing a combination of residential and
open space uses.
• The project proposes a mix of uses which, when compared to the General
Plan and the Eastern Dublin Specific Plan, is consistent with the intent of
those documents.
• The project protects the integrity of the residential and non-residential areas
of the City of Dublin. Approximately 80% of the project area has been
retained as open space, and will be maintained in perpetuity in a
conservation easement protecting the sensitive and environmentally
attractive features of the site. Residential uses are clustered in the west
facing hill on the site so as to minimize site grading and maintain the
character of the area.
• The proposed project will be designed to blend with the natural features
unique to the site through the use of site design and planning. This will
Page 8 • Stage 1 and Stage 2 Development Plan Rezones - Written Statement and Findings
Dublin Ranch North Annexation Area • November 2009
identify the site as a project whose offerings exceed what is available from
conventional development.
This project will enhance the existing environment, offer coordinated and
coherent housing opportunities, and create desirability beyond what currently
exists on the property. The proposed project will become an asset to the City
of Dublin.
Page 9 • Stage 1 and Stage 2 Development Plan Rezones • Written Statement and Findings
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DUBLIN RANCID NORTH
LAND USE AND DESIGN STANDARDS
INTRODUCTION
The Dublin Ranch North Land Use and Design Standards are designed to provide guidance for
the homeowner and their architect and landscape designer. The Dublin Ranch North Property
is designed as a unique neighborhood for Eastern Dublin as four estate lots on 30.4 acres. The
development is designed to allow for custom estate homes in a rural atmosphere. These design
guidelines are created to preserve the character of the site, but also allow creativity and quality
of design in architecture. The project is designed to be a small community conforming to the
existing site as well as the surrounding area. The overall theme will continue and enhance the rural
character of the site as well as the adjacent area.
The Standards are not designed to be overly restrictive or limiting, but instead to enable a livable
and diverse environment that is enjoyable and interesting.
SITE DEVELOPMENT REVIEW PROCESS
Each lot of the Dublin Ranch North Project will individually obtain Site Development Review
approval from the City of Dublin's Planning Commission for the architectural and landscape
design of each lot. The City of Dublin will use these guidelines to determine if the architecture and
landscaping is consistent with the Planned Development.
Page 1 • Land Use and Design Standards
DUBLIN RANCH NORTH
PERMITTED AND CONDITIONAL LAND USES
PD ESTATE RESIDENTIAL
PERMITTED USES
Animal Keeping including horses and other large animals
Community care facility/small (permitted if required by law, otherwise as conditional use)
Emergency Vehicle Access Roads
Garage/ Yard Sale
Home occupation in accordance with Chapter 8.64 of the Dublin Ordinance
Private recreation facilities such as tennis courts, pools, etc.
Single Family dwelling
Small family home day care per Chapter 8.08 of the Dublin Zoning Ordinance
Open Space
Water Quality and retention facilities
Similar and related uses as determined by the Community Development Director
CONDITIONAL USES
Family Day Care Home/Large (up to 14 children)
Horse Stable / Riding Instruction
Animal Board & Care
Second dwelling units not in coformance with Section 8.80 of Dublin Zoning Ordinance
ACCESSORY STRUCTURES AND USES
Accessory Structures and Uses are permitted as long as they follow the Design Standards as set
forth in this document (Page 19 - Accessory Structure) (Page 4 - Setbacks). Any issue not covered
by these guidelines will follow Section 8.40 of the Dublin Zoning Ordinance.
SECOND UNITS
I Pr-
Second units are permitted as long as they follow the Design Standards set forth in this document.
Any issue not covered by the PD standards will follow Section 8.80 of the Dublin Zoning Ordinance.
TEMPORARY USES
Temporary construction trailer
Tract and sales office/model home complex
Page 2 • Permitted and Conditional Uses
DUBLIN RANCH NORTH
PERMITTED AND CONDITIONAL LAND USES
PD OPEN SPACE
?'PERMt `TED USES g
Conservation Areas:
Agriculture and grazing
Streams and drainage protection corridors
Wildlife habitat preservation areas
Public Water Tank Facilities and associated facilities
I
PROHIBITED USES IN CONSERVATION EASEMENT
Paving or otherwise covering of the Conservation easement with concrete, asphalt, or any other
impervious paving material.
Grading, filling, dumping, excavating, draining, dredging, mining, drilling, removing or exploring for
or extraction of minerals, loam, sands, gravel or other material on or below the surface, altering the
surface or general topography, including building of roads, or construction of permanent structures
except as provided in the Conservation Area Management Plan or the Conservation Easement or
as approved by the Service, Regional Board, or Department.
Page 3 • Permitted and Conditional Uses
DUBLIN RANCID NORTH
SITE DEVELOPMENT STANDARDS
Estate Residential
Maximum Lot Coverage ?'? 10%
Maximum Building Height (6)(7x8) 38'
Maximum Stories (2) 3
Minimum Front Setbacks (A) (B) (o) (a) (s)
Living Space 20'
Porch or Balcony 15'
Front Facing Garage 25'
Swing-in Garage 20'
Minimum Side Setbacks (A) (B) (c) (o) (4) (s) 10'
Minimum Rear Setbacks (A) (B) (c) (D) (3) (4) (s) 20'
Other Requirements
Accessory Structures Setbacks (c)(o)
Parking Spaces Required Per Lot 2 Covered and 1 guest
Notes for Site Development Standards
(A) Front Setbacks are measured from the edge of pavement of the Private Driveway.
Rear and Side Setbacks are measured from the property line. Main Residential Buildings to be located within
the primary building envelope.
(B) Encroachments include items such as, but not limited to, roof overhangs, air conditioning condensers, entry
stairs, exterior building stairs, porches, chimneys, bay windows and media centers may encroach up to two
feet or more into the required setback provided there is a minimum of 36 inches of unrestricted access on one
side of the building. Air conditioning units cannot be placed in the front yard. All utilities are to be screened
from public view via walls, enclosures, roof placement, etc.
(C) Setbacks for accessory structures shall be in accordance with the building code in effect at the time of
construction/installation. Noise generating uses such as pool and spa equipment shall be acoustically
screened or located outside the setback area.
(D) Accessory Structures shall be built within the building envelope and follow the same setbacks as the principal
strucutre.
Maximum lot coverage regulations are intended to establish maximum lot area that may be covered with
buildings and structures. Building and structures include all land covered by principal buildings, garages and
carports, permitted accessory structures, second units, covered decks and gazebos, and other enclosed and
covered areas; but not standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, tennis
courts and paved areas such as walkways, driveways, patios, exterior stairs, uncovered parking areas or
roads.
Page 4 • Site Development Standards
Dublin Ranch North • October 2009
2. Subject to Building Code requirements for access.
3. External retaining walls up to four feet high may be used to create a level usable area. Walls over 30 inches in
height are subject to safety criteria as determined by the Building Official.
4. Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues.
5. On grade stairs and approaches can be located within setbacks.
6. Building Height for a flat pad is measured as the distance from the adjacent ground surface to the
perpendicular point of the roof edge. Building Height for a split pad and sloped lot is measured as the distance
from the finished grade to the perpindicular point of the roof edge.
---- ---
GRADE
ADE
7. Buildings may not project over the north-south ridgeline running along the eastern portion of the estate
residential parcels.
8. Accessory Structures shall be a maximum of 15' unless it is a barn, which can be 2 stories, if the upper level is
storage of hay and agricultural materials, or if it is a detached garage with a living unit above. These structures
shall be a maximum of 38'.
TYPICAL SETBACKS/BUILDING ENVELOPE
17
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Page 5 • Site Development Standards
DUBLIN RANCI4 NORTI4
LANDSCAPE AND OPEN SPACE DESIGN STANDARDS
BASICgI)ESIGN PRINCIPLES
• Continue the natural atmosphere of the existing and surrounding properties. While natural
landscaping is encouraged at the peripheries of the lots, residents are permitted to blend the
natural with more ornamental planting surrounding the home.
• Provide an entry to the project.
• Create a distinct character to the neighborhood.
• The open space areas within the project will provide a smooth transition between the residential
lots and the surrounding properties.
Page 6 • Landscape and Open Space Design Standards
Dublin Ranch North • October 2009
LANDSCAPE PLAN FOR ESTATE RESIDENTIAL
Ritchey $ Hunter
Dublin Ranch North • October 2009
4OJECT ENTRY AND *REETSCAPES
ENTRY
SILVERA
RANCH H
SILVERA
RANCH
MAILBOXES/
GATE ENTRY
1 20' ; 5-(X_ LANDSCAPING
-PRIVATE DRIVE
i
30'
SECTION A-A
The entry to the Dublin Ranch North neighborhood is located off of Cydonia Court in the Silvera
Ranch Residential Development. The intent of the entry is to provide a private access to the
estate homes. The entry area is defined as the area that is within the Silvera Ranch Property.
The entry may have a gate that will provide access to the private driveway for residents, their
guests and service providers.
ENTRY
• The entry will be a driveway entrance off of Cydonia Ct. at 20' in width. 5' of
landscaping will be provided on either side of the entry driveway.
GATE
• Agate may span across the 20' Private Driveway.
• A minimum 6' fence will extend from the gate to the property line in the same material
and height as the gate.
• The gate will be 6' in height and a metal material.
• Visitor access will be provided by a Gate Call Box located to the North side of the
driveway.
• The gate will include a knox box for Fire and Police Access.
• Gate design shall allow 20' clear across access drive for vehicle passage.
MAILBOXES
• The mailboxes should match in style and color to the Gate Call Box.
ENTRY MONUMENTATION
• If provided Entry monumentation/signage shall be placed within the 5' on either side
of the drive.
• Entry monumentation shall blend with the gate and mailboxes to create a distinct
character for the Project.
Page 8 • Landscape and Open Space Design Standards
Dublin Ranch North • October 2009
LANDSCAPING
• 5' of Landscaping will be provided on either side of the Private Driveway entrance.
• The landscape strip will be planted with a hydroseed mix or with low water plantings.
PRIVATE DRIVEWAY
The private driveway will provide access from Cydonia Ct. to the four lots of the Dublin Ranch
North Neighborhood. The landscaping along the Private Driveway will be planted to form natural
groves and will blend with the existing and surrounding properties.
• The Private Driveway will be 20' in width.
• A bioswale will be provided on the eastern side of the driveway to treat storm water
runoff from the site, as grades permit.
• Large Canopy Trees will be planted in informal clusters on the eastern side of the
driveway at the time of the main residence construction.
• Provision of landscaping other than the large canopy trees and the bioswale will be the
responsibility of the homeowner.
• Three parking bays with 5 parking spaces total will be provided along the eastern side
of the private driveway. The parking bays will be built with gravel and overlaid on the
area that the bioswale runs. The bioswale will terminate at an inlet, and flow through a
pipe in these locations before being released on the other side of the parking bay. A 1'
Swale behind the parking bay will be provided for storm water collection, and will flow
into the bioswale.
4 t
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CKI PKtVATE QRIYE ? 7-8*"ALE
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SECTION B-B
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?"u?PFV1/A I t i7H1VE PARKI!&3)
?? SECTION CI-C
Page 9 • Landscape and Open Space Design Standards
Dublin Ranch North • October 2009
B IO E
R
The bioswale is designed to collect and treat storm water on site. The bioswale is located to the
east side of the private driveway. The private driveway will be sloped to drain into the bioswale, as
well as some drainage from unit roofs and yards where feasible. The storm water will be treated
through the bioswale and then enter the storm drain line through catch basins at each property
line. The Project storm drain line will then connect to the storm drain stub provided in Cydonia Ct.
Landscaping within the bioswale shall be native or other adaptable plants that can take high water
intensity, as well as be drought tolerant in the warmer months.
'T 9
PRIVATE LOT LANDSCAPING %
Private Lot landscaping should complement the natural environment of Dublin Ranch North. Some
portions of the lot may be too steep to alter or have existing vegetation that would be desired to
be maintained and preserved. These areas should be kept in their natural condition if possible.
Garden design elements such as arbors, decks, paving, fences and walls should complement the
environment and architecture.
LANDSCAPE DESIGN:
The landscape design surrounding the home is permitted to be more ornamentally intense. The
landscaping should blend from ornamental to more natural as one moves away from the building
envelope.
• All paving materials for walks, patios, courtyards and decks shall complement the
architectural style of the home.
• Required street trees must be planted, irrigated, retained and maintained in good health
by the homeowner.
• A maximum of 40' along the lot frontage can be a paved surface; this can be used for a
driveway, entry walk, etc. Asphalt driveways and entry walks are not permitted.
• A maximum of 30% of the front yard landscape area may be planted in lawn. Shrubs and
ground covers are encouraged.
• Plantings must follow the City of Dublin Wildfire Management plan in spacing and plant
types as appropriate.
• Ornamental plantings shall have an automatic irrigation system installed and maintained
by the homeowner.
• Drought tolerant and native plants should be considered for planting design.
Page 10 • Landscape and Open Space Design Standards
Dublin Ranch North • October 2009
FENCES AND WALLS:
Fences and walls should enhance the overall character of the Project.
• Fences on the lower portions of the lots (west of the Private Drive) are intended to
be transparent and blend into the environment. Acceptable fences include but are not
limited to rail fences, view fences, and wire fences. Fences such as a privacy fence
and walls are acceptable when located between structures on adjacent lots to provide
privacy.
• Fences on the upper portions of the lots (east of the Private Drive) are intended to be
transparent and blend into the environment. Acceptable fences include but are not lim-
ited to rail fences, view fences, and wire fences.
PRIVACY FENCE/WALL:
• A minimum of 15 feet shall be provided behind the front facade before this fence/
wall occurs. The fence/wall will not exceed 15 feet beyond the rear elevation of
the primary residence.
• The fence will be a maximum of 8 feet tall.
• Materials shall include wood, synthetic wood (resin based), and masonry.
VIEW FENCE:
• The fence will be a maximum of 6 feet tall.
• Fence shall be made of metal and black in color.
• If provided along the side property line, the fence will be a minimum of 15' behind
the front facade of the home.
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Page 11 • Landscape and Open Space Design Standards
Dublin Ranch North • October 2009
RAIL FENCE:
• The fence shall be 4 feet from the finish grade to the top of the rail.
• If the fence is provided for animals such as horses the fence can be increased in
height to 5 feet.
• The Rail Fence can be used in the front yards and along side yards of homes as
a landscape element.
• Pilasters can be used as an additional element with the rail fence.
• Rail fences shall be white or a natural wood color.
AGRICULTURAL FENCE (BARBED WIRE FENCE):
• Agricultural Fences shall be used along the edge of the lots and the open space.
• Steel posts shall be 6 feet in height and placed with 1 feet 6 inches in the
ground and 4 feet 6 inches above grade. The fence shall have four lines of wire,
3 barbed and one smooth.
• The barbed wire shall be 12-gauge, with the barbs spaced evenly at 6" apart.
• The smooth wire shall be 12-gauge and shall be the bottom wire.
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NORMAL SPAM BETWEEN TPASTS
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Page 12 • Landscape and Open Space Design Standards
Dublin Ranch North • October 2009
RETAINING WALLS:
• Retaining Walls can be used to help with grading and retaining the natural
landform.
• Retaining wall height shall be minimized with 30 inches being the preferred
height.
• Retaining walls shall have a maximum height of four feet.
• If retaining more than six feet the retaining walls shall be placed five feet apart
and shall not exceed four feet in height.
• All retaining walls shall be made with high quality design and materials.
• Retaining walls shall be designed to match the architectural style of the
residence with similar colors and materials or blend into the environment if
located away from the building.
• Finishes on walls must continue down to within 4" of finish grade or 2" of
adjacent paved surface.
UNDEVELOPED LAND:
Land within the residential parcels that is not developed or landscaped and has been graded
shall be hydro seeded to control erosion and provide cover.
FIRE MANAGEMENT:
Because the residential lots will be adjacent to permanent Open Space, fire buffers and
structures adjacent to the open spaces shall be designed in accordance with the City of Dublin
4EN SPACE
Approximately 126 acres of the Dublin Ranch North Property is designated as Open Space and
will be placed into a permanent Conservation Easement. The Open Space will surround the
residential lots to the South and East and will provide a connection with the natural environment.
This Open Space will be retained in its natural state, providing a habitat for the wildlife and
plant communities that are present on the site now. This area also provides a conservation
area designed to enhance the natural environment for various wildlife species. Mitigation
measures undertaken within the Northern Drainage Conservation Area consist of construction
of seasonal ponds, several small riparian revegetation sites, construction of in-stream pools and
natural revetments for stabilization, eagle nesting platforms, and enhancement of wetland and
upland conditions by implementation of a grazing management plan. Mitigation in this area was
completed in January 2004, and H. T. Harvey & Associates has been monitoring the success of
restoration efforts on an annual basis.
Grading for development will not occur within the Open Space parcel.
If planting occurs within the Open Space areas it will be native plants as practical and as
accepted by the various environmental agencies.
No trails or other development will occur on the Open Space parcel.
Page 13 • Landscape and Open Space Design Standards
Dublin Ranch North • October 2009
LIGHTING
Lighting for the Dublin Ranch North property will be through individual house lighting.
UTILITIES
• Utility boxes shall be screened with landscaping as allowed by the utility companies.
• Underground facilities should be used where practical.
MAINTENANCE RESPONSIBILITIES
Maintenance of the Dublin Ranch North Property will be the responsibility of four separate entities,
DSRSD, the Open Space Conservation entity, a joint maintenance agreement amongst the
homeowners and the individual homeowners. See Ownership and Maintenance Exhibit on the next
sheet.
• DSRSD will own and maintain their parcel.
• The Open Space maintenance will be the sole responsibility of the Open Space
Conservation Easement entity.
• A Joint Maintenance Agreement shall be formed amongst the project homeowners to
govern the shared costs of the bioswale, the driveway, gate and mailboxes.
• The Individual Homeowner is responsible for maintaining all landscaping and irrigation
on their property including all private driveway trees, fences, walls, slopes and lot
landscaping.
Page 14 • Landscape and Open Space Design Standards
Dublin Ranch North • October 2009
OWNERSHIP AND MAINTENANCE PIAN
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Page 15 • Landscape and Open Space Design Standards
DUBLIN RANCH NORTH
ARCHITECTURAL DESIGN STANDARDS
BASIC DESIGN PRINCIPLES
• Provide high quality architecture that is built utilizing authentic architecture styles and elements
• Allow the flexibility of architectural design and style for each homeowner.
• Require that the appropriate scale and proportion of architectural elements and the selection of
details are used to provide authenticity of style.
• Roof forms, materials and building massing shall be used to establish a recognizable style.
• Detail elements should be provided to enhance the character of the style.
• Materials shall be of high quality.
Page 16 • Architectural Design Standards
Dublin Ranch North • October 2009
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BUILDW6 SITING
The Dublin Ranch North Project is designed to work with the existing topography and provide a
hillside estate home community.
When placing the home within the primary building envelope care should be given to ensure that
the home fits with the surrounding environment. The home should be oriented to views, solar
orientation and relate to the open space with courts, balconies and/or decks. Thought should also
be given to the surrounding homes of the development to ensure that privacy is maintained.
SI'E GRADING/RETAINING WALLS
A conceptual grading plan has been prepared for the Dublin Ranch North property. Flat building
pads are provided for each of the four lots in this grading plan. The builder or owner may retain
the flat pads or re-design the grading plan to incorporate split pad homes. If additional structures
are to be built such as barns, tennis courts and pools they are encouraged to be placed within the
flat building pad or terraced on the slopes, but are permitted to occur elsewhere as well. However
these structures shall not extend above the ridgeline. Additionally the following criteria shall apply:
• Grading within the building envelope shall not exceed 2:1.
• Retaining walls can be used to help with grading, terracing and retaining the natural
landform. See the Landscape Guidelines for specific retaining wall guidelines.
FIRE MANAGEMENT
Housing materials, designs and placement should be carefully considered and shall follow the City
of Dublin's Wildfire Management Plan. Materials should be non-combustible when possible, and
size treatments and coatings as well as sizes of wood elements should be considered.
ARCHITECTURAL DESIGN
BUILDING MASS AND FORM:
The general form of the building should follow the architectural style of the home. Visual interest
should be provided by articulations of the wall planes to provide interest and scale.
• One and two story elements and forms should be combined to break up massing.
• Box forms should be avoided and the second story shall not completely overlay the first
floor.
• When authentic to the architectural style variable facade setbacks should be provided.
• Facades of homes that are visible from Fallon Road or Tasssajara Road shall incorporate
a horizontal or vertical massing break.
• If a stepped pad is used, varying heights of the stories of the home shall be used.
Page 17 • Architectural Design Standards
Dublin Ranch North • October 2009
FACADE DETAIL ELEMENTS:
All facade elements shall be appropriate to the architectural style of the home. To enhance the
building facade and increase interest elements such as covered porches, entry alcoves, windows,
entry and other details should be used.
• The entry shall be articulated as the focal element of the front facade.
• Alcoves or project overhangs as well as different articulations can be used to cast
shadows.
• If a stepped pad is used the downslope wall shall be articulated and include facade
elements that the rest of the home incorporates. This can include windows, balconies,
wall articulations and other elements.
• Enhanced trim and details shall be used to emphasize doors and windows.
• Window treatments such as shutters, awnings, louvered vents, horizontal banding,
and false shuttered windows should be used to enhance the exterior of the building if
appropriate to the building style.
• Facade elements shall be provided on all sides of the home.
ROOF LINES/ROOF FORMS:
Roof forms shall be consistent with the architectural style of the home. Hip, gable, shed roof forms,
or a combination thereof, may be utilized. Dormers and similar elements are encouraged to be
used to provide interest.
• Dual pitch roof forms such as Gambrel or Mansard shall not be used.
• If asphalt composite shingles are used they shall be 50 year architectural grade.
• Principal roof forms shall have a minimum roof pitch of 3 1/2:12.
• Extended overhangs are allowed if designed properly and are authentic to the
architectural style.
• If covered porches are provided, roof pitch can vary. Material shall be consistent with the
roof material, or house materials.
• A variety and balance of hip and gable forms shall be provided to avoid repetitious
elements within the community.
GARAGE DESIGN:
The landscaping, entries and overall residential structure shall be the primary emphasis of the
street view. Garages shall be concealed or be de-emphasized. This can be accomplished by
utilizing swing in garages, adding windows and other architectural treatments to garage doors,
detached and setback garages, recessing garage doors and adding porte cocheres or trellis'
forward of the garage door. Deeper front yard setbacks than the required 20' are preferred. No
more than two car garage doors shall be on the same plane. An additional door if provided shall be
offset by a minimum of two feet. A maximum of three car doors may be front facing onto the private
driveway. A maximum of four garage doors are permitted if in swing in garages.
Garage Door materials should reflect the architectural style of the home. Roll up doors shall be
used. Windows within the garage door are encouraged. Colors should complement the color
Page 18 • Architectural Design Standards
Dublin Ranch North • October 2009
palette. Garage doors that face the front shall be recessed a minimum of 6" to decrease the
visibility of the door if appropriate to style.
MATERIALS/COLORS:
The materials and colors for the Dublin Ranch North property are encouraged to blend with the
natural setting, and to complement the surrounding environment rather than stand out from it. The
materials shall be of high quality and compatibility with the other homes within the development.
Materials and colors shall be applied to all four sides of the home, and match that of the front
elevation of the home. Material changes shall occur at an inside corner or other logical transition
point such as chimneys, projections or recesses.
ENCOURAGED MATERIALS:
Stone in natural hues, naturalistic finishes and patterns are preferred
All materials shall comply with the City of Dublin's Wildfire Management Plan as
appropriate.
Colors should be natural earth tones and are encouraged to mimic and blend with the
surrounding colors of the site.
PROHIBITED:
Bright metals that do not patina or are not matte finished.
Colors that are bright or occur in non-traditional tones such as pink, bright yellows,
purple, or blue.
WINDOWS/DOORS/OTHER DETAILED ELEMENTS:
Windows, doors and other elements shall follow the architectural style of the home as well as be
made with high quality design and materials. Four sided architecture shall be used, and windows,
doors and other elements shall be used on all facades of the home. These elements should be of at
the appropriate scale for the home.
• Windows shall have a minimum width of four inches of foam trim, a minimum four-by
nominal lumber dimension of wood trim, or be recessed by a minimum of four inches.
• The entire door assembly should be treated as a single design element including casing,
trim, moulding and glass sidelights if provided.
• Door colors shall complement the rest of the house either through contrast of the trim
color or matching; it should be a different color than the wall color.
• Skylights and other roof windows are allowed as long as they are designed to be an
integral part of the roof with clear or bronzed glazing and framework that matches the
roof or trim color of the house.
LIGHTING:
The intent is to make each home site a subtle environment from the street and neighbors rather
than the focal point. Lighting is encouraged to enhance the architectural and landscape features
and provide safety.
• No on-site pole lights shall be allowed on lots.
Page 19 • Architectural Design Standards
Dublin Ranch North • October 2009
Flood lights are not allowed unless they are shielded from the neighbor and private drive
and is provided with a motion detecting sensor.
The number of exterior lighting fixtures shall be limited to lighting landscaping and for
safety.
All lighting shall be installed to not intrude on the neighboring property or project into the
night sky.
SECONDARY UNITS
Secondary units shall match in architectural style, color and design of the principle residence.
Additional standards are below:
• Secondary units shall be within the lot setbacks.
• The Second Unit shall not exceed more than 35% of the total area of the primary residence.
• One second dwelling will be allowed per lot.
• One additional off-street parking space will be required. This space can be tandem or
uncovered, in a driveway or elsewhere.
• The Secondary Unit will be included in the Lot Coverage referred to in the Development
Standards of this document.
• Minimum and maximum square footages will be in accordance with Section 8.80 of the Dublin
Municipal Code.
• Secondary units not in conformance with Section 8.80 of the Dublin Municipal Code shall be
subject to a Conditional Use Permit.
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CCESSORY STRUCTURES
Any accessory structures shall be located per City of Dublin Zoning Ordinance Section 8.40. All
such structures shall complement in style of the primary residence or shall be screened from public
view with landscaping or other techniques. In addition the following guidelines apply:
• Accessory Structures shall be a maximum of a 1000 SF ground floor footprint unless approved
by a Site Development Review by the Zoning Administrator.
• 15 feet maximum height unless the structure is a barn which can be 2 stories if the upper level
is used for storage of hay or agricultural equipment, or a garage with a second unit on top in
which case the maximum height will be 38 feet.
• Agricultural Accessory Structures including but not limited to, stable barns, pens, corrals,
greenhouses or coops are permitted with a Site Development Review.
• Accessory Structures, with the exception of driveway gates, will be placed within the setbacks
provided in the Site Development Standards.
UTILITIES
All on-site utilities shall be screened either via walls, roof placement, enclosures, etc. as practical.
Mechanical equipment such as air conditioners, heaters, etc. shall not be placed on the roof or in
the front yard of the home.
Page 20 • Architectural Design Standards
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Dublin Ranch North Annexation Area • November 2009
Dublin Ranch North
Written Statement for a Vesting Tentative Tract Map
The following findings relate directly to the lettered questions listed under the
Written Statement section of the application submittal requirements for a
Tentative Subdivision Map.
A. How will the proposed subdivision benefit the City of Dublin?
This project will allow the construction of four units and the transfer of 64
other units to less environmentally constrained sites. These dwelling units
are already anticipated for by the City of Dublin, and will increase the
assessed value of the City. The ability to maintain this overall unit count will
maintain a City-wide balance between jobs and housing. Future residents
will strengthen the market for nearby commercial uses projected to occur in
accordance with the Eastern Dublin Specific Plan.
B. Describe how the proposed subdivision will be compatible with surrounding
land uses enhance the development of the -general area, and create an
attractive and safe environment.
The project will be harmonious and compatible with existing and future
development and open space plans. The site plan for the Dublin Ranch
North property adheres to the General Plan's and the Eastern Dublin
Specific Plan's goals and policies. This will ensure that the project will be
compatible, both in terms of land use and physical design, with adjacent
development.
The Project modifies the General Plan and Eastern Dublin Specific Plan by
refining the land plan to reflect the introduction of the mitigation lands,
respect utility service requirements, and create a project unlike any other in
the City. Approximately 80% of the property will be undeveloped and will
remain as natural open space, and additional lands within the development
parcel will remain primarily undeveloped due to building restrictions.
The four units are intended to provide a county estate character of homes
on lots ranging from approximately 4.5 - 13 acres each, with designated
building envelopes to limit the impact of development on the hillside.
Development will be designed to take full advantage of the natural features
of the sites and to limit impacts on environmental resources. Residential
dwelling units are a compatible use adjacent to a managed environmental
area and development areas will be located away from the Northern
Drainage and out of the viewshed of the golden eagle.
Vesting Tentative Tract Map written statement
Dublin Ranch North • March. 2008
The majority of the site that is designated as open space (126.8) will be a
permanently managed environmental area. These lands will be placed in a
conservation easement and will be managed consistent with a Mitigation
and Monitoring Plan approved by various environmental agencies.
C. Will the proposed subdivision be consistent with all elements of the General
Plan and any applicable Specific Plans of the City of Dublin?
This project is consistent with the Planned Development Rezone and the
General Plan/ Eastern Dublin Specific Plan as amended, along with all
applicable City of Dublin policies and guidelines. The proposed subdivision
plan is consistent with the type, location and size of land use designations
found in the approved Planned Development Rezones and the General
Plan/ Eastern Dublin Specific Plan Amendment.
D. Is the site physically suitable for the type and intensity of development being
proposed?
The site is physically suitable for the type and intensity of zoning districts
being proposed. The vast majority of the project area will be undeveloped
to recognize the natural features of the site and to preserve and maintain
them. A small portion of the site, approximately 20%, will be developed as
estate residential. This development is isolated to the northwestern west
facing hill on the site, and will make use of adjacent logical vehicular
access points from Cydonia Court. This development pattern is similar to
that designated in the General Plan and Eastern Dublin Specific Plan
(EDSP), but has been refined to respect the environment and
infrastructure requirements, while reducing the density of development.
A tributary to Tassajara Creek, referred to as the "Northern Drainage"
runs through the central portion of the site. Avoiding this corridor and the
lands designated as conservation lands will insure that the project will not
adversely affect the environment and will provide prolonged stability for
wildlife and their habitats.
In the follow up survey by Berlogar Geotechnical on October 1, 2009,
Berlogar determined that there are no landslides within the development
area. Berlogar Geotechnical has determined that there are no faults
located on the site per available record surveys. No portions of the site
are within the 100 year flood area per FEMA's Firm Map No. 06001
C0326G 115C, dated August 3, 2009. No hazardous materials exist on
the property.
E. Is the design of the subdivision or proposed improvements likely to cause
substantial environmental damage or substantially iniure fish or wildlife or
their habitat?
Page 2 • Vesting Tentative Tract Map Written Statement
Dublin Ranch North • March. 2008
The design of this project is not expected to substantially impact the
environment or injure wildlife or their habitat. This project proposes the
concentration of residential development in areas of few environmental
constraints. Any environmental impacts caused by this project will be
mitigated either on-site or off-site.
F. Will the design of the subdivision or type of improvements adversely affect
the health or safety of persons residing or working in the vicinity, or be
detrimental to the public health, safety and welfare?
The proposed project is consistent with the Eastern Dublin Specific Plan's
ordinances for public health, safety, and welfare. The proposed
development project will not adversely affect the health or safety of persons
residing or working in the vicinity, nor will it be detrimental to public health,
safety or welfare. The project will produce no noxious odors, hazardous
materials, or excessive noises.
In the follow up survey by Berlogar Geotechnical on October 1, 2009,
Berlogar determined that there are no landslides within the development
area. Development in hillside areas is carefully regulated under the Specific
Plan to insure that hazardous hillside conditions are avoided or remedied.
In addition, none of the residential lots in the project will have direct
driveway access onto a major arterial.
The proposed development project is not anticipated to adversely affect the
health or safety of persons residing or working in the vicinity, nor is
detrimental to public health, safety or welfare. Development in hillside
areas is carefully regulated under the Specific Plan to insure that
hazardous hillside conditions are avoided or remedied. Additionally, no
hazardous materials have been found to exist on the property.
G. Will the design of the subdivision or type of improvements conflict with
easements acquired by the public at large, for access through or use, of
property within the proposed subdivision.
The design of this project will not conflict with easements acquired by the
public at large for access through or use of property within the proposed
Project Area.
H. Is the site where the subdivision is proposed located on a hazardous waste
and substances site (pursuant to Government Code Section 2.65962.5).
Eckland Consultants conducted a Phase 1 environmental site assessment
of the project area to investigate the potential for on-site hazardous wastes
or substances. Eckland's assessment indicates that the property is not
known to contain hazardous wastes or substances. The study concluded
that the property has a low likelihood that any hazardous or toxic
Page 3 • Vesting Tentative Tract Map Written Statement
Dublin Ranch North • March, 2008
substances exist on the site. Eckland recommends no additional
investigation at this time.
Page 4 • Vesting Tentative Tract Map Written Statement
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