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HomeMy WebLinkAbout02-020 DubRnchA-2,3,4,512-10-2002AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: DECEMBER 10, 2002 SUBJECT: PUBLIC HEARING -Dublin Ranch Area A, PA 02-020 (Area A-2/Subdivision No. 7137), PA 02-021 (Area A-3/Subdivision No. ?138), PA-02-022 (Area A-4/Subdivision No. 7139), and PA-02- 023 (Area A-5/Subdivision No. 7140) to include: a) Conditional Use Permit to allow excess site coverage; and b) Site Development Review approving design plan and exterior desi ns (Report prepared by: Michael Porto, Planning Consultant) ~` ATTACHMENTS• ~ r L S ' ~ ~ ~ # 1. M t Resolution approving PA 02-020 (Area A-2/Subdivision No. 7137), z~ - a ` " ' ` `` PA 02-021 (Area A-3/Subdivision No. 7138), PA-02-022 (Area A- 4/Subdivision No. 7139), and PA-02-023 (Area A-5/Subdivision No. 7140) which includes a Conditional Use Permit and Site Development Review Luse~Fi~~~ Pti~y #y o 2. Submittal package for Neighborhood Areas A-2, A-3, A-4 and A-5 ~1 b - ~'~ including Site Plan, Floor Plans, Elevations, color schemes, plotting ~ 4 ~ !!3 ~ R 3 -9y plan, and conceptual Landscape Plans ~G9 - ~ RECOMMENDATION: 1. Open public hearing and hear Staff presentation. 2. Take testimony from the Applicant and the public. 3. Question Staff, Applicant, and the public. 4. Close public hearing and deliberate. 5. Adopt the following resolution: Resolution approving PA 02-020 (Area A-2/Subdivision No. 7137), PA 02-021 (Area A-3/Subdivision No. 7138), PA-02-022 (Area A- 4/Subdivision No. 7139), and PA-02-023 (Area A-5/Subdivision No. 7140) which includes a Conditional Use Permit and Site Development Review DESCRIPTION: The proposed request pertains to Dublin Ranch-Area A (neighborhood Areas A-2 through A-5), located east of Tassajara Road and more specifically east of the extension of Fallon Road approximately .8 miles north of the Interstate 580 Freeway in the central portion of the Eastern Dublin Specific Plan area. These four neighborhood. areas will include a total of 250 single-family homes previously approved by Vesting Tentative Subdivision Map Nos. 7137 through 7140 for a total of 562 detached single-family homes approved for the entire Area A. The request is for a Conditional Use Permit to allow additional lot coverage and a Site Development Review for these four (4) neighborhood areas. Areas A-2 through A-5 comprise Phase III of the development plan for Dublin Ranch Area A. BACKGROUND: Dublin Ranch-Area A, approximately 369 acres, was approved by the City Council on November 18, COPIES TO: Applicant Property Owner PA File Project Manager ITEM NO. 1997, as PA 96-038, a Planned Development (PD) District zone. That action designated areas for use as Single Family Residential, Open Space/Golf Course with appurtenant structures, a Neighborhood Recreation Facility, and public infrastructure. On July 25, 2000, the Planning Commission approved PA 99-060 along with Master Vesting Tentative Subdivision Map 7135 which created a subdivision for the land within Area A. PA 99-060 also included seven (7) individual vesting tentative subdivision maps for neighborhood Areas A-1 through A-7 approved separately from the golf course and other public areas. Conditions of Approval for all seven of these subdivisions were amended on February 26, 2002. A Site Development Review for neighborhood Areas A-6 and A-7 (PA 01-004) was approved on Apri124, 2001. A Site Development Review for neighborhood A-1 (PA 01-010) was approved by the Planning Commission on September 28, 2002. The current application for neighborhood areas A-2, A-3, A-4, and A-5 comprise approximately 53.5 acres of the 369-acre Dublin Ranch Area A, summarized as follows: Area Acres (gross) Tract No. No. of Units Initially Approved Resolution No. Amended Resolution No. A-2 9.3 7137 51 00-38 02-10 A-3 15.2 7138 83 00-39 02-11 A-4 14.9 7139 54 00-40 02-12 A-5 14.1 7140 62 00-41 02-13 TOTAL 53.5 250 Applications for all four neighborhood areas have been filed by MacKay & Somps representing the Property Owner/Developer -Toll Brothers, Inc. (Toll CA II, L.P.). ANALYSIS: Site Development Review -A Site Development Review for neighborhood areas A-2, A-3, A-4, and A-5, respectively is the focus of this application. The product types for each area offer a variety of floor plans, elevation styles, materials, colors, and amenities. The floor plan models available in each area are described in the following tables. All models in each ofthe four neighborhood areas are two stories: Area A-2 (Tract 7137) A-3 (Tract 7138) A-4 (T ract 7139) A-5 (Tract 7140) Floor Plan sf Model sf Model sf Model Sf Model Plan 1 3,502 sf Dublin 3,560 sf Vallecito 4,169 sf Brookdale 4,497 sf Belden - Flex sp. +192 sf +187 sf +467 sf none Plan 2 3,600 sf Cupertino 3,774 sf Monta 4,684 sf Glenhaven 4,951 sf Lockwood - Flex sp. none +653 sf Vista 1187 sf Plan 2X Plan 2 w/o 3rd garage ~ v , ..~ ®., Plan 2 w/o garage 3rd Plan 3 3,607 sf Danville 3,906 sf San 4,657 sf New Castle~'~ 4,385 sf Montague - Flex sp. +518 sf +170 sf Carlos none 1226 sf ' ' ' Plan 3X Plan 3w/o 3rd garage #;~~ ' ar s~'° ___, i , I~ i i~, Plan 4 3,942 sf Pleasanton 3,936 sf Ladera 5,072 sf Lancaster 4,985 sf Sheridan - Flex sp. +347 sf +280 sf t226 sf Area A-2 (Tract 7137) A-3 (Tract 7138) A-4 (T ract 7139) A-5 (Tract 7140) Architect Bassenian-Lagoni William Hezmalhalch LSA Architecture ~'~Hunt Hale Jones LSA Architecture NOTE: "sf' represents living area - no garage space. Flex space figure represents additional living area from garage conversion or additional second floor construction. 2 Residential Features - In general, residential development in Area A of Dublin Ranch is representative of an upscale product type in terms of the variety and quality of materials, size of the units and lots, and the options available in terms of flex space. All of the models include a minimum of 4 bedrooms plus flex options and a minimum of 3'/2 bathrooms with options for additional bathrooms. In keeping with the City's Municipal Code, none of the homes are equipped with natural wood-burning fireplaces. However, each model is designed with at least one gas-burning fireplace; a number of models have the option to add more than one of this feature. All plans are designed to accommodate garage space for 3 vehicles with exception of the variations (Plans 2X and 3X) designed to comply with required front setbacks. Garage access is either: 1) straight in from the street frontage, 2) divided with astraight-in double garage + a turn-in single garage, 3) divided with straight-in single car + a turn-in 2 car garage, or 4) a straight in double garage + one tandem space. Plans provided with one turn-in space or one tandem space also generally serve as a flex-space option for additional office, den, suite, or bedroom space. On models where the three garage spaces are designed as straight in, the surface single door is off set from the building facade or the double door to provide visual relief. A variety of textures, colors, and materials are highly effective in creating an interesting streetscape of building facades. Each model may be constructed in at least three different elevation styles with models in Area A-2 having four styles available. In each of the elevations presented, special attention to detail has been paid to the side wall of a turn-in garage facing the street so as to be finished in the same manor and quality as living space. In addition, consistent architectural features and accent materials will be provided along all elevations that are visible from the street. Colors -The Applicant has proposed 20 different color schemes with the previous Site Development Reviews approved for neighborhood Areas A-1, A-6, and A-7. In addition to the 20 color schemes previously approved, the Applicant now is proposing to add 10 color schemes associated with particular architectural elevations for approval with PA 02-020, PA 02-021, PA 02-022, and PA-02-023. The color schemes are intended to complement the elevation styles, roof types, and accent materials including roof materials, stucco, window frames and mullions, trims, railings, metal elements, and other details. The color schemes combined with the variety of elevation styles and the floor plans will provide for awell- designed neighborhood and appealing street scene. Plotting -All four neighborhood areas/tracts have at least one model that will fit on any lot and meet all required setbacks, including the required distance from the face of a straight-in garage to the back of sidewalk. None of the models that will fit on every lot for each tract includes a third, turn-in garage space. Plans with the tandem space or a 2-car garage are an easier fit. Each neighborhood area/tract includes from 2 to 5 lots which, because of their dimensions, are limited only to one of the available plans. Over these four neighborhood areas, the likelihood of a preferred model fitting the selected lot is 75%. The same model/floor plan may be placed next to or across the street from another of the same. However, to create and interesting streetscape, no more than two of the same plans may be in sequence without interruption by a different model or floor plan. In cases where the same plans are adjacent, this same model may not be plotted across the street. In no case will the same elevation style or color scheme be allowed next to or across the street from another of the same unless the model or floor plan is different. For the purposes of opposing window placement, an "active" and a ``passive" sidewall has been identified for each model which would influence the plotting sequence and/or determine whether a "reverse" floor plan would be more appropriate on a particular lot. Areas A-2, A-3, and A-5 have been approved previously with minimum side yards of 5 feet (or a 3-foot minimum with allowable encroachments), and a 10-foot minimum setback for the corners. In Area A-4, a minimum distance of 15 feet between buildings is required in addition to the 5-foot minimum to the side property line. The additional distance is accommodated by the larger size of the lots in this tract. 3 Neighborhood Area A-2 (Tract 7137): Area A-2, nearest to the golf course clubhouse, has been approved for development of 51 single-family detached homes on 9.3 acres and closely mirrors Neighborhood A-6 (St. Andrews) currently under development. Minimum lot size is 5,200 sf with the smallest lot at 5,380 sf and the median lot at 6,075 sf. Four models, with 4 out of 5 elevation styles, are available for each model, as described in the table below. Plan 2X, which excludes the third turn-in garage space, would fit on any of the 51 lots with Plan 3 fitting on only 32 lots; five lots would be limited to Plan 2X, only. For the 6 corner lots within the subdivision, Plans 1 and 2X are preferred with Plan 4 as a possibility for 2 of the 6 corners. AREA A-2 Plan 1 -Dublin Plan 2 - Cu ertino Plan 3 -Danville Plan 4 -Pleasanton Bedrooms 4 + den/bedroom 5 5 + flex options 4 + den/bedroom Flex Options 5 bedroom none 1st fl. suite) 2" floor 6 bedroom, bonus room, loft, and retreat additional living area/flex space Bathrooms 4+ 1 optional 4% 4'/2 3'/ + 1 optional Garages 2 spaces/straight-in + 1 space/ straight- in 2 spaces/straight-in + 1 s ace/turn-in 2 space/turn-in + 1 space/straight-in or flex 2 spaces/straight-in + 1 space/ straight-in Plan 2X - 2 spaces strai ht-in, onl Garage Options single space to suite w/bathroom none single space to suite single space to living area/flex s ace Elevation S les A -Traditional ~t X B -Chateau x x C -Mediterranean ~t 1t 1t 1t D -Provincial )t 1t K X E-Spanish Colonial x x x x Area A-2 Floor Plans -Each of the floor plans within this neighborhood area have been designed with a protected entry, living room, and separate dining area. Emphasis of these designs is on the integrated family room, kitchen, and nook situated on the ground floor at the rear of the unit. All plans have direct access into the house from the garage and nearby the laundry area. The second floor of each model is arranged for sleeping with an ample master bedroom and master bathroom, and decorative balconies. All plans within this area are designed with at least one bedroom or den on the ground floor and at least one bathroom. Plan 3 offers the most flex options. Area A-2 Elevations -Elevations in the "Traditional" style are characterized by brick veneer on the lower level, wood siding, louvered shutters, decorative vents, wooden posts and railings, and square window mullions. Roofs are a combination of gable ends and hip structures with flat fascia boards. Flat concrete roof tiles are representative of wooden shingles. Only 2 of the 4 plans will be available as Traditional. Likewise, only 2 of the 4 plans will be built in the Chateau style. Chateau style is finished with a stucco exterior and base, recessed windows and doors with angled frames, board & batten shutters, and the outlooker vents. Gabled roofs of concrete "s" tiles have curved, stucco-finished eaves. All 4 plans may be built in the Provincial, Mediterranean, and Spanish Colonial styles. Both the Mediterranean and Spanish Colonial style exteriors are finished in stucco with concrete "s" tiles roofing material. The Mediterranean style features a stucco base, hip roof, finished eaves, pre-cast trim around window and door frames with decorative keystone, louvered shutters, and corbelled window sills. The Spanish Colonial style has a gabled roof, wooden window and door frames with some arched windows, wooden corbels, decorative wrought iron railings and vents, and exposed rafter ends. Provincial style is a stucco finish with stone wainscoting and pilasters. The stone exterior is a prominent accent for the entry tower feature of Plan 3. Windows are vertical with window and door frames of precast materials, slightly arched with keystone detailing. The roof profile is most unique as 4 a hipped gable with short, finished eaves and flat concrete the resembling wooden shingles. Garage doors in all style may be solid or have windows. Neighborhood Area A-3 (Tract 7138): Area A-3, south of Area A-2, has been approved for development of 83 single family detached homes on 15.2 acres. This tract provides the smallest lots of the four neighborhood areas included as part of the current Site Development Review. Minimum lot size is 5,040 sf with the smallest lots meeting that standard and the median lot at 5,909 sf. Four models, with 3 elevation styles, are available for each model, as described in the table below. Plan 3X, which excludes the third turn-in garage space, would fit on any of the 83 lots. Plan 2 would fit only on 43 lots; three lots would be limited to Plan 3X, only. For the 8 corner lots within the subdivision, Plans 1 and 3X are preferred with Plans 2 and 4 a possibility for 4 of the 8 corners. AREA A-3 Plan 1 - Vallecito Plan 2 - Monta Vista Plan 3 -San Carlos Plan 4 - Ladera Bedrooms 4 + den/bedroom 5 4 + den/bedroom 5 Flex Options 5 bedroom 6 bedroom from den 5 bedroom teen room/retreat or ara a flex s ace Bathrooms 4 4'/z + 1 optional 5'/z 3% + 1 optional Garages 2 spaces/straight-in 2 spaces/straight-in 2 spaces/straight-in + 2 spaces/straight-in + + 1 space/straight-in + 1 space tandem 1 space/turn-in 1 space/turn-in Plan 3X - 2 spaces strai ht-in, onl Garage Options single space to tandem space single space to single space to optional 6th bedrm. to 6th bedroom optional office optional guest suite, bedroom or office Elevation S les A-Spanish x k x x Colonial B-Traditional x x x x /Federal C -Renaissance K x x ~ Revival/Manor Area A-3 Floor Plans -The floor plans in this area include large, open interior entries featuring the staircase to the upper level. Living and dining areas tend to be integrated, but separate from the integrated family room, kitchen, and casual meal area (nook). All plans provide upstairs sleeping areas with at least one bedroom or den and bathroom on the ground floor depending upon use of the flex space. Secondary access to the house is through the garage via a door off of the entry. Plan 2 offers the most flex options. Area A-3 Elevations -All 4 floor plans in Area A-3 are offered in all three styles designed for this neighborhood area. Similar to Area A-2, exterior finishes include stucco for Spanish Colonial, brick and siding for the Traditional (Federal) style, and stone with stucco for the Renaissance Revival (Manor) style. The Spanish Colonial style features stucco-trimmed foam buildouts around window and door frames, decorative wrought iron, clay pipe vents, and arched accent windows. The roof is gabled, pitched at 4:12, with concrete "s" tiles and stucco-finished eaves. The Traditional style, accented by brick, emphasizes wood for decorative window frames, pot shelves, fascia boards, and flat concrete tiles designed to resemble wooden shingles on a combination hip/gable roof pitched at 6:12. The Renaissance Revival or Manor style makes use of stone on the lower level, wooden shutters, precast window sills, and dentil blocks under the eaves of a hip roofed structure pitched at 4:12 which is finished concrete "s" tiles. As in Area A-2, Plan 3 is constructed with a tower feature over the entry which is finished with the accent materials for its respective style. 5 Neighborhood Area A-4 (Tract 7139): Area A-4, east of the golf course clubhouse, has been approved for development of 54 single family detached homes on 14.9 acres. This tract provides the largest lots of the four neighborhood areas included as part of the current Site Development Review. Minimum lot size is 8,000 sf with the smallest lots meeting that standards and the median lot at 9,434 s£ Four models, with 3 out of 5 elevation styles, are available for each model, as described in the table below. Plan 3, with three straight-in garage spaces behind a porte cochere, would fit on any of the 54 lots. Plan 2 would fit only on 42 lots; two lots would be limited to Plan 3, only. For the 8 corner lots within the subdivision, Plans 3 and 4 are preferred, except for one corner on which Plan 4 would not fit. AREA A-4 Plan 1 - Brookdale Plan 2 - Glenhaven Plan 3 -New Castle Plan 4 -Lancaster Bedrooms 4 4 + den/bedroom 5 + flex space/study 4 + retreat/bedroom Flex Options 2" floor bonus room activity room or 6 bedroom/loft o tion teen room/bedroom bonus room/retreat den/stud Bathrooms 3% + 1 optional 3'/2 + 1 optional 4% 4% Garages 3 spaces/straight-in ushed back 2 spaces/straight-in + 1 space/turn-in 3 spaces/straight-in 3 spaces/straight-in Garage Options none single space to optional 6"' or 7"' bdrm none none Elevation St les A -Federal ~t 1t 1t B -Manor x x x x C -Mission x x x D -Traditional ~t E -Spanish Colonial 7t Area A-4 Floor Plans -Because the largest lots are in Area A-4, the floor plans within Areas A-4 are larger than in the previous two areas. The largest model in Area-4 is Plan 4. In addition, Area A-4 offers residential products designed by two different architectural firms. Plan 1 features a porte cochere in front of 3 straight-in garages pushed back from the street which is something unique and different for Dublin. A partial atrium within Plan 1 is located off of the scored concrete motorcourt. Because of the straight-in garage configuration for three of the four floor plans, all models will have driveways that will be provided with decorative concrete scoring. All of the floor plans are characterized with an office or study off of the entry and by living/dining areas distinctly separate from family room kitchen areas. In each plan, the nook or the casual meal area projects into the yard to maximize natural lighting from windows. Upstairs, the separation is defined clearly by stairways or common space between the master bedroom and bath area from the other sleeping quarters. Second story optional decks would be available off of the master suite. With exception of the second floor bonus room option in Plan 1, flex space options are fairly limited to areas within the established building perimeters. Area A-4 Elevations -Three exterior styles (Federal, Manor, and Mission) are available for Plans 1, 2, and 4. Three styles also are available for Plan 3 (the New Castle model) designed separately from the others. As with the previous two areas, Traditional or Federal styles make use of wooden siding and brick accents. The Manor style features stucco and stone, while the Mission and Spanish Colonial styles are predominantly stucco. In the Federal style, the gabled roof is pitched at 8:12 with decorative vents and eaves. In addition to the siding, wooden accents include shutters, window and door frames, dormer windows, cupolas, and decorative gable end vents; round Doric columns serve as supports for the entry porch on all models and for the porte cochere on Plan 1. The stone finish of the Manor style also includes decorative wooden shutters and a wooden trellis porte cochere for Plan 1. The Manor style roof is a hip roof of flat concrete tiles pitched at 6:12. The Mission style is accented with 6 decorative wrought iron and "s" style concrete roof tiles on a hip roof pitched at 4:12. In the Mission style, the porte cochere of Plan 1 is supported by heavy stuccoed columns on a stucco base. The three elevation styles offered with Plan 3 include signature elements and heavy trimmed accents around windows and doors. Neighborhood Area A-S (Tract 7140): Area A-5, south of Area A-4 and east of Area A-3, has been approved for development of 62 single family detached homes on 14.1 acres. Minimum lot size is 6,000 sf with the smallest lot at 6,424 sf and the median lot at 7,604 sf. Four models, with 3 elevation styles, are available for each model, as described in the table below. Plan 3, with a tandem space behind two straight-in garage spaces, would fit on any of the 62 lots. Plan 1 would fit only on 39 lots; four lots would be limited to Plan 3, only. For the 7 corner lots within the subdivision, Plans 1, 2X, or 3 are preferred. AREA A-5 Plan 1 -Belden Plan 2 -Lockwood Plan 3 - Monta ue Plan 4 -Sheridan Bedrooms 4 + den/bedroom 5 4 + flex options 6 + flex options Flex Options bedroom/retreat none bedroom(s)/loft /retreat/office library/office/loft Bathrooms 3%2 + 2 optional 5'/z + 1 optional 3%2 + 1 optional 5'/z + 1 optional Garages 2 spaces/straight-in + 1 space tandem 2 spaces/straight-in +1 space/turn-in 2 spaces/straight-in + 1 space tandem 2 spaces/straight-in + 1 space/straight-in Plan 2X - 2 spaces strai ht-in, onl Garage Options tandem space to 6th bedroom single space to o tional bedroom tandem space optional 6th or 7"' bdrm single space to optional 6~h or 7`h bdrm Elevation S les A-Federal x x x x B -Manor ~t ~t X 1t C -Mission )t ~t 1t 1t Area A-5 Floor Plans -Floor plans within Area A-5 also are fairly substantial even though the minimum lot size is slightly less than that in Area A-4. Each model has a den, library, office, or study off of the entry. Stairway access to the upper floor also is featured in the entry. In addition, the floor plans within Area A-5 offer more bedroom and private space areas than in some of the other floor plans. Upstairs sleeping areas are oriented around the central stairway core with second story optional decks available off of the master suite. Of four floor plan models offered for Area A-5, Plan 1 appears to offer the most options in terms of flexible space. Area A-5 Elevations -All four plans may be built with any of the three available styles. Since the architect is same as for Area A-4, the architectural features and designs of the Federal, Manor, and Mission styles within Area A-5 are essentially the same as those for Plans 1, 2, and 4. The most notable exterior features are entries, front windows, and second stories elements that are accented with special roof structures and materials. Landscaping Preliminary landscape plans for neighborhood Areas A-2 through A-5 have been submitted as part of this Site Development Review approval. Each plan includes a planting legend and palette of plant materials for front yard landscaping and setbacks visible from the street. Materials identified include street trees, large shrubs, medium shrubs, sub-shrubs, and ground cover. The minimum size to be installed also is identified. All of the landscape materials submitted as part of the preliminary concept plan are suitable to Dublin and this environment. 7 Walls & Fencing Walls and fences will be similar to those previously approved through the Site Development Review for the other neighborhood areas within Area A of Dublin Ranch, including the approval for the golf course clubhouse. Standard six-foot wooden good neighbor fences will be used between lots and along the interior streets. Retaining wall details have been submitted, including the pilaster details, between properties at differing grades. A traditional "community wall" will be installed along the side yards of the corner lots as indicated on the plotting plan. These streets include: Signal Hill Drive, Cog Hill Terrace East, Cog Hill Terrace West, Glen Abbey Place, Castle Pines Terrace West, Locust Hill Drive, Eaglebrook Circle, Blairmore Place, Saddie Creek Terrace, Lochgreen Way, Highland Meadows Court, Sugar Hill Circle, and Sable Oaks Way. Generally, where lots abut either the golf course or permanent open space either a view fence (wrought iron) or a combination of wrought iron and a low wall are to be erected. Conditional Use Permit - In addition to the Site Development Review application requested above, PA 02-020, PA 02-021, PA 02-022 and PA 02-023 include a Conditional Use Permit to allow additional lot coverage for Neighborhood Areas A-2, A-3, A-4 and A-5 respectively. Site coverage standards were not explicitly addressed as part of the PD district adopted in 1997, PA 99-060 adopted in 2000, or with any subsequent entitlements for these four areas or any other of the approved subdivisions within Area A of Dublin Ranch. The standards for minimum lot size are addressed by the PD zoning for each of these neighborhoods and by the approved subdivision maps. Chapter 8.32 of the Zoning Ordinance pertaining to PD zoning districts says that, except as specifically modified by adopted PD standards, development in a PD district shall be subject to the regulations of the closest comparable zoning district. Since the PD overlay zoning is silent of the matter of coverage, the standards of the R-1 zoning district would otherwise be applicable. The coverage standard applicable to sites with two-story structures within the R-1 district is 35%. These neighborhood areas were approved through the PD zoning and by Tract Maps with the following lot sizes shown in the table below. Given the minimum lot size in relation to the floor plans of the residential products proposed, the Applicant has requested the establishment of a 45% maximum lot coverage standard. Setbacks established with the PD zoning would remain unchanged. Section 8.32.080 of the City of Dublin Zoning Ordinance allows the Planning Commission, by means of a Conditional Use Permit, to approve amendments to an adopted Development Plan upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned development Zoning District Ordinance for the site. Lot coverage for new development would depend upon the size/square footage of each lot within the tract and the model/floor plan for each of the lots based on a "fit list" provided by the Applicant. Lot coverage for each of the four neighborhood areas/tracts is summarized as follows: 8 .. .,. Neighborhood Area A-2 A-3 A-4 A-5 Tract No. No. 7137 No. 7138 No. 7139 No. 7140 No. of Lots/Units 51 83 54 62 Min. Lot Size~'~ 5,200 sf 5,040 sf 8,000 sf 6,000 sf Smallest Lot No. 44 Nos. 13, 15 & 17 Nos. 7, 8 & 9 Nos. 18, 37& 44 • Lot Area 5,380 sf 5,040 sf 8,000 sf 6,424 sf • % coverage (max.) 43.7% 44.2% 38.9% 45% Largest Lot No. 38 No. 64 No. 44 No. 10 • Lot Area 11,510 sf 9,708 sf 16,118 sf 12,891 sf • % coverage (max.) 22.9% 27.1% 19.3% 25.2% Median Lot No. 34 No. 59 No. 34 No. 46 • Lot Area 6,075 sf 5,909 sf 9,434 sf 7,604 sf Average Lot Size 6,491 sf 6,190 sf 9,977 sf 8,082 sf Lot(s) with highest otential covera a P g No. 14 thru No.19 Nos. 49 & 83 See smallest lots above Nos. 6, 12, 13, 15, 18, 19, 20, 37, 38, 44, 57 & 55 • % covera a max. 45% 45% 38.9% 45% Avera a Covera a 37.9% 39.4% 28.7% 37.4% ~'~per approved Tentative Subdivision Map ENVIRONMENTAL REVIEW: Dublin Ranch-Area A is included within the Eastern Dublin Specific Plan adopted by the City Council in 1994 along with certification of a Program EIR (SCH No. 91-103064) and addenda dated May 4, 1993 and August 22, 1994. An Initial Study was prepared finding that no new impacts would result from the current request and that any impacts as a result of the development of Area A (all seven neighborhoods and the associated public and recreation facilities) were addressed in previous environmental reviews. As adopted previously, mitigation measures for the Eastern Dublin Specific Plan remain applicable. CONCLUSION AND RECOMMENDATION: Adopting PA 02-020, PA 02-021, PA 02-022, and PA 02-023 including the conditional use permits formally will establish the coverage requirements for Neighborhood Areas A-2 through A-5 within Area A of Dublin Ranch that will accommodate floor plans, home designs, and elevations approved concurrently as the Site Development Review for these same neighborhood areas. The Site Development Review for neighborhood Areas A-2 through A-5 provides a variety of housing options, lot sizes, and product types with high-quality materials, interesting designs, and an appealing streetscape. Therefore, Staff recommends that the Planning Commission adopt the following resolution: a. Adopt Resolution approving PA 02-020 (Area A-2/Subdivision No. 7137), PA 02-021 (Area A- 3/Subdivision No. 7138), PA-02-022 (Area A-4/Subdivision No. 7139), and PA-02-023 (Area A- 5/Subdivision No. 7140) which includes a Conditional Use Permit and Site Development Review GENERAL INFORMATION: APPLICANT: Toll CA II, L. P. (Toll Brothers, Inc.) 6601 Owens Drive # 100 Pleasanton, CA 94588 Attn: H. Jon Paynter, Vice-President PROPERTY OWNER: Toll CA II, L. P. (Toll Brothers, Inc.) 6601 Owens Drive # 100 Pleasanton, CA 94588 Attn: H. Jon Paynter, Vice-President LOCATION: East of Tassajara Road on both sides of the future extension of Fallon Road approximately .8 mile north of I-580. APNs: 985-0007-002-19, 985-0008-028-02 & 03 GENERAL PLAN DESIGNATION: Low Density Single Family Residential (0-6.0 du/ac) SPECIFIC PLAN DESIGNATION: Single Family Residential (0.9-6.0 du/ac) EXISTING ZONING AND LAND USE: Zoning: Planned Development (PA 99-060 and PA O 1-004) Land Use: rough graded/currently vacant, construction of models in Area A-1, adjacent Golf Course and recreational facilities under construction G:PA 02-020/Dublin-SR-CUP&SDR_forDubRnh(A2-ASonly).doc 10 RESOLUTION NO. 02 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 02-020, PA 02-021, PA 02-022, AND PA 02-023 FOR DUBLIN RANCH AREA "A" NEIGHBORHOOD AREAS A-2 (SUBDIVISION 713?), A-3 (SUBDIVISION 7138), A-4 (SUBDIVISION 7139), AND A-5 (SUBDIVISION 7140) TO INCLUDE A CONDITIONAL USE PERMIT ALLOWING EXCESS SITE COVERAGE AND SITE DEVELOPMENT REVIEW FILED BY MAC KAY & SOMPS ON BEHALF OF TOLL CA II, L.P. WHEREAS, Applicant has filed an application requesting a Conditional Use Permit to allow excess site coverage and a Site Development Review for Dublin Ranch Area A, specific to Neighborhood Areas A- 2, A-3, A-4, and A-5 in the Eastern Dublin Specific Plan area; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Community Development Department; and WHEREAS, a Planned Development Zoning District PA 96-038 was adopted for Dublin Ranch Area "A" on November 18, 1997; and WHEREAS, resolutions were adopted by the Planning Commission on July 25, 2000 approving the subdivision maps as follows: Areas A-2/Subdivision 7137 (Resolution No. 00-38), A-3/Subdivision 7138 (Resolution No. 00-39), A-4/Subdivision 7139 (Resolution No. 00-40), and A-5/Subdivision 7140 (Resolution No. 00-41); and WHEREAS, the conditions of approval for the above-referenced Subdivision Maps were amended by the Planning Commission on February 26, 2002 which superseded the above-referenced Resolutions by the following Resolutions: Areas A-2/Subdivision 7137 (Resolution No. 02-10), A-3 Subdivision 7138 (Resolution No. 02-11), A-4/Subdivision 7139 (Resolution No. 02-12), and A-5/Subdivision 7140 (Resolution No. 02-13); 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 December 10, 2002; 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 Conditional Use Permit and Site Development 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. ATTACH ~i ENT NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission does hereby make the following findings and determinations regarding proposed Conditional Use Permit: 1. The proposed use, as conditioned, is consistent with the policies of the General Plan and the Eastern Dublin Specific Plan. 2. The proposed use and related structures would not be contrary to the Planned Development Rezones, Site Development Reviews, and Subdivision Maps approved for these areas because considered as a whole, the project meets the intent of the Development Plan for Dublin Ranch. 3. The proposed use is in conformance with regional transportation and growth management plans because the proposed project will not increase the number of units beyond that previously approved for the site. 4. The proposed use is compatible with other land uses and services in the vicinity because the proposed project is a continuation of the development pattern for Dublin Ranch. 5. The proposed use, as conditioned, will not be detrimental to the public health, safety, and welfare because there is adequate provisions for public services. 6. The proposed use, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity as the public utilities to serve the properties will be sized to support the development proposed by this application. 7. The proposed use, as conditioned, will not be injurious to property or improvements in the neighborhood as the improvements will be provided in conjunction with the development and no special provisions will be needed to accommodate the development proposed. 8. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health safety or welfare because no additional development potential will result from the proposed project beyond that originally approved with the vesting tentative tract maps.. 9. The project sites are suitable for the type, density, and intensity of the proposed use and related structures because the project has been designed to comply with the development standards adopted previously and as amended by this application. BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby make the following findings and determinations regarding proposed Site Development Review: 1. The approval of this Site Development Review, as conditioned, is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. 2. The approval of this Site Development Review, 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 Site Development Review, as conditioned, is consistent with the design review requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance. 4. The approval of this Site Development Review, as conditioned, is in conformance with regional transportation and growth management plans. 5. The approval of this Site Development Review, 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, vehicular 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 similar 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 PA 02- 020 (Area A-2/Subdivision No. 7137), PA 02-021 (Area A-3/Subdivision No. 7138), PA-02-022 (Area A- 4/Subdivision No. 7139), and PA-02-023 (Area A-5/Subdivision No. 7140) which includes a Conditional Use Permit to allow excess site coverage and a Site Development Review 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 buildingpermits 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: [ADM] Administration/City Attorney, [B1 Building division of the Community Development Department~[DSR] Dublin San Ramon Services District, ~F~ Alameda County Fire Department/City of Dublin Fire Prevention, [FIN] Finance Department, (PLl Planning division of the Community Development Department, [PO] Police, fPWI Public Works Department. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: GENERAL CONDITIONS 1. Approval. The Conditional Use Permit (CUP) PL, PW Approval of N/A allows a maximum coverage of 45% in Dublin Ranch any plan Area "A" neighborhood areas A-2 (Subdivision No. 7137), A-3 (Subdivision No. 7138), A-4 (Subdivision CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D CbMMENTS Prior to: No. 7139), and A-5 (Subdivision No. 7140). 2. Previous Approvals. All conditions contained in previous Planning Commission approvals and administrative permits are hereby incorporated by reference, including but not limited to: Resolution 00-038 (superseded by Resolution No. 02-10) for Area A-2/Subdivision No. 7137, Resolution No. 00- 039 (superseded by Resolution No. 02-11) for Area A-3/Subdivision No. 7138, Resolution No. 00-40 (superseded by Resolution No. 02-12) for Area A- 4/Subdivision No. 7139, and Resolution No. 00-41 (superseded by Resolution No. 02-13) for Area A- 5/Subdivision No. 7140. 3. Term. Approval of PA 02-020, PA 02-021, PA 02- PL Approval of Standard 022, and PA 02-023 shall be valid for one year from Improvement approval by the Planning Commission. If Plans construction has not commenced by that time, this approval shall be null and void. The approval period maybe 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.) 4. Revocation. PA 02-020, PA 02-021, PA 02-022, PL On-going Municipal and/or PA 02-023 may be revoked for cause in Code accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 5. 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 share of the new or revised CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: fees. 6. Required Permits. Applicant/Developer shall Various Various times, Standard obtain all necessary permits required by other but no later agencies and shall submit copies of the permits to the than Issuance Department of Public Works. of Building Permits 7. 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. 8. Standard Conditions. The project shall comply PL, B Through Standard with the City of Dublin Site Development Review Completion Standard Conditions attached hereto as Exhibit A. 9. 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. 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 FENCING 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 CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D CUMMENTS Prior to: attenuation wall is required). All walls and fences 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) parking Code shall be prohibited on public streets. Reference shall be noted in a ropriate CC&R's. POLICE 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 Ma s. LANDSCAPING 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 seasonallweather problems. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 20. Street Trees. Street tree varieties 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 Permits locations 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. Backflow Devises. Backflow devises shall be hidden PL Issuance of Standard from view by means of fencing, enclosures, Grading landsca ing, 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. STANDARDS 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 Standard 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 Standard 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 CONDITION TEXT RESP. WHEN A1~PLICANT AGENCY REQ'D CQMMENTS 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. f. 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 roject 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 pro erties. 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). Phased Occu anc Plan 26. Phased Occupancy Plan. If occupancy is requested PL, B Prior to CONDITION TEXT RESP. WHEN A>~'PLICANT AGENCY REQ'D COMMENTS 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 maybe deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 27. Acknowledgment. Applicant/Developer 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, 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 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. PLOTTING CONDITION TEXT RESP. WHEN A>bPLICANT AGENCY REQ'D C~MMENTS Prior to: '' 28. Plot 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 Permits approval of building permits for the respective lot. Said plot plan shall include pad elevations, unit number and type as well as elevation scheme, dwelling unit outline, air conditioning units, setbacks, lot drainage, and street utility locations. 29. 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. 30. Plotting Sequence -The same model/floor plan may PL Issuance of be placed next to or across the street from another of Building the same. However, no more than two of the same Permits plans may be in sequence without interruption by a different model or floor plan. In cases where the same plans are adjacent, this same model may not be plotted across the street. In no case will the same elevation style or color scheme be allowed next to or across the street from another of the same unless the model or floor plan is different. ARCHITECTURE 31. Architecture -Residential units shall comply with PL Issuance of the architectural drawings submitted by MacKay & Building Somps dated received December 2002, for each Permits respective area as follows: Area A-2 - Bassenian Lagoni Architects, Area A-3 -William Hezmalhalch Architects, Area A-4 (Plans 1, 2 & 4) -LSA Architecture, Area A-4 (Plan 3) -Hunt Hale Jones Architects, and Area A-5 -LSA Architects. Colors and Materials of the structures generally shall conform to those presented to the Planning Commission, on file in the City of Dublin Department of Community Development. 'DISCLOSURES 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) maybe 10 CONDITION TEXT RESP. WHEN A>~PLICANT AGENCY REQ'D C(DMMENTS Prior to: 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. 34. 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. 35. 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 as referenced in Resolution 00-038 (superseded by Resolution No. 02-10) for Area A- 2/Subdivision No. 7137, Resolution No. 00-039 (superseded by Resolution No. 02-11) for Area A- 3/Subdivision No. 7138, Resolution No. 00-40 (superseded by Resolution No. 02-12) for Area A- 4/Subdivision No. 7139, and Resolution No. 00-41 (superseded by Resolution No. 02-13) for Area A- 5/Subdivision No. 7140. 36. 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. Applicant/Developertyill be responsible for obtaining the approvals of all participating non-City a encies prior to issuance of building permits. :':PUBLIC WORKS CONDITIONS 37. Decorative Street Lights. Applicant/Developer PW Completed shall install streetlight per the approved decorative before 11 CONDITION TEXT RESP. WHEN ARPLICANT AGENCY REQ'D COMMENTS Prior to: '' streetlights approved for Dublin Ranch Area A installation of except that the poles shall be painted metal. A street the light poles lighting 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. PASSED, APPROVED AND ADOPTED this 10th day of December, 2002. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director Attachment A G:PA02-020/DubRnchRes SDR&CUPA-2thruA-S.doc 12 ATTACHMENT "A" TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL The following Conditions of Approval (as referenced in the preceding resolution) are standard Conditions of Approval applicable as required by the Public Works Department for all development projects within the City of Dublin. Unless modified by referenced conditions in the preceding resolution, these conditions are assumed to be complied with prior to issuance of Grading Permit or approval of Improvement Plans. ARCHAEOLOGY: 1. If, during construction, archaeological materials are encountered, construction within 100 feet of these materials, shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. BONDS: 2. The developer shall provide either (a.) a Performance (100%), labor and material (50%) securities and a cash monumentation bond or (b.) a Letter of Credit to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping subject to approval by the Director of Public Works/City Engineer prior to approval of the Final or Parcel Map. Prior to acceptance of the project as complete and the release of securities by the City: a) All improvements shall be installed as per the approved Improvement Plans and Specifications. b) All required landscaping shall be installed. c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 4. Upon acceptance of the improvements and receipt of required submittals, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 5. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: 6. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on atwo-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: 7. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. 8. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 9. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 11. Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence including 1 foot of freeboard. 12. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of--way. 13. Storm drainage facilities shall be designed to meet the following capacity: Drainage area Design Storm less that 1 sq. mile 15 year 1 to 5 sq. miles 25 year over 5 sq. miles 100 year All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. 14. No buildings or other structures shall be constructed within a storm drain easement. 15. Developer shall provide "trash racks" where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. 16. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord. 56-86. These V-ditches shall have a 5% minimum slope. 17. All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These ditches shall discharge into natural drainage channels or an adequate storm drain system. 18. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than 5%. 19. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. 20. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean-out at the upper end of all subdrains. 21. Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 22. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets within 50 feet of the low area. 23. No drainage shall be directed over slopes. 24. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. 25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 26. All public streets shall drain into storm drain systems before being discharged into established drainage channels. 27. The developer shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works/City Engineer shall determine which requirements shall apply. DUST: 28. Areas undergoing grading, and all other construction activities, shall be watered, or other dust- palliative measures may be used, to control dust, as conditions warrant or as directed by the Director of Public Works/City Engineer/City Engineer. NPDES: General Construction: 29. For projects disturbing five (5) acres or more the applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP The developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. For projects disturbing less than five (5) acres an erosion control plan shall be submitted with the grading plan. 30. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. A copy of the SWPPP shall be kept at the construction site at all times. 31. Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. 32. Construction access routes shall be limited to those approved by the Director of Public Works/City Engineer/City Engineer and shall be shown on the approved grading plan. 33. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 34. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 35. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping. 36. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1) start of the rainy season (October 15) 2) site dewatering activities, 3) street washing activities; 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. 37. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. 38. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. 39. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless detailed erosion control plan reviewed by the Director of Public Works/City Engineer/City Engineer and implemented by the contractor. 40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and maintenance area has been approved as part of the SWPPP. CommerciaUIndustrial Developments: 41. The project plans shall include storm water pollution prevention measures for the operation and maintenance of the project for the review and approval of the Director of Public Works/City Engineer/City Engineer. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 42. The project plan BMPs shall also include erosion control measures described in the latest version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system. 43. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 44. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the Dublin-San Ramon Services District (DSRSD). 45. All loading dock areas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent potential storm water pollution. Implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 46. All metal roofs and roof mounted equipment (including galvanized), shall be coated with arust- inhibitive paint. 47. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 48. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works/City Engineer/City Engineer. 49. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. 50. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 51. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, on site, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works/City Engineer/City Engineer for review and approval prior to the issuance of a building permit. 52. Restaurants must be designed with contained areas for cleaning mats. equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities be conducted in this area. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 53. Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 54. Vehicle/Equipment Washers: No vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 55. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 56. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved methods. 57. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required by the Director of Public Works/City Engineer/City Engineer. Residential• 58. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City Engineer/City Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 59. The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 60. The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers are aware of, and implement, all storm water quality measures and implement such measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 61. All on-site storm drain inlets must be labeled "No Dumping -Drains to Bay" using an approved methods. 62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with arust- inhibitive paint. 63. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or recycling area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 64. When a common area car wash is provided, no wash water shall discharge to the storm drain system. The car wash area should drain to the sanitary sewer. The area must be covered and designed to prevent excess rainwater from entering the sanitary sewer. Contact the local permitting authority and POTW for specific connection and discharge requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of--way or in a pedestrian easement except as specifically approved by the Director of Public Works/City Engineer/City Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across private streets where they intersect public streets. No special paving or concrete paving will be allowed in public streets. 71. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standards plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times during grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1 and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. 74. All residential building pad elevations must be above the 100-year flood level. 75. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. 76. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the developer or homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of--way. 77. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 78. Prior to filing for building permits, precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Director of Public Works/City Engineer/City Engineer. 79. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 80. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) 81. The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.) must meet and follow all of the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscape Ordinance. EASEMENTS: 82. The Developer shall acquire easements, and/or obtain rights-of--entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of--entry shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City Engineer. EROSION: 83. Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post- construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP /PARCEL MAP: 84. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be approved by the Director of Public Works/City Engineer/City Engineer. 85. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Department. Upon completion of construction, the City's mylar shall be modified to an "as- ,, built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with recommendations contained in the soils report shall be submitted to the Public Works Department. 86. For storm drains outside the public right-of--way a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the final map. 87. Provide an access road and turn around and maintenance easement to storm drainage detention facilities and trash racks. 88. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties and easements shall be submitted at the time of the submittal of the final subdivision maps. 89. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works/City Engineer/City Engineer prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 91. All street dedications shall include working easements for slope maintenance. 92. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works/City Engineer/City Engineer . FIRE: 93. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 94. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Director of Public Works/City Engineer/City Engineer and Dublin San Ramon Services District. 95. Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority. 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of--way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 98. The design and improvements of the Subdivision shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design of storm drainage facilities inside and outside the Subdivision, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. (:RAniNG: 99. Grading shall be designed in conformance with the approved tentative map. The grading plan shall incorporate the recommendations of the soil report. The grading plan shall conform with the City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 100. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All public and private utilities shall be undergrounded. 101. Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Director of Public Works/City Engineer/City Engineer. 102. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Director of Public Works/City Engineer/City Engineer as necessary to insure restoration o~the site to a stable and erosion resistant state if the project is terminated prematurely. 103. Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of--entry shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of work. 104. Street grades shall be designed and built in accordance with the General Plan, unless otherwise approved by the Director of Public Works/City Engineer/City Engineer. 105. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris. 106. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the Director of Public Works/City Engineer/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 107. Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. 108. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes of travel for the Director of Public Works/City Engineer/City Engineer's approval. 109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 110. Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 111. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success of the revegetation. Examples of enhancements to the revegetation plan include irrigating the young plants, placing top soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow root penetration, and planting at a density similar to the native woodlands in the riparian corridors. 112. All landslides which effect any structures or roads or other improvements shall be maintain by Geologic Hazards Abatement District (GHAD). The developer or homeowners' association are responsible for financing the GRAD. The administration of the GHAD is to be determined at the Final Map stage. 113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at the bottom of slopes where open space abuts private property. 114. The project civil engineer shall certify that the finished graded building pads are within ± 0.1 feet in elevation of those shown on approved plans. HANDICAPPED ACCESS: 115. Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA). IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 117. All improvements within the public right-of--way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy and in accordance with approved City Standards and/or Plans. 118. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 119. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 120. The developer shall have their engineer provide the City AutoCAD electronic copies of the Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's existing mapping coordinates if available. 121. The Developer shall enter into an Improvement Agreement with the City for all subdivision improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 122. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. MAINTENANCE OF COMMON AREA: 123. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC&Rs. MISCELLANEOUS: 124. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1" = 400` scale, and 1" = 200' scale for City mapping purposes. 125. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 126. All construction traffic and parking may be subject to specific requirements as determined by the Director of Public Works/City Engineer/City Engineer. 127. The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against. the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the developer of any claim, action, or proceedings. 128. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of the project's conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approval of all participating non-City agencies prior to the issuance of building permits. PERMIT: 129. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of- way or impacting their facilities. 130. An encroachment permit shall be secured from the Director of Public Works/City Engineer/City Engineer for any work done within the public right-of--way where this work is not covered under the improvement plans. 131. The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer. NOISE: 133. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:00 a.m. and 6:00 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 134. During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: 135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREETS: 136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole expense, make tests of the soil over which the surfacing and base are to be constructed and furnish the test reports to the Director of Public Works/City Engineer. The Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. STREET LIGHTS: 137. Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximum voltage drop for street lights is 5%. 138. Properties shall be annexed to the Street Lighting Maintenance Assessment District. STREET SIGNS: 139. The developer shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. 140. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 141. The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 144. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. In addition, conduits with pull ropes shall be installed along the project frontage to accommodate future extension of the interconnect system. The extent of this work shall be determined by the Director of Public Works/City Engineer/City Engineer. 145. Multi-family and non-residential facilities shall provide bike racks. In addition commercial and office centers shall provide car and van pool preferential parking spaces as required by the Director of Public Works/City Engineer/City Engineer. 146. Non-residential facilities shall provide pedestrian access from the public street to building entrances as required by the Director of Public Works/City Engineer/City Engineer. UTILITIES: 147. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. All utilities to and within the project shall be undergrounded. 148. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood Control, Zone 7 . 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. __...__ ..__.. __s__ ..___.~_._. __._ ._e _ ., Dubli 0 Condition Use Permit Site Development Review Submittal Application Tract 7136 (neigh. A2) Tract 7136 (neigh. A3) Tract 7136 (neigh. A4) Tract 7136 (neigh. A5) Toll Brothers December, 2002 _ .. ~...v_ ~ php. LL'yy M~ ~. r., ~, DEY_~Eti/$EfL /D 200 2 . ~,. .~,~ , ~.-~~.~ o~i o22~d23 ., .. . 02 - 4S ....:~ f;:~.: ATTACHMENT 2 RECEIVED SEC 0 4 2002 DUBLIN PLANNING Planner Date CITY OF DUBLIN APPLICATION SUBMITTAL REQUIREMENTS FOR CONDITIONAL USE PERMIT (CUP)and SITE DEVELOPMENT REVIEW (SDR) On a case by case basis, a City Planner will place a checkmark (~) next to the information required for submittal. The City Planner may determine that specific information may not be needed to process a particular application. If the City Planner decides to waive certain information, the City Planner will initial the waived information and keep a copy of the form for City records. It is City policy not to accept incomplete applications unless a Planner has specifically identified those items waived by writing N/A and their initials next to them. Please note if an incomplete application is received by mail or hand delivered by courier it may be returned to the applicant. Incomplete or inaccurate information may result in processing delays or denial of the project. Checking off the Quick Check box does not necessarily mean that all the required application items have been submitted. Staff will do a thorough review of the submittal for completeness and environmental determination, often involving an on-site visit. Staff will send a notice to you within 30 days listing the items necessary to complete the application. To comply with State law, the following represents a comprehensive list of information which must be submitted prior to acceptance of the application for a Conditional Use Permit and Site Development Review: GENERAL INFORMATION Project Street Address/Location: ~oYt Road, Dub.Q.c.n, CA Project Name: Dub-2%n Ranch - Arcea A Project Description: 0 Zoning District: n a Arcea A P. D.d-%te deveeor~mei~.t d~andcvl.dd d~.te deve.~.ar~meitit nev.%eur P.o.t? ~ APN:985-~~-OS 985-29-09, 985-30-03. 985-30-01 General Plan Designation: Lod Dews,(.tU R~-ideK.t,~a~ Specific Plan Designation: S,i ~n.Po ~am~~Pc~ Re~S,c.den~~r a~2 Applicant Name: To.~~ Bno~hen~s, 1v~e. Phone: 925-855-0260 SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMTTAL REQUl12ED Completed Application Form including the address and signatures of Applicant(s) and Property Owner(s). Completed Environmental Information Form (Initial Study) including signatures of Applicant(s) and Property Owner(s). Application Fee and Processing Deposit (Cash or check payable to City of Dublin) CUP: R-Districts = $50, all other districts = $130; Fee Deposit SDR: all districts = $140 $ $ Environmental Filing Fees/Deposits . County Administrative Fees ($25.00) $ $ N/A (check payable to Alanuda County Clerk) Initial Study Fee ($25.00) $ $ N/A (payable to City of Dublin) Environmental Impact Report Deposib $ N/A $ (payable to City of Dublin Special Studies Deposit (traffic, noise, etc.) $ N/A $ (payable to City of Dublin TOTAL TOTAL FEE DEPOSIT $ $ Revised 2/4/99 ,.,~,._, SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED Com leted Processin Fee A reement Form Written Statement (1 copy) describe the requested use in detail and give reasons why the application should be approved. Provide factual information supporting the following: a. What type of business, activity or use are you proposing? b. How many employees will you have or propose to have? c. What are the proposed hours and days of operation? d. Will your business, activity or use target a specific segment of the community? e. In what ways will your business, activity or use benefit the community? f. Are there any ways in which your business, activity or use may disrupt the peace of the surrounding residents or businesses? g. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare. h. Will your business, activity or use create any negative impacts on property, transportation systems or existing improvements in the neighborhood? e. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking etc will provide a desirable environment for the future development. f. Is the site physically suitable for the type and intensity of development proposed? g. Describe how the proposed development may impact views. h. Describe the physical characteristics of the site including existing slopes and topographic features. i. Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. j. Describe how the landscape features have been designed so as to insure visual relief and an attractive environment for the public. k. Is the proposed project located on a hazardous waste and substances site (pursuant to Government Code Section 65962.5)? (A list is of these sites is available in the Department of Communit Develo ment Preliminary Title Report/Property Profile (1 copy) to document ownership, prepared within three months of a lication submittal. Public Notice Materials: a. Reproduced copy of Alameda County Assessor's Parcel Map showing the project parcel(s) outlined in red and a 300-foot radius in blue drawn from the perimeter of the parcel(s), b. Two sets of mailing labels; one set addressed to current property owners by name; and another set addressed to all current occupants/tenants on the properties contiguous to the project site. The labels need to show the addresses and Assessor's Parcel Number's within 300 feet of the parcel(s) typed on 8%" x 11" sheet labels. (Example of how these labels should be typed:) J. Doe (Property Owner) Occupant/Tenant APN: 941-042-0003 APN: 941-012-3456 1010 Main Street 1010 Dublin Blvd. Anytown, CA 91234 Dublin, CA 94568 c. Plain envelopes (1 set) 4'/a"x9'/z" with first class postage (stamps only, no metered mail will be accepted, no return address) with labels affixed on envelopes. g:\formslapps ubreq/c upsdr -2- SUBMITTAL REQUIRED QUICK CHECK TYPE OF SUBMITTAL REQUIRED Vicinity Map (1 copy) showing the site in relation to neazest cross streets. Site Plan (10 copies) drawn to 1" = 20' scale and fully dimensioned (folded, 9" x 11" maximum size). The plans must be prepazed and signed by a licensed civil engineer, surveyor, architect, or designer. The plans must graphically and understandably describe the proposal. The plans must show the following: a. North arrow and scale; b. Dimensioned property lines, existing and proposed easements and adjacent streets. c. Location, setback and dimensions of all existing and proposed structures on the site; d. Parking information, including: - parking ratio (i.e. pazking spaces/1000 sq. ft. of building), - parking provided, - parking required, - handicapped spaces, - total project, - number of parking spaces per row (indicate compact spaces with `c'), - typical pazking stall dimensions, - parking aisles dimensioned, - entrance drives dimensioned, - adequate back-up dimensions - lighting fixtures - striping details - cart corrals, if required, e. Loading/receiving areas: - dock location and truck access - truck well - turnaround area dimensions - trash compactor - porte cochere f. Location, setback and dimensions of all existing and proposed: - driveways, - median openings, - loading areas, - handicapped ramps, - sidewalk/pathways, - pedestrian circulation - landscaped areas, - fences, - retaining walls, - signage, - trash enclosures, and -utility connections on site; g. Location, setbacks and dimensions of all existing and proposed structures, parking, driveways, walkways, landscape areas, fences, retaining walls, signage and trash enclosures within 50 feet of the project site; g:lfomulsppsubroq/cupsdr -3- .. _ .. ,.~.., . , SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED h. Summary of development calculations including: - site area (gross and net, each floor and total) - floor area of all buildings and uses, - number of parking stalls (required and proposed), - lot area coverage (allowed and proposed), - percent of landscaping - when appropriate, number of beds, students, dining seats, auditorium/church seats, occu ants, em to ees of lar est work shift, ors uare feet of assembl floor area. Preliminary Gradin~/Draina~e Plan (10 copies, folded, 9" x 11"maximum size) showing: a. Existing topography (dashed line) -one-foot intervals (slopes 3:1 or greater shall be five-foot intervals) b. Proposed or finish grade contours (solid line) -one-foot intervals b. Boundaries of all cut and fill areas c. Cross-sections of site where topographic changes exceed 5% d. Direction and path of drainage on, through and off the site (indicate any proposed and existing drainage catchbasins and pipe) e. Retaining walls with critical spot elevations f. Pad elevations for appurtenances (i.e. transformer, generator, etc) g. Finish floor elevations Preliminary Utility Plan (10 copies, folded, 9" x 11" maximum size) showing: a. Electric Service routing from existing supply to building (including poles, guy wires, conduits (min. 5-4"), conductors (number and size) etc. b. Transformer, generator, propane rack enclosure (across from electric room) c. Gas service d. Water service, location and size including, domestic water with meter, back flow preventer and/or detector value location, fire hydrants with protection, fire department connection and P.I.V. e. Sanitary Sewer location and size including, manholes and cleanouts (100' O.C.) f. Telephone service g. Easements (existing and proposed) h. Critical crossings calculated for clearance (encasement if required) I. Approximate light pole locations j. Storm drain system (with invert elevations) k. Building tie-ins with sanitary sewer and storm drain 1. Stub out locations for future pads, if any m. Finish floor elevations g:\forms\appsubreq/c upsdr -4- SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED Preliminary Landscaaing Plan (10 copies, folded 9" x 11"maximum size) This plan shall be consistent with the site plan and architectural plans for the proposed project. -The plan shall demonstrate clearly the character, massing and site compatibility of the proposed landscaping program and shall include the following: a. Design layout showing the desired landscaping program in terms of location of proposed landscaping and hardscape, a. Plant palette with the location, size and name of the proposed plants and trees (both common and botanical b. Locations of proposed, berms, concrete curbs, paths, fencing, and miscellaneous structures (including above grade utility structures such as PG&E transformers). c. Percent of landscaping (and how it is allocated) d. Statement of overall design theme e. Areas proposed for outdoor use £ Outdoor furniture details g. Lighting plan including pedestrian level, security and parking lot lighting Building Elevations (10 copies) fully dimensioned and drawn to a 1/8" = 1' scale of all sides of all proposed structures. Elevations must include building materials, colors, trash enclosures, fencing, roof screening details and signage. Colored Building Elevations. (1 set ,full size and mounted) Color and Material Palette (1 set) indicating the proposed fmishes of all exterior materials (including roof and walls) and color samples of paint or manufactured products to be applied on the building exterior (including fascia and trim). Scale Model of Project A model is required only if the proposal is for two or more commercial buildings. The scaled model shall be submitted at least 2 weeks prior to a decision being made by the Community Development Director or within one month of a public hearing. (check with planner for additional information) Floor Plans (10 copies) fully dimensioned, drawn to scale, showing exterior doors and windows, stairways, mechanical rooms and hallways (folded, 9" x 11", maximum size). Roof Plan (10 copies) drawn to scale showing the direction of slope of roof elements and location of mechanical equipment, ducts and vents (folded, 9" x 11"maximum size). Reduced Copies (10 copies, 11" z 17") of each plan. Traffic Data specific to the site or proposed project: traffic generation rates, peak hour counts, trip distribution and similar information. (Applicant must check with Public Works Dept. for additional information.) ~ecial Information or information in such form and number as may be required by the Planning Department g:lfonnslnppsubreq/cupsdr -~- OFFICE USE ONL Y Planner Date The Quick Check has determined that the application submittal is incomplete and cannot be accepted. The Quick Check has determined that the application appears to contain the items required by this checklist (completeness as defined by Section 65943 will be determined within 30 days of application) and processinS will begin. For assistance or questions regarding this form, please contact: PLANNING DEPARTMENT STAFF, CITY OF DUBLIN, 100 CIVIC PLAZA, DUBLIN, CA 94568, (925) 833-6610. -6- g:\Yorms\appsubreq/c upsdr 19155-30/19155-0 DUBLIN RANCH -AREA A Conditional Use Permit Modification of Area A PD Site Development Standards The proposed conditional use permit is requested to modify the development standards approved with the Dublin Ranch Area A PD permit on November 18, 1997 by incorporating specific lot coverage standards to govern future development of the Area A neighborhoods. The development standards section of the PD is to be clarified as follows: Maximum Lot Coverage* 45% Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with buildings and structures. Buildings and structures include all land covered by principal buildings, garages and carports, accessory structures, covered decks and gazebos, and other enclosed and covered areas; but not standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, and paved areas such as walkways, driveways, patios, uncovered parking areas or roads. (Dublin Zoning Ordinance Section 8.36.100) The proposed Conditional Use Permit request is consistent with the conditions for granting approval as required under Section 8.100.060 -Conditional Use Permit of the City of Dublin Zoning Ordinance. The proposed request complies with the required findings items stipulated in the Ordinance based on the following responses: A. The proposed use and related structures is compatible with other land uses, transportation and service facilities in the vicinity. Since no land use changes are proposed with this Conditional Use Permit request, the residential land use(s) and related structures will continue to allow for the orderly coordination and construction of the golf course, clubhouse and recreation facilities as well as the public transportation network. The type of residential structures and the relationship of the homes to each other as well as adjacent street and golf course areas will remain as in the original PD approval. No changes to the street and utilities systems serving the project will be required as a result of this request. Based on these factors, the proposed change to the PD will be compatible with the other land uses, transportation and service facilities in the vicinity. 19155-30/19155-0 B. It 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 modification to the PD design criteria will not increase the levels of impact related to health and safety items such as traffic and pedestrian circulation, noise, soil stability, drainage, air quality and hazardous materials. As a result, no additional impacts resulting from inclusion of a maximum lot coverage standard will adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare. C. It will not be injurious to property or improvements in the neighborhood. The proposed modification to the PD design standards will only address establishment of the maximum level for lot coverage. All other standards in the approved PD document as well as City ordinances pertaining to items such as setbacks, site grading, building heights and incompatible uses intended to protect against impacts to neighboring properties will remain applicable to Area A. As a result, the proposed PD design change will not create impacts which would be injurious to property or improvements in the neighborhood. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety and welfare. The proposed modification to the PD design criteria will not adversely impact the provision of public access, utilities and services for the development of Area A. The proposed lot coverage standard would not require additional facilities for public access or capacity for water, sanitation and other services. In addition, no revisions to the current approved plans for providing such services will be required. As a result, the proposed Conditional Use Permit request will allow for adequate provisions for public access, water, sanitation and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety and welfare. E. The subject site is physically suitable for the type, density and intensity of use and related structures being proposed. Based on this Conditional Use Permit request, no changes to the proposed development site(s) in Area A will be required which would alter the proposed development pattern in . .. , ,.,r_,. 19155-30/19155-0 the project. In addition, the proposed type, density and intensity of residential use approved in the original PD document will remain unchanged, in that the low-density residential designation will remain applicable to Area A and all of the applicable PD design standards will not be altered. Based on this, the subject site will continue to be physically suitable for the type, density and intensity of use and related structures being proposed. F. It will not be contrary to the specific intent clauses, development regulations or performance standards established for the zoning district in which it is located. The proposed modification of the PD design criteria will only address establishment of a new standard for maximum lot coverage for residential land uses. None of the site development, architecture and landscape architecture design guidelines included in the original PD approval are proposed to be revised. The performance standards (i.e. setback regulations) established for the zoning district in which it is located will assure that development of the neighborhoods complies with the overall intent of the Area A development. As a result, the proposed Conditional Use Permit request will not be contrary to the specific intent clauses, development regulations or performance standards established for the zoning district in which it is located. G. It is consistent with the Dublin General Plan and with any applicable Specific Plans. The City of Dublin determined the Area A PD approval was consistent with the Dublin General Plan and the Eastern Dublin Specific Plan on November 18, 1997. The proposed Conditional Use Permit request is intended to further modify the Area A PD by including lot coverage standards. Since the proposed Conditional Use Permit request does not effectively change any of the land use designations, policies and implementation measures contained in the Area A PD document as approved by the City and the inclusion of the lot coverage standards is consistent with the approved development pattern adopted in the Area A PD approval, the Conditional Use Permit request is consistent with the Dublin General Plan and the Eastern Dublin Specific Plan. _. ._ ,.. , COLOR SCHEME 1 R®OF LTFETILE COLOR ISRCB3133N BROWN BLEND Cff ACCEIv1'T KELLY MOORE PAINT'S COLOR AC 66 - N ZAII2E KELLY MOORE PAINT'S COLOR 73 SWISS COFFEE KELLY NTOORE PAINTS COLOR: 27-BONE FOR WOOD SIDING B®DY Ia HABxA STVCCo COLOR X - 81 OATMEAL ~:•,.~~: BI2ICI~ H.C. MUDDOX - COLOR NORTHWEST USED TOLL BROTHERS HuNTHALEJOrrFS A R C H I T E C T S 638 Fourth Street A T Sm Praactsco. CA 04107 _ Phone: 415-5 L2-1300 D U B L I N R A N C H ea:: ats-zee-ozea DUBLIN, CALIFORNIA ©[999 FNNT E(ALE 70IiE5 ARCHCCEC75 coLOR sc~~ 2 ~oo~ LLFETILE COLOR 1SI.CSll32 CHARCOAL BROWN BLEND C!T ACCEI~IT KELLY MOORS PAIN'T'S COLOR ?AO SADDLE BROWN ~+~-~ .~.f) ~~ ~ ~ 4s. ~~~„ ., ,~ . B®DY ~_ „'$ "5 ,~=..~ .,.>,o HUNT HALE JoNEs A R C H I T E C T S 838 Fourth Street Sen Francisco, CA 84107 Phone: 415-512-1300 Faz: 413-2BB-0288 ©1988 HUNT HALE JONE9 ARCHI7EC7S KELLY MOORS PAINTS COLOR KM 575 - M PEBBLESTONE CLAY LA HABRA sTlJCCo COLOR X - 73 EGGSHELL, KELLY MOORS PAINTS COLOR: KM 559-L - ALMOND TREE FOR WOOD SIDING ~RICI~ H.C. MUDDOX COIAR~ MOUNTAIN MIST TOLL BROTHER S Al DUBLIN RANCH DUBLIN, CALIFORNIA C®L,®R SCHEME 3 ROOF LIFETII.E COLOR ICJCSOISSN TAUPE ACCENT KELLY MOORE PAINTS COLOR AC 14 - N HENREDON HOUSE KELLY MOORE PAII~I'I'S COLOR 186 KEYSTONE ®~Y LA HABRA STUCCO COLOR X - 73 EGGSHELL KELLY MOORE PAINTS COLOR: KM 559-L ~ ALMOND TREE FOR WOOD SIDING BIZICI~ xc. MuDDOx COLOR RAILROAD BLEND TOLL BROTHERS HUNT HALE~ONES A R C H I T E C T S 838 Fourth Street San Francisco, CA 84107 A T Phone: 415-SL2-130D D U B L I N R A N C H Fa:: 41s-zee-ozee DUBLIN, CALIFORNIA Q 1999 HUNT HALE JONE9 ARCHITECTS COLO~Z SCHEME 4 ROOF LIFETILE COLOR TC7CS36I3N CHESNUT BROWN ACCENT KELLY MOORE PAINTS COLOR AC 86 - N RICH EARTH ~OD~ ' ~ =. i , ,~ a HUNT HALE JONES A R C H I T E C T S BSB Fcurth Street Sen Franciaca, CA 94197 PLone: 415-812-1909 Fa:: 415-288-9288 Q 1899 EUNT HALE JONES ARCHITECTS T~~ KELLY MOORE PAIN'T'S COLOR KM 568 - M COYOTE LA HABRA STUCCO COLOR X - 73 EGGSHI,LL KELLY MOORE PAINTS COLOR: KM 559-L - ALMOND TREE FOR WOOD SIDING B1~ICI~ KC. MLTDDOX COLOR FOLSOM GOLD TOLL BROTHER S A "I' DUBLIN RANCH DU&LIN CALIFORNIA C®L®R SCI~EEME 5 ROOF LIFETILE COLORS 1SRCB5?_75N SHADOW GREY C/T ACCENT KELLY MOORS PAINTS COLOR KM 678 DOWN UNDER TRIlVI KELLY MOORS PAINTS COLOR KM 703 - L CLIFFS OF DOVER BODY LA HABxA sT[.ICCo COLOR X - 16 SILVER GREY - ~ _~ ~ +.- -~.~--z < -~ ~ STONE VENEER ~~~ ~ ~~~ -- ELDORADO STONE I ti.~' ~. -? COLOR OLD ENGLISH GREY _ ~IvNT HALE JONES A R C H I T E C T S eas Forth sereel San Francisco, CA 84107 Phone: 415-512-1300 Fax: 415-288-D288 IBB9 HUNT HALE IDNES ARCHITECTS TOLL BROTHERS AT DUBLIN RANCH DUBLIN CALIFORNIA COLOR SCHEME 6 ROOF LIFETILE COLOR ISRCB6273 BROOKSIDE COFFEE BLEND C/T ACCENT KELLY MOORS PAINTS COLOR= 200 - SADDLE BROWN TR~ KELLY MOORS PAINTS COLOR KM 704 - L SILVER CASCADE ®DY LA HABRA STUCCO COLOR X - ~ FRENCH GREY STO1~ VENEER ELDORADO STONE _ COLOR MOUNTAIN LEDGE COOPER HUNT HALE JONES A R C H I T E C T S 638 Paurlh Streel San Francisco, CA 94L97 Phoae: 415-5 L2-1390 Faz: 415-299-0288 ©L999 HUNT HALE JONES ARCHITECTS TOLL BROTHERS GLEN EAGLE /ST.ANDREWS AT DUBLIN RANCH A-7 /A-6 DUBLIN, CALIAORNIA COLOR SCHEME 7 ROOF LIFETILE COLOR LSRCB1430 CHARCOAL BLErTD C!F ACCEI~IT KELLY MOORE PA1N'TS COLOR 174 CHARCOAL GREY ~~ KELLY MOORE FAIIVT'S COLOR KM 706 - M GRAPHITE SHADOW BODY LA HABRA sTUCCo COLOR . X - 40 DOVE GREY :~~*.~"" "= ST®I~E VEl~~EER r: ELDORADO STONE _ , :~ COLOR= RUSTIC LEDGE WTIT~ RUBBLE HvNT HAT •F. JorrEs A R C H I T E C T S 838 Fcur[h Street San Francisco, CA 94107 Phone: 415-512-1000 ea:: als-zee-ozae ©1999 HUNT HALE JONES ARCHITECTS TOLL BROTHERS AT DUBLIN RANCH DUOLIN CALIFORNIA I c®LOR sc~~ ~ ROOF LIFETILE COLOR ISRCB1430 CHARCOAL BLEND CfT ACCENT KELLY MOORE PAIIdTS COLOR KM 684 - D BLACKSBURG KELLY MQORE PAINTS COLOR 23 SWISS COFFEE BODY Ia HABRA sT~rcco COLOR X - 40 DOVE GREY sTONE VEl~ER ELDORADO STONE COLOR WARM SPRING MOUNTAIN LEDGE ~IvNT MALE JONES A R C H I T E C T S sae eo~rch serge San Frencieoo, CA 94107 Phone: 413-3L2-1300 Fax: 415-283-0283 ©1989 HUNT HALE JONES A3CHTTECT3 TOLL BROTHERS AT DUBLIN RANCH DUBLIN CALIFORNIA COLOR SC~IEME 9 ROOF LiFETILE COLOR 1FSCS6169N CASA GRANDE BLEND CfT ACCENT KELLY MOORS PAINTS COLOR AC 14 - N HENREDON HOUSE TRIM KELLY MOORS PAINTS COLOR 186 KEYSTONE ~ B®D~ rA HABRA sTUCCo __ . _' COLOR X - 73 EGGSHELL .:,~, .: ''~~~ _ - STONE VENEER - ELDORADO sTONE COLOR OAIQZIDGE MOUNTAIN LEDGE I-ItnvT MALE JorrEs A R C H I T E C T S 696 Fourth Streel san eraneisca, cA 9u9T Phone: 4I5-9t2-1900 Faz: 415-288-0289 TOLL BROTHERS AT DUBLIN RANCH DUBLIN, CALIFOANIA J 1998 HUNT HALE JONES ARCHITECTS COLOR SCHEME 10 1ZOOF LIFETILE COLOR= IESCSb142N RIO GRANDE BLEND C!T ACCEl~'T KELLY MOORE PAINTS COLOR AC 86 - N RICH EARTH ~~ KELLY MOORS PAINTS COLOR 23 SWISS COFFEE ~®DY ' ~ ~ LA HABRA sT[JCCo _ COLOR X - 81 OATMEAL ~I ~ - _4_ ~ ~,-~ _,- -` ~ ~~= STONE VENEER _ _ - _ - ELDORADO STONE ~-•- - ~ -~~ --~- - ~ ~, COLOR CAMBRIDGE RUSTIC LEDGE HUNTHAI.EJoNES TOLL BROTHERS A R C H I T E C T S e9a Fourth sUeae san Frenclscu, cA oalo~ ~ A T Phone: 415-512-1900 Fxx: 415-288-0288 D U B L I N R A N C H DUBLIN, CALIFORNIA (~J Itltltl riVHT RAZE 10HE5 ARCHITECTS C®LOR SCHEli~1E 11 ROOF LIFETILE COLOR IESCS61OIN DESERT TERRA COTTA CfT ACCENT KELLY MOORE PAINT'S COLOR 200 - SADDLE BROWN TRIlVI KELLY MOORE PAINTS COLOR KM 566 - L SECLUDED SOTTAGE BODY LA HABRA 5T'UCCO COLOR X - 17 MISTY N. STO NE VENEER ELDORADO STONE COLOR VENETO FIELDLEDGE HUNT HALE JoNEs TOLL BROTHERS A R C H I T E C T S s9s Fo~reh sU«l San Franeiaco, CA 94107 AT Phone: 415-512-1090 e,:: ale-zee-ozea D U B L I N R A N C H DllBLIN CALIFORNIA U 1999 HUNT HALE ]ONES ARCHITECTS C®LOR SCHEME 12 ROOF' LIFETILE COLOR IESC64fr4 CALIFORNIA MISSION BLEND C/T ACCENT KELLY MOORS PAINTS COLOR AC 66 - N ZAIRE KELLY MOORS PAINTS COLORS 23 SWLSS COFFEE BODY LA HABxA sTUCCo COLOR X - 86 SANDSTONE '4 ..~ _Il~.. - STONE VENEER e`i''-x! h • ELDORADO STONE ..~~._.__ ., COLOR OAKRIDGE MOUNTAIN LEDGE TOLL BROTHERS RUNT HALE JONES A R C H I T E C T S 898 FourtIl Street A.F Sen Frnnniaco, CA 94107 Pnnne: ats-stz-tsoo D U B L I N R A N C H Fax: 4L5-288-0288 DUBLIN, CALIFORNIA ©1888 Ht7NT HALE 70NES ARCHITECTS COLOR SCHEME 13 ~~:~,m rte- . _.,__ ROOF LIFETII.E COLOR= IESCS 6169N CASA GRANDE BLEND ACCENT KELLY MOORE PAINTS COLOR KM 564 - D COFFEE OLE TRIM KELLY MOORE PAINTS COLOR KM 563 - M FIG COOKIE BODY LA HABRA sTVCCo COLOR X - 28 MIRAGE STONE VENEER ELDOR~DO STONE COLOR SEQUOIA RUSTIC LEDGE TOLL BROTHER S HUNT HALE ~OI~TF~ A R C H I T E C T S 898 Fourth Street A T Snn frencixo, CA 84107 Phone: 415-512-1900 D U B L I N R A N C H Fax: 475-2BB-0288 DUBLIN CALIFORNIA ©1888 HllNt HALE JONES ARCHCfECTS COEOR SCHEME 14 ~IUNT MALE JONES. A R C H I T E C T S 839 Fourth Street San Frenciaco, CA 94107 Phone: 419-512-1300 Paz: 419-298-0299 ROOF LIFETILE COLOR IESCS6142N RIO GRANDE BLEND ACCENT KELLY MOORE PAINTS COLOR 150 MALLARD GREEN TRIM KELLY MOORE PAIN'T'S COLOR KM 558 - D TRIANGT.E LODGE BODY IA HABRP, sTlJCCo COLOR X -580 SIERRA TAN STONE VENEER ELDORADO STONE COLOR COPPER MOUNTAIN LEDGE TOLL BROTHERS AT DUBLIN RANCH DUBLIN, CALIFORNIA 1999 HUNT HALE 70NE9 ARCHITECTS COLOR SCHEME 15 ROOF LII'ETILE COLOR IESCS 610IN DESERT TERRA COTTA ACCENT KELLY MOORE PAINTS COLOR KM 570 - D OUTTER BANKS (~VIIJDOWS/SH[JZ'I'ERS) KELLY MOORE PAIN'T'S COLOR KM 569 - M HAMLET B®~~ LA HABRA STUCCO COLOR X - 24 SANTA FE r -~ STONE VENEER f _ I~,DORADO STONT? COLOR LUCF.RA HILLSTbNE - . ~r ..~ HUNT HALE JONEs A R C H I T E C T S 998 Fourth Street Sa¢ Francisco, CA 94107 Phone: 415-512-1900 Fax: 415-298-0289 Q 1999 HUNT HALE JONES ARCHITECTS TOLL BROTHERS AT DUBLIN R A N C H DUBLIN, CALIFORNIA COLOR SCHEME 16 ROOF LIFETTLE COLOR 1FSCS 6464 CALIFORNIA MLSSION BLEND ACCENT KELLY MOORE PAINTS COLOR= 413 LOAM TRIM KELLY MOORE PAINT'S COLOR KM 594 - D CLEVELAND BROWN ~OI~Y LA HABRA sTUCCo COI.OR~ X - 72 ADOBE STONE VENEER ELDORADO STONE COLOR BUCKSKIN MOUNTAIN LEDGE TOLL BROTHERS HUNT MALE JONES A R C H I T E C T S 898 Fourth Street A T San Fran a, CA 84187 Phone: 4L5-512-1988 D U B L I N R A N C H Far. 415-288-8288 DUBLiN CALIFORNIA Q 1888 HUNT HALE JONES ARCHITECTS C®L®R SCHElVI~ 17 HUI~dT HALE ~®NES A R C H I T E C T S 938 Fourth Street een Frencieco, CA 94!07 Phone: 413-S t2-1900 Fe:: 4JS-zee-ozee ©1899 HUNT HALE JONES AHCHITECTe i ROOF LIFETILE COLOR 1SRCBI430 CHARCOAL BLEND ACCE1~1'I' KELLY MOORE PAINTS COLOR 407 CARBON ~~ KELLY MOORE PAIId'TS COLOR 23 SWISS COFFEE BODY, LA HABRA s~rucco COLOR X - 820 SILVERADO KELLY MOORE PAINTS COLOR: 186 -KEYSTONE FOR WOOD SIDING ~~C~ xc. MvDDax COLOR CLINKER TOLL BROTHER S A7 DUBLIN RANCH DUBLIN, CALIPORNIA C®LOR SCHEME 18 ---~~':.?~R. ~; ~ ~`~ ~ 5 ` ~. - „. a - t, R~~' LIFETIL,E COLOR 1CSC5 ll32N CHARCOAL BROWN BLEND ACCEI®tT KELLY MOORE PAIlVTS COLOR KM 678 - D DOWN UNDER KELLY MOORE PAINT'S COLOR KM 581 - M CROSSROADS ®~~ LA HABRA STUCCO COLOR X - 97 PACIFIC SAND KELLY MOORE PAINTS COLOR: 163 -PACIFIC SAND FOR WOOD SIDING BRICK xc. MUDDOX COLOR SACRA1bIENTAN TOLL BROTHERS HUNT HALE TONES A R C H I T E C T S 898 Fourth Street A T San Francisco, CA ed107 Phone: 4I5-512-1900 D U B L I N R A N C H Fax: 415-2BB-0288 DUBLIN, CALIFORNIA ©1899 AUNT HALE ZONES ARCHITECTB -~.r - _ ~... __ - -- ~ti- > . 1Z~F LIFETILE COLOR 1CSCS ll32N CHARCOAL BROWN BLEND ~~~~~ KELLY MOORE PAINTS COLOR 417 OXFORD BROWN KELLY MOORE PAINTS COLOR 73 SWISS COFFEE ®~~ LA HABRA STUCCO COLOR X - 28 MIRAGE ST®I~ VEl®TEER ELDORADO STONE COLOR CASCADE RUSTIC LEDGE TOLL BROTHERS I~LTNTHALEJONES . A R C H I T E C T S 890 Fourth Street A T San Frnnci,co, CA 9a 107 nc~~~: als-slz-l9ao D U B L I N R A N C H Faz: 415-288-0208 DOBLIN CALIFORNIA ©1999 HUNT HALE ZONES ARCHITECTS C®L®R SCHEME 20 RO®F LIFETILE COLOR 1CSCS 3613N CIiFSNUT BROWN ACCEl~T KELLY MOORE PAINTS COLOR KM 564 - D COFFEE OLE TRIM KELLY MOORE PAINTS COLOR KM 563 - M FIG COOKIE B®I~Y LA HABxA sTlJCCo COLOR X - 86 SANDSTONE ST®I~TE ~El®TEE]E~ ELDORADO STONE COLORS PRAIItIE RUSTIC LEDGE -s-----~ TOLL BROTHERS Hulett HALE Jor1Es A R C H I T E C T S B98 Fourth Street San Prancleco, CA 94107 A T Fnanr: als-s~z-laoB Fnx: 415-288-02BB D U B L I N R A N C H _ DUBLIN, CAL[FORNIA TRIM- ENTRY C SHUTTE GARAGE DOORS HT_ FOR COLOR ACCURACY, NEFER TO MANUFACTURER S SAMPLES DUEL/N RANCH AREA DUBLIN, CALIFORNIA 8/22/02 ~~ TOLL BROTHERS INC. WILLIAM HEZMALH ALCH ARCHITECTS, INC. O 2002 2000288 TRIM ENTRY D SHUTT FOR COLOR ACCURACY, REFER TO MANUFACTURER S_SAMPLES. DUBL/N RANCH AREA DUBLIN, CALIFORNIA 8/22/02 22 TOLL BROTHERS INC. WILLIAM HEZMAI_HALCH ARCHITECT8, INC. 0 2002 RAia E FORS 2000288 TRIM ENTRY D SHUTTE FOR COLOR ACCURACY, REFER TO MANUFACTURERS. SAMPLES DUBL/N RANCH AREA DUBLIN, CALIFORNIA 8/22/02 2000288 23 TOLL BROTHERS INC. WILLIAM HEZMALHALCH ARCHITE CTB, INC. 0 2002 FASCIA TRIM ENtRY___ DOOR NUTTERS BRICK:.CABERNET -_LNTERSTATE FOR COLOR ACCURACY, REFER TO MANUFACTURER,.&SRMPLES -- DUBL/N RANCH AREA DUBLIN, .CALIFORNIA 8/22/02 2000288 24 TOLL BROTHERS INC. WILLIAM HE2MAl_HALCH ARCHITECT8, IIVC_ O aooa FASCIA TRIM ~~. ' h. i' ~ , ~ . -t y't ?~ i+'~.~ ,: ,. 1 ~ ~ , ' ~s ~ ~~ ;: ~ - ~ ,~: ENTRY. ~ ~' r ;f DOOR ~ j. ' ~~ ~' SHUTTERS ~. , _ ~. ~' ~ tr ~ ~ .~_~ ... BRICK: PONDEROSA -INTERSTATE FOR COLOR ACCURACY, REFER. TO MANUFACTURER S SAMPLES DUBLIN RANCH AREA DUBLIN, CALIFORNIA 8/22/02 2000288 Z5 TOLL BROTHERS INC. Wtl_LIAM HE2MALHALCH ARCHITECTS. INC. O 2002 FASCIA TR M ..ENTRY DOOR NUTTERS. BRICK: HARBORSIDE - MUDDOX FOR COLOR ACCURACY, REFER TO MANUFACTURERS SAMPLES.. DUBL/N RANCH AREA DUBLIN, .CALIFORNIA 8/22102 2000288 26 TOLL BROTHERS INC. WILLIAM HEZMALHALCH ARCHITECTS, INC. O 2002 TRIM 8/22/02 DUEL/N RANCH AREA DUBLIN, CALIFORNIA ~~ TOLL BROTHERS INC. WILLIAM HEZM ALHALCH ARCHITECTS, INC. O 2002 ENTRY DOOR SHUTTERS AGE )RS 2000288 FOR COLOR ACCURACY, REFER TO MANUFACTURER'S SAMPLES `FASCIA TRIM GARAGE DOORS FOR COLOR ACCURACY, REFER TO MANUFACTURER'S SAMPLES; DUBL/N RANCH AREA DUBLIN, CALIFORNIA 8/2.2/02 28 TOLL BROTHERS INC. WILLIAM HEZMALHALCH ARCHITECT8, INC. O 2002 2000288 FASCIA ENTRY DOOR SHUTTERS TRIM 4G E >RS FOR COLOR ACCURACY,'REFER TO MANUFACTURERS SAMPLES DUEL/N RANCH AREA DUBLIN, CALIFORNIA 8122/02 2000288 29 TOLL BROTHERS INC. WILLIAM HEZM.S~LHALCH ARCHITE CT8, iNC. 0 2002 `~ q.'4~'2':' ~'• y(~ ~1 ~, ~' TRIM ~ ~~~~' s;.-r _, _ ,: t. ,~ _~ ~,. ,. ~.. ;; i „t wr ;rt <~~ ENTRY DOOR SHUTTERS GARAGE DOORS ....WROUGHT IRON FOR COLOR ACCURACY, REFER_TO MANUFACTURER S SAMPLES DUBLIN RANCH AREA DUBLIN, CALIFORNIA 8/22/02 30 TOLL BROTHERS INC. WILLIAM HEZM.Q.LHALCH ARCHITE CT8, INC. O 2002 2000288 WILLIAM HEZMALHALCH A R C H I T E C T S I N C. July 23, 2002 TOLL BROTHERS INC. DUBLIN RANCH AREA A3 Project #2000288.02 Dublin, California EXTERIOR COLORS AND MATERIALS SCHEME 21 of 310 `A' Elevations Only Spanish Colonial nrnnn~nT~nu I`I11 /1R /Finiehl MANIIFACTl1RER Architecture Planning Community Design YVVV~~~~ ROOF MATERIAL: 1 ESCS 6676 (16640) Concrete `S' Tile DESERT SUNSET C/T MONIERLIFETILE STUCCO 2X-12931 (Sand Finish) LA HABRA TRIM COLOR #1 (applied to): Secondary Doors MATCH FRAZEE 8766N KELLY MOORE Trim CARIBOU TRIM COLOR #2 (applied to): Garage Doors KM 702-D MUDDY CREEK KELLY MOORE ACCENT COLOR (applied to): Entry Door KM 672D KELLY MOORE Shutters BLACK BERRY PREFAB PIPES @ GABLE KM 594-D CLEVELAND BROWN KELLY MOORE WROUGHT IRON AC 92N DRACONIA KELLY MOORE GUTTERS & DOWNSPOUTS MATCH ADJACENT COLOR TBD (if applicable) WINDOW FRAME & MULLIONS WHITE (Factory Finish) NOTE: COORDINATE ANY MODIFICATIONS TO THIS SPECIFICATION WITH LORRAINE NAZARETH AT WILLIAM HEZMALHALCH ARCHITECTS, INC. (949) 250-0607. nrv~mnuo. William Hezmalhalch Architects, Inc. ®2002 Revision No. Date Descri tion 1 7/31/02 Scheme 26 revised er client 2 8/9/02 Stucco revised to La Habra eoior=~~at ------' - - °~~ Y- =°- _ -° 3 8/22/02 Scheme 30 added. 17875 Von Karman Suite 404 Irvine CA 92614-6256 www.wharchitects.com 3875 Hopyard Road Suite 325 Pleasanton CA 94588-852; Tel 949 250 0607 Fax 949 250 1529 Tel 925 463 1700 Fax 925 463 1725 WILLIAM HEZMALHALCH A R C H I T E C T S I N C. July 23, 2002 TOLL BROTHERS INC. DUBLIN RANCH AREA A3 Dublin, California Project #2000288.02 EXTERIOR COLORS AND MATERIALS SCHEME 22 of 310 `A' Elevations Only Spanish Colonial n~crQiarlnu f'.fll f1R (Finishl MANUFACTURER Architecture Planning Community Design ROOF MATERIAL: 1 ESCS 6142R (1132) Concrete `S' Tile RIO GRANDE BLEND C/T MONIERLIFETILE STUCCO ZX-12945 (Sand Finish) LA HABRA TRIM COLOR #1 (applied to): Secondary Doors MATCH FRAZEE 8736N KELLY MOORE Trim LITTLE BIGHORN TRIM COLOR #2 (applied to): Garage Doors KM 564-D COFFEE OLE' KELLY MOORE ACCENT COLOR (applied to): Entry Door MATCH FRAZEE 8616N KELLY MOORE Shutters CLERMONT GREEN PREFAB PIPES @ GABLE KM 594-D CLEVELAND BROWN KELLY MOORE WROUGHT IRON AC 92N DRACONIA KELLY MOORE GUTTERS & DOWNSPOUTS MATCH ADJACENT COLOR TBD (if applicable) WINDOW FRAME & MULLIONS WHITE (Factory Finish) NOTE: COORDINATE ANY MODIFICATIONS TO THIS SPECIFICATION WITH LORRAINE NAZARETH AT WILLIAM HEZMALHALCH ARCHITECTS, INC. (949) 250-0607. or~n~~n~~r. William Heanalhalch Architects, Inc. m 2002 Revision No. Date Descri lion 1 7/31/02 Scheme 26 revised er client z d/9/02 Stucco revised to La Habra color coat --_~ 3 8/22/02 Scheme 30 added. 17875 Von Karman Suite 404 Irvine CA 92614-6256 www.wharchitects.com 3875 Hopyard Road Suite 325 Pleasanton CA 94588-852; Tel 949 250 0607 Fax 949 250 1529 Tel 925 463 1700 Fax 925 4631725 ,,,T.a.. WILLIAM HEZMALHALCH A R C H I T E C T S I N C. July 23, 2002 TOLL BROTHERS INC. DUBLIN RANCH AREA A3 Dublin, California SCHEME 23 of 310 n~~rnrortnu EXTERIOR COLORS AND MATERIALS Project #2000288.02 'A' Elevations Only Spanish Colonial rnl nR rF~~~~h- MANUFACTURER Architecture Planning Community Design ROOF MATERIAL: 1 ESCS 6169N (1120) Concrete 'S' Tile CASA GRANDE BLEND C/T MONIERLIFETILE STUCCO 2X-12946 (Sand Finish) LA HABRA TRIM COLOR #1 (applied to): Secondary Doors AC-87N KELLY MOORE Trim ROCKY MOUNTAIN TRIM COLOR #2 (applied to): Garage Doors MATCH FRAZEE 8755A SPICENUT KELLY MOORE ACCENT COLOR (applied to): Entry Door KM 612D KELLY MOORE Shutters BRIDGEWOOD PREFAB PIPES @ GABLE KM 594-D CLEVELAND BROWN KELLY MOORE WROUGHT IRON AC 92N DRACONIA KELLY MOORE GUTTERS & DOWNSPOUTS MATCH ADJACENT COLOR TBD (if applicable) WINDOW FRAME & MULLIONS WHITE (Factory Finish) NOTE: COORDINATE ANY MODIFICATIONS To THIS SPECIFICATION WITH LORRAINE NAZARETH AT WILLIAM HEZMALHALCH ARCHITECTS, INC. (949) 250-0607. oe~n~~nue. William Hezmalhalch Architects, Inc. ©2002 Revision No. Date Descri tian 1 7/31/02 Scheme 26 revised er client 2 8/q/!i2 Srir~co revised ra " a !-I~b; a color coat 3 8/22/02 Scheme 30 added. 17875 Von Korman Suite 404 Irvine CA 92614-6256 www.wharchitects.com 3875 Hopyard Road Suite 325 Pleasanton CA 94588-8527 Tel 949 250 0607 Fax 949 250 1529 Tel 925 4631700 Fax 925 463 1725 _....- WILLIAM HEZMALHALCH A R C H I T E C T S I N C. July 23, 2002 Architecture TOLL BROTHERS INC. DUBLIN RANCH AREA A3 Dublin, California SCHEME 24 of 310 t~cQf•DIDTIAt,I EXTERIOR COLORS AND MATERIALS `B' Elevations Only r_nl nR rFlr,l~ln- MANUFACTURER ROOF MATERIAL: 1 SRCB 0845N (702NF) Concrete Shake Tile SHADOW TAN NO FLASH BRUSHED C/T MONIERLIFETILE BRICK CABERNET INTERSTATE SIDING COLOR (applied to): Corner Boards KM 575-M KELLY MOORE Garage Doors PEBBLESTONE CLAY Lap Siding TRIM COLOR (applied to): Fascia Columns WS 17 KELLY MOORE Louvers @ Front LUXURY LINEN Potshelf Trim ACCENT COLOR (applied to): Entry Door MATCH FRAZEE 8555D KELLY MOORE Shutters ALDEN CHARCOAL GUTTERS & DOWNSPOUTS MATCH ADJACENT COLOR TBD (if applicable) WINDOW FRAME & MULLIONS WHITE (Factory Finish) NOTE: COORDINATE ANY MODIFICATIONS TO THIS SPECIFICATION WITH LORRAINE NAZARETH AT WILLIAM HEZMALHALCH ARCHITECTS, INC. (949) 250-0607. nr~ne~nue. William Heanalhalch Architects, Inc. ®2002 ,~~Revision No. Date Descri tion 1 7/31/02 Scheme 26 revised er client 2 8/9/02 Stucco revised to La Habra color-mat -==--a=- ----~-~ -~~ =- 3 8/22/02 Scheme 30 added. 17875 Von Karman Suite 404 Irvine CA 92614-6256 www.wharchitects.com 3875 Hopyard Road Suite 325 Pleasanton CA 94588-8527 Tel 949 250 0607 Fax 949 250 1529 Tel 925 4631700 Fax 925 463 1725 Project #2000288.02 Planning Community Design California Traditional (federal) ....... WILLIAM HEZMALHALCH A R C H I T E C T S I N C. July 23, 2002 TOLL BROTHERS INC. DUBLIN RANCH AREA A3 Dublin, California Project #2000288.02 Architecture Planning Community Design EXTERIOR COLORS AND MATERIALS SCHEME 25 of 310 `B' Elevations Only California Traditional (federal) nFCrRlpTlnnl COLOR IFinishl MANUFACTURER ROOF MATERIAL: 1 SRCB 3233 (47130) Concrete Shake Tile BROWN BLEND BRUSHED C/T MONIERLIFETILE BRICK PONDEROSA INTERSTATE SIDING COLOR (applied to): Comer Boards KM 557-M KELLY MOORE Garage Doors GATEHOUSE Lap Siding TRIM COLOR (applied to): Fascia Columns MATCH FRAZEE 8765D KELLY MOORE Louvers @ Front BEAVER CREEK Potshelf Trim ACCENT COLOR (applied to): Entry Door KM 648-D KELLY MOORE Shutters MONTICA GUTTERS & DOWNSPOUTS MATCH ADJACENT COLOR TBD (if applicable) WINDOW FRAME & MULLIONS WHITE (Factory Finish) NOTE: COORDINATE ANY MODIFICATIONS TO THIS SPECIFICATION WITH LORRAINE NAZARETH AT WILLIAM HEZMALHALCH ARCHITECTS, INC. (949) 250-0607. or~n~~nue. William Hezmalhalch Architects, Inc. ©2002 Revision No. Date Descri tion 1 7/31/02 Scheme 26 revised er client - ~~~ g 2 8/S/02 Stucco revised to La Habra color coat - 3 8/22/02 Scheme 30 added. 17875 Von Karman Suite 404 Irvine CA 92614-6256 www.wharchitects.com 3875 Hopyard Road Suite 325 Pleasanton CA 94588-8527 Tel 949 250 0607 Fax 949 250 1529 Tel 925 4631700 Fax 925 4631725 WILLIAM HEZMALHALCH A R C H I T E C T S I N C. July 23, 2002 TOLL BROTHERS INC. DUBLIN RANCH AREA A3 Dublin, California SCHEME 26 of 310 n[@/~DIDTIAAI EXTERIOR COLORS AND MATERIALS `B' Elevations Only rnl nR ~Flnl~h>, MANUFACTURER Architecture Planning Community Design ROOF MATERIAL: 1 SRCB 3023 (712NF) Concrete Shake Tile BROWN NO FLASH BRUSHED C/T MONIERLIFETILE BRICK HARBORSIDE 'MUDDOX 'SIDING COLOR (applied to): Corner Boards WS 12 KELLY MOORE Garage Doors MERINGUE Lap Siding 'TRIM COLOR (applied to): Columns Fascia 564-D KELLY MOORE Louvers @ Front COFFEE OLE' Potshelf Trim ACCENT COLOR (applied to): Entry Door AC 65-N KELLY MOORE Shutters WILD PLANET GUTTERS & DOWNSPOUTS MATCH ADJACENT COLOR TBD (if applicable) WINDOW FRAME & MULLIONS WHITE {Factory Finish) NOTE: COORDINATE ANY MODIFICATIONS TO THIS SPECIFICATION WITH LORRAINE NAZARETH AT WILLIAM HEZMALHALCH ARCHITECTS, INC. (949) 250-0807. William Hezmalhalch Architects, Inc. ®2002 Revision No. Date Descri tion 1 7/31/02 Scheme 26 revised er client 2 8/9/02 S~*eo rcrls~ti .o La Lia c;;~ir~at - - -. 3 8/22/02 Scheme 30 added. 17875 Von Karman Suite 404 Irvine CA 92614-6256 Tel 949 250 0607 Fax 949 250 1529 www.wharchitects.com 3875 Hopyard Road Suite 325 Pleasanton CA 94588-852 Tel 925 463 1700 Fax 925 4631725 Project #2000288.02 California Traditional (federal) .,~..... WILLIAM HEZMALHALCH A R C H I T E C T S I N C. July 23, 2002 TOLL BROTHERS INC. DUBLIN RANCH AREA A3 Dublin, California SCHEME 27 of 310 n~croroTlnu EXTERIOR COLORS AND MATERIALS Project #2000288.02 'C' Elevations Only Renaissance Revival (Manor) rnl nR rFinitn~ MANUFACTURER Architecture Planning Community Design ROOF MATERIAL: 1 ESCS 7165N (1160) Concrete 'S' Tile GOLD DUST C/T MONIERLIFETILE STUCCO 2X-62171 (Sand Finish) LA HABRA STONE MOLANO HILLSTONE ELDORADO TRIM COLOR #1 (applied to): Fascia MATCH FRAZEE 8745A KELLY MOORE Rafter Tails KAYAK BROWN Trim TRIM COLOR #2 (applied to): Garage Doors KM 563M FIG COOKIE KELLY MOORE ACCENT COLOR (applied to): Entry Door AC 14-N KELLY MOORE Shutters HENREDON HOUSE GUTTERS & DOWNSPOUTS MATCH ADJACENT COLOR TBD (if applicable) WINDOW FRAME & MULLIONS WHITE (Factory Finish) NOTE: COORDINATE ANY MODIFICATIONS TO THIS SPECIFICATION WITH LORRAINE NAZARETH AT WILLIAM HEZMALHALCH ARCHITECTS, INC. (949) 250-0607. n rtl~ntA\Ilt. William Hezmalhalch Architects, Inc. ©2002 ~tL~~VtVtt V. Revision No. Date Descri tion 1 7/31/02 Scheme 26 revised er client - 2 8/9/02 Stucco revised to La Habra c~o€~at --F -~- - ~-°-- -__ _- - 3 8/22/02 Scheme 30 added. 17875 Von Karman Suite 404 Irvine CA 92614-6256 www.wharchftects.com 3875 Hopyard Road Suite 325 Pleasanton CA 94588-852 Tel 949 250 0607 Fax 949 250 1529 Tel 925 463 1700 Fax 925 4631725 WILLIAM HEZMALHALCH A R C H I T E C T S I N C. July 23, 2002 TOLL BROTHERS INC. DUBLIN RANCH AREA A3 Dublin, California Project #2000288.02 Architecture Planning Community Design EXTERIOR COLORS AND MATERIALS SCHEME 28 of 310 `C' Elevations Only Renaissance Revival (Manor) I,e~rororrnu cn1 nR IFinichl MANUFACTURER Y VV V~~~~ ROOF MATERIAL: 1 ESCS 6464 (820) Concrete `S' Tile CALIFORNIA MISSION BLEND C/T MONIERLIFETILE STUCCO 2X-62174 (Sand Finish) LA HABRA STONE RINCON LIMESTONE ELDORADO TRIM COLOR #1 (applied to): Fascia KM 549-L KELLY MOORE Rafter Tails TIFFANY TAN Trim TRIM COLOR #2 (applied to): Garage Doors 231 SPANISH SAND KELLY MOORE ACCENT COLOR (applied to): Entry Door KM 836-N KELLY MOORE Shutters BRIERWOOD GREEN GUTTERS & DOWNSPOUTS MATCH ADJACENT COLOR TBD (if applicable) WINDOW FRAME & MULLIONS WHITE (Factory Finish) NOTE: COORDINATE ANY MODIFICATIONS TO THIS SPECIFICATION WITH LORRAINE NAZARETH AT WILLIAM HEZMALHALCH ARCHITECTS, INC. (949) 250-0607. non •1 n. WiAiam Hezmalhalch Architects, Inc. ©200[ 1IL •IVIV I~Y• Revision No. Date Descri tion 1 7/31/02 Scheme 26 revised er client 2 8i0f02 Stucco revised to La Habra color coat - - - - 3 8/22/02 Scheme 30 added. 17875 Von Karman Suite 404 Irvine CA 92614-6256 wvuw.wharchitects.com 3875 Hopyard Road Suite 325 Pleasanton CA 94588-8527 Tel 949 250 0607 Fax 949 250 1529 Tel 925 463 1700 Fax 925 463 1725 __ .. _ _. WILLIAM HEZMALHALCH A R C H I T E C T S I N C. July 23, 2002 TOLL BROTHERS INC. DUBLIN RANCH AREA A3 Dublin, California SCHEME 29 of 310 f~cf?f~DIDTt~I~I EXTERIOR COLORS AND MATERIALS 'C' Elevations Only r_nl nR ~Flttl~ln- MANUFACTURER Architecture Planning Community Design vwv~u~ ROOF MATERIAL: 1 ESCS 3601 (16650) Concrete's' Tile DESERT DRIFTWOOD C/T MONIERLIFETILE STUCCO 23/4 X-60881 (Sand Finish) LA HABRA STONE MANZANITA CLIFFSTONE ELDORADO TRIM COLOR #1 (applied to): Fascia 27 KELLY MOORE Rafter Tails BONE Trim TRIM COLOR #2 (applied to): Garage Doors MATCH FRAZEE 8734M BARK MULCH KELLY MOORE ACCENT COLOR (applied to): Entry Door 417 KELLY MOORE Shutters OXFORD BROWN GUTTERS & DOWNSPOUTS MATCH ADJACENT COLOR TBD (if applicable) WINDOW FRAME & MULLIONS WHITE (Factory Finish) NOTE: COORDINATE ANY MODIFICATIONS TO THIS SPECIFICATION WITH LORRAINE NAZARETH AT WILLIAM HEZMALHALCH ARCHITECTS, INC. (949) 250-0607. William HeZfnalnalcn wcnnects, mc. ~ zvuz n~nuwnv. Revision No. Date Descri tion 1 7/31/02 Scheme 26 revised er client 2 $/9/02 Stucco revised to La Habra color coat 3 8/22/02 Scheme 30 added. 17875 Von Korman Suite 404 Irvine CA 92614-6256 Tel 949 250 0607 Fax 949 250 1529 www.wharch itects.co m Project #2000288.02 Renaissance Revival (Manor) 3875 Hopyard Road Suite 325 Pleasanton CA 94588-8527 Tel 925 4631700 Fax 925 4631725 July 23, 2002 TOLL BROTHERS INC. DUBLIN RANCH AREA A3 Dublin, California WILLIAM HEZMALHALCH A R C H I T E C T S I N C. Project #2000288.02 EXTERIOR COLORS AND MATERIALS SCHEME 330 of 310 `A' Elevations Only Spanish Colonial n~erotortnt~ ii''fll f1R fFinichl MANUFACTURER Architecture Planning Community Design ROOF MATERIAL: 1 ESCS 6676 (16640) Concrete 'S' Tile DESERT SUNSET C/T MONIERLIFETILE STUCCO MATCH KELLY MOORE 26 LA HABRA OYSTER (Sand Finish) TRIM COLOR #1 (applied to): Secondary Doors KM 576-D KELLY MOORE Trim MONASTERY TRIM COLOR #2 (applied to): Garage Doors KM 575-M PEBBLESTONE CLAY KELLY MOORE ACCENT COLOR (applied to): Entry Door KM 396-D KELLY MOORE Shutters SPRUCETONE PREFAB PIPES @ GABLE KM 594-D CLEVELAND BROWN KELLY MOORE WROUGHT IRON AC 92N DRACONIA KELLY MOORE GUTTERS & DOWNSPOUTS MATCH ADJACENT COLOR TBD (if applicable) WINDOW FRAME & MULLIONS WHITE (Factory Finish) NOTE: COORDINATE ANY MODIFICATIONS To THIS SPECIFICATION WITH LORRAINE NAZARETH AT WILLIAM HEZMALHALCH ARCHITECTS, INC. (949) 250-0607. uwie~nue• Nfilliam Heunalhalch Architects, Inc. ©2002 Revision No. Date Descri tion 1 7/31/02 Scheme 26 revised er client 2 8/9/02 Stucco revised to La Habra color coat - 3 8/22/02 Scheme 30 added. 17875 Von Korman Suite 404 Irvine CA 92614-6256 Tel 949 250 0607 Fax 949 250 1529 www.wharchitects.com 3875 Hopyard Road Suite 325 Pleasanton CA 94588-852 Tel 925 463 1700 Fax 925 463 1725 _ _. 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. 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 [SIGN/SDR] Master Sign Program [MSP/SDR] Planned Development Rezone [PD REZ] Rezone [REZ] General/Specific Plan Amendment [GPA] A. Address/Location of Property: East of Tassajara Road adjacent to the future Fallon road Extension approximate_y 4 500 feet north of I-580 in Dublin, California B. Assessor Parcel Number Portions of the followingparcels: 985-0007-002-19, 985-0008-028-2 & 3 C. Site Area: 9.2t acres. 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 1. PROPERTY OWNER: In signing this application, 1, 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 sign if property is jointly owned) Name: Mr. H. Jon Paynter Company: Toll CA II, L.P. Address: 100 Park Place, Ste 140 San Ramon CA 94587 Signatur . Capacity: Vice President Phone: (925)855-0220 Fax: (925) 855-9927 Date: ~1~~v~ bZ B. APPLICANT (OTHER THAN PROPERTY OWNER): In signing this application, 1, 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. 1 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: Company: Address: Signature ATTACHMENT 19155-20j t713 7planapp. doc Capacity: Phone: Fax: Date: ,.,T.... ~ _ . ~ity of Dublin Planning Application Form Continued II. B. Existing zoning district is PD Planned Development Zoning District (PA 98-069). E. Existing General Plan designation is Medium High Density Residential . F. Existing property use is vacant land. The proposed use is medium high density residential. G. Existing uses of surrounding properties include single family residential (Phase 1 of Dublin Ranch), cattle grazing, and limited dry land farming and neighborhood commercial (under construction). 19155-20jt7137planapp.doc _ __. .__ Application Name: Dublin Ranch Area A, Tract 7137 Neighborhood A-2 Initial Study (ENVIRONMENTAL INFORMATION FORM -PART 1) (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: June 24, 2002 GENERAL INFORMATION: 1. Name and address of authorized representative of property owner: Jon Paynter, Vice President Toll CA II, L.P. 100 Park Place Suite 140. San Ramon CA 94587 2. Address of Project: East of Tassajara Road, adjacent to the future Fallon Road Extension approximately 4 500 feet north of I-580, in Dublin, California Name, address and telephone number of person to be contacted concerning this project: Jon Paynter, Vice President Jim Templeton Toll Brothers Inc MacKav & Somps 100 Park Place Suite 140 5142 Franklin Drive, Suite B San Ramon CA 94587 Pleasanton, CA 94588 (9252855-0260 (9251225-0690 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: NPDES (construction) permit• and Utility Service from DSRSD 5. Existing Zoning District: PD Single Family Residential and PD Open Space 19155-20Env WoAppTl1137. 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.) The area within Dublin Ranch known as "Area A" is comprised of 369± acres with a mix of single family residential neighborhoods and open space. The open space is a combination of an 18 hole golf course which is comprised of 192.9 acres, and portions of a stream corridor that is planne to run throughout the Dublin Ranch pro,~ect. A recreation facility owned and maintained by a home owners association is also included which consist of a small building approximately 1,486 S.F. to support the swimming and tennis facilities. The remainder of the land is residential neighborhoods which contain varying lot sizes with a total of 562 single-family residential lots. Area A consist of seven different neighborhoods including: Tract 7136 (Al) with 110-10,000 S.F. lots on 38.4 acres; Tract 7137 A2 with 51-5,200 S.F. lots on 9.2 acres; Tract 7138 (A3 with 83-5,040 S.F. lots on 15.2 acres Tract 7139 (A4 with 54-8,000 S.F. lots on 14.9 acres Tract 7140 (AS with 62-6,000 S.F. lots on 14.1 acres Tract 7141 (A6 with 97-5,000 S.F. lots on 18.8 acres; and Tract 7142 A with 105-5,000 S.F. lots on 17.4 acres. This Application is for the A2 neighborhood within Dublin Ranch Area A. 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 prod ect. 4. Significant amounts of solid waste or litter. 5. Change in dust, ash, smoke, fumes or odors in vicinity. 6. Chan e 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 m the vicinity. 8. Site on filled land or on slope of 10 percent (10%) or more. 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 ] 9155-20Env WoAppTr7137. doc (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/S~ecific 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, pages 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: 7 3 OZ ~~ igna ure 'Jon Pa ter rm ame Vice President-Toll Brothers Inc. i e ompany 19155-20Env WoAppTr7137.doc DUBLIN RANCH AREA A TRACT 7137 Site Development Review For the A2 Neighborhood Architecture Project Description The following findings relate directly to the specific questions listed under the written statement section of the City's application submittal requirements for site development review. A. What type of business, activity or use are you proposing? In November 1997, the City of Dublin approved a P.D. Rezone for Area A (PA 96-038). Area A encompasses 369± acres, the project contains a mixture of land uses including, Open Space primarily in the form of a golf course, Low Density Residential and a private community recreation facility. On July 25, 2000 a Vesting Tentative Map (PA99_060) and Community/Neighborhood Landscaping SDR was approved for the A2 neighborhood within Area A of Dublin Ranch. The Vesting Tentative Map included 51 units within 9.2 acres with a minimum lot size of 5,200 square feet. B. How many employees will you have or propose to have? Not applicable. C. What are the proposed hours and days of operation? Not applicable D. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare. 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. Page 1 of 7 • Site Development Review -Project Description ,.~,.__ Dublin Ranch Area A. Tract 7137 -Neighborhood A2 • June, 2002 E. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking etc will provide a desirable environment for the future development. Area A within Dublin Ranch is a golf course residential community with seven distinct neighborhoods. The layout of the golf course and residential neighborhoods takes advantage of distant views of the Tri-Valley area, while the neighborhoods are designed to take advantage of golf course views. The golf course is designed to take advantage of the rolling topography within which it is situated. Access to the Project Area will ultimately be provided primarily from Fallon Road, an existing two lane paved road that currently terminates approximately 5700 feet (1.1 miles) north of I-580. Fallon Road is the principal north/south arterial roadway in the Project Area and those portions of Fallon Road within the limits of Area A are constructed to be a four- lane divided arterial according to the Eastern Dublin Specific Plan recommendations. Eventually as other areas of Dublin Ranch to the south or adjoining properties are built out, the remainder of the Fallon Road lanes will be constructed. Ultimately the lower portion of the existing Fallon Road will be abandoned and a new Fallon Road arterial constructed in the proposed Specific Plan location at some point following build out of Area A. The A2 Neighborhood will be accessed from Signal Hill which intersects Fallon Road, to the north and Bent Tree Drive to the south. The recreation building is located along Signal Hill Drive just north of the A2 Neighborhood. F. Is the site physically suitable for the type and intensity of development proposed ? This site is physically suitable to accommodate the type of single-family low-density residential development and golf course open space as proposed. G. Describe how the proposed development may impact views. Area A is not within the Tassajara Road scenic corridor as defined in the Eastern Dublin Scenic Corridor Policies and Standards. However, this area falls under Specific Plan policies protecting visually sensitive ridgelands within Eastern Dublin. Exhibits produced as part of the Tentative Map process accurately show what a viewer would see along specific sight lines and at several viewpoints. Proposed grading areas and limits of development are also identified. These exhibits show what portions of the development area will be visible from Page 2 of 7 • Site Development Review -Project Description _ .. ,.,T..,. Dublin Ranch Area A, Tract 7137 -Neighborhood A2 • June, 2002 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. It was determined from these exhibits that the sensitive ridgelands have been protected. H. Describe the physical characteristics of the site including existing slopes and topographic features. The Project Area was sheet graded during the summer of 2001, as part of the overall 7135 grading operation. I. Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. Architectural Design Concept The Dublin (Plan I ): The Dublin plan in the A-2 neighborhood of Dublin Ranch incorporates several unique architectural styles. Four distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Dublin architectural styles include the Chateau ('B'), Mediterranean ('C'), Provincial ('D'), and the Mission ('E'). The Chateau ('B') style incorporates the use of a stucco facade with recessed windows and decorative shutters. The Mediterranean ('C') style is characterized by stucco and pre-cast masonry detailing, 'S' shaped concrete tiled roof, window sill bands and decorative shutters. The Provincial ('D') style features stone and stucco exterior walls, decorative shutters, and a multi level tiled roof. The final architectural style is the Mission ('E') style. This style is accented with stucco walls and window trim, wrought iron detailing, and low pitch gabled and hipped roofs with earth- toned 'S' shaped concrete tiles. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Provincial, and the Mission styles. Cooler colors of gray, off-white and deep greens will be used for the stucco and trim of the Chateau and Mediterranean styles. All color schemes include accent colors for the architectural features of the elevations. Page 3 of 7 • Site Development Review -Project Description __ _._ T. Dublin Ranch Area A, Tract 7137 - Neiehborhood A2 • June, 2002 The Cupertino (Plan 2): The Cupertino plan in the A-2 neighborhood of Dublin Ranch incorporates several unique architectural styles. Four distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Cupertino architectural styles include the Traditional ('A'), Mediterranean ('C'), Provincial ('D'), and the Mission ('E'). The Traditional ('A') style incorporates the use of a brick and siding facade with decorative shutters and a covered front balcony. The Mediterranean ('C') style is characterized by stucco and pre-cast masonry detailing, 'S' shaped concrete tiled roof, roof corbels and columns at the covered front balcony. The Provincial ('D') style features stone and stucco exterior walls, decorative shutters, and a decorative, old world, balustrade at the second floor front balcony. The final architectural style is the Mission ('E') style. This style is accented with stucco walls and window trim, wrought iron railings, corbels at the second floor line, and an expansive covered front balcony. Exterior colors and shades are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Provincial, and the Mission styles. Cooler colors of gray, and off-white will be integrated with warmer accent colors on the Traditional and Mediterranean styles. All color schemes include accent colors for the architectural features of the elevations. The Danville (Plan 3): The Danville plan in the A-2 neighborhood of Dublin Ranch incorporates several unique architectural styles. Four distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Danville architectural styles include the Chateau ('B'), Mediterranean ('C'), Provincial ('D'), and the Mission ('E'). The Chateau ('B') style incorporates the use of a stucco facade and detailing with arched windows and decorative country styled shutters. Page 4 of 7 • Site Development Review -Project Description Dublin Ranch Area A, Tract 7137 - Neighborhood A2 • .Tune, 2002 The Mediterranean ('C') style is characterized by a stucco exterior with horizontal exterior banding, wrought iron railing accents, and 'S' shaped concrete tiled roof. The Provincial ('D') style features a stone and stucco exterior, with decorative shutters, and arched top windows. The final architectural style is the Mission ('E') style. This style is accented with stucco walls and window trim, wrought iron detailing, window sill bands and exposed rafter tails at the roof eaves. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Provincial, and the Mission styles. Cooler colors of gray, and off-white will be used for the stucco, and accent colors of deep blues, greens and grays will be used for the trim of the Chateau and Mediterranean styles. All color schemes include accent colors for the architectural features of the elevations. The Pleasanton (Plan 4): The Pleasanton plan in the A-2 neighborhood of Dublin Ranch incorporates several unique architectural styles. Four distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Pleasanton architectural styles include the Traditional ('A'), Mediterranean ('C'), Provincial ('D'), and the Mission ('E'). The Traditional ('A') style incorporates the use of a brick and siding facade with decorative shutters and accented window trim. The Mediterranean ('C') style is characterized by stucco and pre-cast masonry detailing and balustrades, 'S' shaped concrete tiled roof, and columns at the covered front balcony. The Provincial ('D') style features stone and stucco exterior walls, decorative shutters, and pre-cast columns and balustrades at the second floor front balcony. The final architectural style is the Mission ('E') style. This style is accented with stucco walls, recessed windows, wrought iron railings and details, and an expansive covered front balcony. Exterior colors and shades are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Provincial, and the Mission styles. Cooler colors of gray, and off-white will be integrated with accent colors on the Traditional and Mediterranean styles. All color schemes include accent colors for the architectural features of the elevations. Page 5 of 7 • Site Development Review -Project Description ,_. __ .. Dublin Ranch Area A, Tract 7137 -Neighborhood A2 • June, 2002 J. Describe how the landscape features have been designed so as to insure visual relief and an attractive environment for the pubic. The beauty of the existing rolling topography and natural countryside is the basis for the Dublin Ranch landscape concept and planting themes. Rows of trees delineating entries and streets depict the historical image of orchards and create a sense of community. Patterns and textures within Dublin Ranch have been chosen to complement the proposed architectural styles and "upscale" rural theme. Pilasters, walls and fences are part of the common elements that compose the consistent and recurring community theme. Open rail fences are the predominate fence type and 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 continuity of the community. Whether they are in the form of the stucco community wall or rail fences with stone pilasters or identity gateway pilaster, these materials provide a unified appearance while creating a classic and livable community. The design of signage defines a hierarchy within Dublin Ranch. Stone monument sign walls identifying the community will be located within select medians of the community entries located along Fallon Road. The subtle simplicity of neighborhood entries repeat key elements from the community entries such as open rail fences and stone gateway pilasters. Ornamental plaques on stone pilasters will display the Dublin Ranch or neighborhood 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 streets to provide a pedestrian friendly environment and sense of community. Each neighborhood will use 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, intermittent stream corridor, and golf course. Special attention has been paid to the golf course planting which will consist primarily of native oaks and trees indigenous to the area. Transition areas within the course incorporate native/ornamental grasses and California native and other ornamental plants, which are horticulturally adaptive to the natural characteristics of the site to create an oak grassland character. Oak trees native to the Tassajara Hills have been incorporated into the plant palette to reflect the historical landscape of the Tri-Valley area. Page 6 of 7 • Site Development Review -Project Description Dublin Ranch Area A, Tract 7137 -Neighborhood A2 • June, 2002 K. Is the proposed project located on a hazardous waste and substances site? (A list is of these sites is available in the Planning Department). A Phase 2 site assessment of the Project 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 (See Appendix). In addition, Berlogar Geotechnical Consultants previously conducted an environmental records search for the Dublin Ranch - Phase I project site to determine if the site was included on a list of hazardous waste and substance areas. 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U ~' U; ?; r L~ ~' !~ 0 0 a o e ° 9 e ~o ~ a °= e a ~- $ u ~ a o 0 L % % > % O iV a O a m _ ~ E F o d o °~ a ° O 3 0 ~ a ~a °oo U Q ° L • ~ ~ ° O °5 of ~o° °> t ~ LCD OZ ~av os <`a`o a`~ I/ C D ° ~ ~ Ly y ~o ~0 6--~ 'E o O° ~ O ~ L O D O° O o o U °~ NOON o~ ~a~ oP zC3a e ors ~~ tao~ m'n i>Qa a Z e e a Lao 0 v ea ~° e° o~ ao a o °g N a_ I N f N O a - ` • ~ o _ e° g ~e o _~ ~o L $ ° L ~ no p °o ~ 8 o ° o a o ~ c f m ° ~ ua au o ao a d a O ~ V ° - ~ - LL V ~ O % n X %2f II N c/ 'o a `o 2 ~ r n F--~ 'i ~_ L O O L 0 a E ~Y O e a m. xx N N L OIe ~~ O c '+.. ~'v p 0 oa~ ~ L 3 ° m OIL EEO W w~cv ~--; o zQe°Oc L ° u o `c ° a o e _ o L 0 `L a oai ° °t m l u3- L * c a. rt w °~ s ~ a L j ~ a ~`o~ N f m x m ~9 m C 0 U m U; C m'> 9 L v ~' ND '~ 0 4 3 { ~~ m Q O O =I N ' 0 U O N ~1 ~f IITi N z D L ° s ° ea c ° °>o 'L ~ O O O o N E O W C Q U m N .~ m W 0 0 N U C I~ ~I ~" m ~ mi +u a~°tm wen aw 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] Sign/Site Development Review [SIGN/SDR] Conditional Use Permit [CUP] Master Sign Program [MSP/SDR] *~_ Site Development Review [SDR] Planned Development Rezone [PD REZ] Variance [VAR] Rezone [REZ] Vesting Tentative Subdivision Map (T MAP] General/Specific Plan Amendment [GPA] II. GENERAL DATA A. Address/Location of Property: East of Tassajara Road adjacent to the future Fallon road Extension a roximatel 4 500 feet north of I-580 in Dublin California B. Assessor Parcel Number Portions of the following parcels: 985-0007-002-19, 985-0008-028-2 & 3 C. Site Area: 15.2f acres. 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 PROPERTY OWNER: In signing this application, I, as Property Owner, certify that I have full legal capacity to, and hereby do, authorize the fcling 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. 1 further certify that the information and exhibits submitted are true and correct. Note: All Property Owners must sign if property is jointly owned) Name: Mr H Ton Paynter Company: Toll CA II L.P. Address: 100 Park Place, Ste 140 San Ramon CA 94587 Signature:~_ ~ - Capacity: Vice President Phone: (925)855-0220 Fax: (925) 855-9927 Date: ~ l ~1 ~Z 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. I further certify that the information and exhibits submitted are true and correct. Name: Company: Address: Signature ATTACHMENT 19155-30jt7138planapp.doc Capacity: Phone: Fax: Date: ~ity of Dublin Planning Application Form Continued II. B. Existing zoning district is PD Planned Development Zoning District (PA 98-069). E. Existing General Plan designation is Medium High Density Residential . F. Existing property use is vacant land. The proposed use is medium high density residential. G. Existing uses of surrounding properties include single family residential (Phase 1 of Dublin Ranch), cattle grazing, and limited dry land farming and neighborhood commercial (under construction). 19155-30j t7138planapp. doc Application Name: Dublin Ranch Area A, Tract 7138 Neighborhood A-3 Initial Study (ENVIRONMENTAL INFORMATION FORM -PART 1) (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: ,Tune 24, 2002 GENERAL INFORMATION: 1. Name and address of authorized representative of property owner: Jon Pavnter, Vice President Toll CA II, L.P. 100 Park Place Suite 140, San Ramon CA 94587 2. Address of Project: East of Tassaiara Road, adiacent to the future Fallon Road Extension approximately 4,500 feet north of I-580, in Dublin, California 3. Name, address and telephone number of person to be contacted concerning this project: Jon Pavnter, Vice President Tim Templeton Toll Brothers Inc MacKay & Somas 100 Park Place, Suite 140 5142 Franklin Drive, Suite B San Ramon, CA 94587 Pleasanton, CA 94588 (925)855-0260 (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: NPDES (construction) permit; and Utility Service from DSRSD 5. Existing Zoning District' PD Single Family Residential and PD Open Space 1915S30FnvInfoAppTc7138.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.) The area within Dublin Ranch known as "Area A" is comprised of 369± acres with a mix of single family residential neighborhoods and open space. The open space is a combination of an 18 hole golf course which is comprised of 192.9 acres, and portions of a stream corridor that is planned to run throughout the Dublin Ranch pro,~ect. A recreation facility owned and maintained by a home owners association is also included which consist of a small building approximately 1,486 S.F. to support the swimming and tennis facilities. The remainder of the land is residential neighborhoods which contain varying lot sizes with a total of 562 single-family residential lots. Area A consist of seven different neighborhoods including: Tract 7136 (A1) with 110-10,000 S.F. lots on 38.4 acres; Tract 7137 (A2) with 51-5,200 S.F. lots on 9.2 acres; Tract 7138 (A3) with 83-5,040 S.F. lots on 15.2 acres Tract 7139 (A4) with 54-8,000 S.F. lots on 14.9 acres Tract 7140 (A5) with 62-6,000 S.F. lots on 14.1 acres Tract 7141(A6) with 97-5,000 S.F. lots on 18.8 acres; and Tract 7142 (A7) with 105-5,000 S.F. lots on 17.4 acres. This Application is for the A3 neighborhood within Dublin Ranch Area A. 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 AmendmenUSpecific 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. 8. Site on filled land or on slope of 10 percent (10%) or more. 9. Use of disposal of potentially hazazdous materials, such as toxic substances, flammables or explosives. 10. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). 9155-30EnvlnfoAppTr7138.doc ., 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, Wages 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: ~ 13 ~~ Z ign r Jon Pa nter ran ame Vice President-Toll Brothers Inc. i ompany 19155-30Env InfoAppTr7138.doc DUBLIN RANCH AREA A TRACT 7138 Site Development Review For the A3 Neighborhood Architecture Project Description The following findings relate directly to the specific questions listed under the written statement section of the City's application submittal requirements for site development review. A. What type of business, activity or use are you proposing? In November 1997, the City of Dublin approved a P.D. Rezone for Area A (PA 96-038). Area A encompasses 369± acres, the project contains a mixture of land uses including, Open Space primarily in the form of a golf course, Low Density Residential and a private community recreation facility. On July 25, 2000 a Vesting Tentative Map (PA99_060) and Corrununity/Neighborhood Landscaping SDR was approved for the A3 neighborhood within Area A of Dublin Ranch. The Vesting Tentative Map included 83 units within 15.2 acres with a minimum lot size of 5,040 square feet. B. How many employees will you have or propose to have? Not applicable. C. What are the proposed hours and days of operation? Not applicable D. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare. 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. Page 1 of 7 • Site Development Review -Project Description ,.~... _ ~__._ _ __ ___ . _ _ _ __ u _ _.._._ Dublin Ranch Area A Tract 7138 - Neiehborhood A3 • Tune, 2002 E. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking etc will provide a desirable environment for the future development. Area A within Dublin Ranch is a golf course residential community with seven distinct neighborhoods. The layout of the golf course and residential neighborhoods takes advantage of distant views of the Tri-Valley area, while the neighborhoods are designed to take advantage of golf course views. The golf course is designed to take advantage of the rolling topography within which it is situated. Access to the Project Area will ultimately be provided primarily from Fallon Road, an existing two lane paved road that currently terminates approximately 5700 feet (1.1 miles) north of I-580. Fallon Road is the principal north/south arterial roadway in the Project Area and those portions of Fallon Road within the limits of Area A are scheduled to be a four-lane divided arterial according to the Eastern Dublin Specific Plan recommendations. It is anticipated that initially atwo-lane section of the future Fallon Road will be constructed from the southerly neighborhood entrance in Area A to link with the existing terminus of Fallon Road. Between the southerly neighborhood entrance and the northerly neighborhood entrance a1141anes and the median will be built. Eventually as other areas of Dublin Ranch are built out, the remainder of the Fallon Road lanes will be constructed. Ultimately the lower portion of the existing Fallon Road will be abandoned and a new Fallon Road arterial constructed in the proposed Specific Plan location at some point following build out of Area A. The A3 Neighborhood will be accessed from Signal Hill which intersects Fallon Road, to the north and Bent Tree Drive to the south. The recreation building is located at the intersection of Fallon Road and Signal Hill Drive. The siting of the clubhouse facility takes advantage of views of the surrounding valley and of the golf course. F. Is the site physically suitable for the type and intensity of development proposed ? This site is physically suitable to accommodate the type of single-family low-density residential development and golf course open space as proposed. Page 2 of 7 • Site Development Review -Project Description Dublin Ranch Area A Tract 7138 -Neighborhood A3 • June. 2002 protecting visually sensitive ridgelands within Eastern Dublin. Exhibits produced as part of the Tentative Map process accurately show what a viewer would see along specific sight lines and at several viewpoints. 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. It was determined from these exhibits that the sensitive ridgelands have been protected. H. Describe the physical characteristics of the site including existing slopes and topographic features. The Project Area was sheet graded during the summer of 2001, as part of the overa117135 grading operation. I. Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. Architectural Design Concept The Vallecito (Plan 1): The Vallecito plan in the A-3 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Vallecito architectural styles include the California Traditional (Federal), the Renaissance Revival (Manor), and the Spanish Colonial. The California Traditional (Federal) style incorporates the use of brick masonry, lap siding on all four sides with exterior stucco, wood shutters, formal entry columns and a flat concrete tiled roof. The Renaissance Revival (Manor) style is characterized by stone and plaster exterior walls, decorative shutters, corbels at the roof eaves, and a raised concrete the roof to accent the elevations. The final architectural style is the Spanish Colonial. This style is accented with stucco walls and window trim, wrought iron detailing, and low pitch gabled and hipped roofs with earth-toned'S' shaped concrete tiles. Exterior colors and styles are selected to compliment the architectural style. Warmer Page 3 of 7 • Site Development Review -Project llescnpnon .. _. Dublin Ranch Area A Tract 7138 -Neighborhood A3 • .Tune, 2002 earth tones of beige, tan, taupe's and browns would be used on the Renaissance Revival (Manor), and the Spanish Colonial (Mission) styles. Cooler colors of gray and off-white for the siding, stucco and columns; and burnt red for the brick would be used on the California Traditional (Federal) style. All color schemes include accent colors for the architectural features of the elevations. The Monta Vista (Plan 2): The Monta Vista plan in the A-3 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Monta Vista architectural styles include the California Traditional (Federal), the Renaissance Revival (Manor), and the Spanish Colonial. The California Traditional (Federal) style incorporates the use of brick masonry and detailing, lap siding, and exterior stucco; decorative window shutters, and a flat concrete tiled roof as the primary materials. The Renaissance Revival (Manor) style is characterized by stone and plaster exterior walls, multi-level hipped roofs with concrete roof tiles, and arched top windows. The final architectural style is the Spanish Colonial. This style is highlighted by an expansive covered front porch, a stucco facade with plaster accents, wrought iron balcony railings, low pitched, gabled and hipped roofs, and 'S' shaped concrete roof tiles. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Renaissance Revival (Manor), and the Spanish Colonial (Mission) styles. Cooler colors of gray and off-white for the siding, stucco and columns; and burnt red for the brick would be used on the California Traditional (Federal) style. All color schemes include accent colors for the architectural features of the elevations. The San Carlos (Plan 3): The San Carlos plan in the A-3 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are Page 4 of 7 • Site llevelopment xev~ew - rro~ec~ Lescnpuu« Dublin Ranch Area A Tract 7138 -Neighborhood A3 • .Tune, 2002 true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The San Carlos architectural styles include the California Traditional (Federal), the Renaissance Revival (Manor), and the Spanish Colonial. The California Traditional (Federal) style incorporates the use of brick masonry, lap siding, and exterior stucco; wood shutters, decorative attic vents and a flat concrete tiled roof. The Renaissance Revival (Manor) style is characterized by stone and plaster exterior walls, decorative shutters, corbels at the roof eaves, and arched windows. The final architectural style is the Spanish Colonial. This style is accented by stucco walls with plaster accents, recessed windows, wrought iron balcony railings, and low-pitched gabled roofs with Spanish styled concrete roof tiles. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Renaissance Revival (Manor), and the Spanish Colonial (Mission) styles. Cooler colors of gray and off-white for the siding, stucco and columns; and earth-tones for the brick would be used on the California Traditional (Federal) style. All color schemes include accent colors for the architectural features of the elevations. The Ladera (Plan 4): The Ladera plan in the A-3 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and aze expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Ladera architectural styles include the California Traditional (Federal), the Renaissance Revival (Manor), and the Spanish Colonial. The California Traditional (Federal) style incorporates the use of brick masonry and detailing, lap siding, and exterior stucco; decorative window shutters, and a flat concrete tiled roof. The Renaissance Revival (Manor) style is characterized by stone and plaster exterior walls, multi-level hipped roofs, pre-cast concrete sills, and distinctive arched windows. The Spanish Colonial style is accented by amulti-toned stucco facade with plaster accents, wrought iron balcony railings, decorative window shutters, and 'S' shaped concrete roof tiles. Page 5 of 7 • Site Development Review - Yro~ect i~escnptton Dublin Ranch Area A Tract 7138 -Neighborhood A3 • .tune, 2002 Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Renaissance Revival (Manor), and the Spanish Colonial (Mission) styles. Cooler colors of gray and off-white for the siding, stucco and columns; and burnt red for the brick would be used on the California Traditional (Federal) style. All color schemes include accent colors for the architectural features of the elevations. J. Describe how the landscape features have been designed so as to insure visual relief and an attractive environment for the pubic. The beauty of the existing rolling topography and natural countryside is the basis for the Dublin Ranch landscape concept and planting themes. Rows of trees delineating entries and streets depict the historical image of orchards and create a sense of community. Patterns and textures within Dublin Ranch have been chosen to complement the proposed architectural styles and "upscale" rural theme. Pilasters, walls and fences are part of the common elements that compose the consistent and recurring community theme. Open rail fences are the predominate fence type and 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 continuity of the community. Whether they are in the form of the stucco community wall or rail fences with stone pilasters or identity gateway pilaster, these materials provide a unified appearance while creating a classic and livable community. The design of signage defines a hierarchy within Dublin Ranch. Stone monument sign walls identifying the community will be located within select medians of the community entries located along Fallon Road. The subtle simplicity of neighborhood entries repeat key elements from the community entries such as open rail fences and stone gateway pilasters. Ornamental plaques on stone pilasters will display the Dublin Ranch or neighborhood 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 streets to provide a pedestrian friendly environment and sense of community. Each neighborhood will use 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 Page 6 of 7 • Site Development Review -Project Description Dublin Ranch Area A Tract 7138 -Neighborhood A3 • Tune, 2002 landscape, intermittent stream corridor, and golf course. Special attention has been paid to the golf course planting which will consist primarily of native oaks and trees indigenous to the area. Transition areas within the course incorporate native/ornamental grasses and California native and other ornamental plants, which are horticulturally adaptive to the natural characteristics of the site to create an oak grassland character. Oak trees native to the Tassajara Hills have been incorporated into the plant palette to reflect the historical landscape of the Tri-Valley area. K. Is the proposed project located on a hazardous waste and substances site? (A list is of these sites is available in the Planning Department). A Phase 2 site assessment of the Project 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 (See Appendix). In addition, Berlogar Geotechnical Consultants previously conducted an environmental records search for the Dublin Ranch - Phase I project site to determine if the site was included on a list of hazardous waste and substance areas. The results of this search indicated that no property within atwo-mile radius of Phase I Dublin Ranch (which includes lands within the Project Area) are listed as a hazardous site, hazardous material generator or transporter, or known to have underground storage tank leaks. 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Y ~a, Y • • ° ~y '° Y i i~ N ci a •o° °> ~ r -_---- LCn 4Z U u ' A O of • r~.Y' :.~.' ~.~ J _ N • ~ `e a rf 8 N -' xfl O z ~ ~' c 3 ~ ~ o .. i~c ~ ~°aa •E E ~ • oQO jO a qqo v u C n° •°p`°' 8~ O `e o E E• a s ~ ~ t NOUN U. ~. oL a • O«~ iD N p ~ is Loa E ~ mu YaoE 00 ~~ u ~ ~'a i>Yaa ~ n ;;. ~N x U r~ ccu ion O rrL C mod Q`o m ,~ o Na s~- o ~ ~ ~ ~ ~ a3a _ a-; •• O JU j N ~ ao Z _~ .a_ L' >, Q o a4 ~ aLa`o u° 0.' w° °~ ~a L O ~ • io ~ U ~~ 3o U >i ~ a° c~ C m e •L/t B -i_r~~~~ N i r N i tL ~j L-I O • ~. { ~', {{ ~, { ~ - m N _ ~ s; ,i , ~,~ ~' -~i~ L .. .i0c ~ ~ i ~ ~r ~; r{ 1 i r ^ o ~ • 1i=rr'I--~r~ LL ® r9 .9 ~ti ~+~ w 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] * ~{i Site Development Review [SDR] Variance [VAR] Vesting Tentative Subdivision Map [T MAP] II. GENERAL DATA Sign/Site Development Review [SIGN/SDR] Master Sign Program [MSP/SDR] Planned Development Rezone [PD REZ] Rezone [REZ] General/Specific Plan Amendment [GPA] A. Address/Location of Property: East of Tassajara Road adjacent to the future Fallon road Extension ~~roximately 4 500 feet north of I-580 in Dublin California B. Assessor Parcel Number Portions of the followin~uarcels• 985-0007-002-19 985-0008-028-2 & 3 C. Site Area:14.9t acres. 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 i. 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 6e bound by those conditions, 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. Note: All Property Owners must sign if property is jointly owned) Name: Mr. H. Jon Paynter Company: Toll CA II. L.P. Address: 100 Park Place, Ste 140 San Raman, CA 94587 Signature Capacity: Vice President Phone: (925)855-0220 Fax: (925) 855-9927 Date: ~ I ~~,0 Z 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 fcle this application. 1 agree to be bound by the conditions of approval, subject only fo 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: Company: Address: Signature A-TTACHIVIENT 19155-4t7j t6-7-02Tr7139planapp. doc Capacity: Phone: Fax: Date: ,.~.. ~ity of Dublin Planning Application Form Continued II. B. Existing zoning district is PD Planned Development Zoning District (PA 96-038). 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 (Phase 1 of Dublin Ranch),rural residential, vacant land and cattle grazing. 19155-40j t6-7-02Tr7139planapp.doc ,~.. , Application Name: Dublin Ranch Area A, Tract 7139 Neighborhood A-4 Initial Study (ENVIRONMENTAL INFORMATION FORM -PART 1) (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: .Tune 3, 2002 GENERAL INFORMATION: 1. Name and address of authorized representative of property owner: Jon Pavnter, Vice President Toll CA II. L.P. 100 Park Place Suite 140, San Ramon CA 94587 2. Address of Project: East of Tassaiara Road, adiacent to the future Fallon Road Extension approximately 4,500 feet north of I-580, in Dublin, California 3. Name, address and telephone number of person to be contacted concerning this project: Jon Pavnter, Vice President iim Templeton Toll Brothers, Inc MacKay & Somps 100 Park Place, Suite 140 5142 Franklin Drive, Suite B San Ramon CA 94587 Pleasanton, CA 94588 (925)855-0260 (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: NPDES (construction) permit• and Utility Service from DSRSD 5. Existing Zoning District: PD Single Family Residential and PD Open Space 19155~Oj tb7-02EnvlnfoAppTr7139.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.) The area within Dublin Ranch known as "Area A" is comprised of 369± acres with a mix of single family residential neighborhoods and open space. The open space is a combination of an 18 hole golf course which is comprised of 192.9 acres, and portions of a stream corridor that is planne to run throughout the Dublin Ranch pro,~ect. A recreation facility owned and maintained by a home owners association is also included which consist of a small building approximately 1,486 S.F. to support the swimming and tennis facilities. The remainder of the land is residential neighborhoods which contain varying lot sizes with a total of 562 single-family residential lots. Area A consist of seven different neighborhoods including: Tract 7136 (A1) with 110-10,000 S.F. lots on 38.4 acres; Tract 7137 (A2) with 51-5,200 S.F. lots on 9.2 acres; Tract 7138 (A3) with 83-5,040 S.F. lots on 15.2 acres Tract 7139 (A4) with 54-8,000 S.F. lots on 14.9 acres Tract 7140 (AS) with 62-6,000 S.F. lots on 14.1 acres Tract 7141(A6) with 97-5,000 S.F. lots on 18.8 acres; and Tract 7142 (A7) with 105-5,000 S.F. lots on 17.4 acres. This Application is for the A4 neighborhood within Dublin Ranch Area A. 7. Are the following items a~~licable 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. 8. Site on filled land or on slope of 10 percent (10%) or more. 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.). 19155-40jt67-02EnvInfoAppT~'7139.dot 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, pales 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, pages 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: ~ ~~OZ- igna ure Jon Pa nter rin ame Vice President-Toll Brothers Inc. i ompany 19155-40j tb7-02EnvInEoAppT~`J 139. doc DUBLIN RANCH AREA A TRACT 7139 Site Development Review For the A4 Neighborhood Architecture Project Description The following findings relate directly to the specific questions listed under the written statement section of the City's application submittal requirements for site development review. A. What type of business, activity or use are you proposing? In November 1997, the City of Dublin approved a P.D. Rezone for Area A (PA 96-038). Area A encompasses 369± acres, the project contains a mixture of land uses including, Open Space primarily in the form of a golf course, Low Density Residential and a private community recreation facility. On July 25, 2000 a Vesting Tentative Map (PA99_060) and Community/Neighborhood Landscaping SDR was approved for the A4 neighborhood within Area A of Dublin Ranch. The Vesting Tentative Map included 54 Lots within 14.9 acres with a minimum lot size of 8,000 square feet. B. How many employees will you have or propose to have? Not applicable. C. What are the proposed hours and days of operation? Not applicable D. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare. 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. Page 1 of 7 • Site Development Review - Projeci Descripfion Dublin Ranch Area A, Tract 7139 - Neiehborhood A4 • June, 2002 E. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking etc will provide a desirable environment for the future development. Area A within Dublin Ranch is a golf course residential community with seven distinct neighborhoods. The layout of the golf course and residential neighborhoods takes advantage of distant views of the Tri-Valley area, while the neighborhoods are designed to take advantage of golf course views. The golf course is designed to take advantage of the rolling topography within which it is situated. Access to the Project Area will ultimately be provided primarily from Fallon Road, an existing two lane paved road that currently terminates approximately 5700 feet (1.1 miles) north of I-580. Fallon Road is the principal north/south arterial roadway in the Project Area and those portions of Fallon Road within the limits of Area A are constructed to be a four- lane divided arterial according to the Eastern Dublin Specific Plan recommendations. Eventually as other areas of Dublin Ranch to the south or adjoining properties are built out, the remainder of the Fallon Road lanes will be constructed. Ultimately the lower portion of the existing Fallon Road will be abandoned and a new Fallon Road arterial constructed in the proposed Specific Plan location at some point following build out of Area A. The A4 Neighborhood will be accessed from Signal Hill which intersects Fallon Road, to the north and Bent Tree Drive to the south. The recreation building is located along Signal Hill Drive just north of the A2 Neighborhood. F. Is the site physically suitable for the type and intensity of development proposed ? This site is physically suitable to accommodate the type of single-family low-density residential development. Page 2 of 7 ~ Jite Development Review -Project Description __ _. ..~. Dublin Ranch Area A, Tract 7139 - Neiehborhood A4 • June, 2002 G. Describe how the proposed development may impact views. Area A is not within the Tassajara Road scenic corridor as defined in the Eastern Dublin Scenic Corridor Policies and Standards. However, this area falls under Specific Plan policies protecting visually sensitive ridgelands within Eastern Dublin. Exhibits produced as part of the Tentative Map process accurately show what a viewer would see along specific sight lines and at several viewpoints. 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. It was determined from these exhibits that the sensitive ridgelands have been protected. H. Describe the physical characteristics of the site including existing slopes and topographic features. The Project Area was sheet graded to within 5' of finish grade during the summer of 2001, as part of the overa117135 grading operation. I. Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. Architectural Design Concept The Brookdale (Plan 1): The Brookdale plan in the A-4 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Glenhaven architectural styles include the American Federal, Manor and Mission. The American Federal style incorporates the use of brick masonry, lap siding on all four sides, traditional wood shutters, formal entry columns and a flat concrete tiled roof as the primary materials. The Manor style is characterized by stone and plaster exterior walls, decorative window shutters, a wood trellis over the porte cochere, and a raised concrete the roof. The final architectural style is the Mission. This style is reminiscent of the popular California Mission Revival styles of the 1920's; with exposed rafter tails at hipped roofs, earth-toned'S' shaped concrete tiles, plaster walls, and pre-cast sills with Page 3 oT' 7 • Site Development Review -Project Description Dublin Ranch Area A Tract 7139 -Neighborhood A4 • June. 2002 wrought iron accents highlighting many of the windows. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Manor and Mission styles. Cooler colors of gray for the siding and columns; and burnt red for the brick would be used on the Federal style. All color schemes include accent colors for the architectural features of the elevations. The Glenhaven (Plan 2): The Glenhaven plan in the A-4 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Glenhaven architectural styles include the American Federal, Manor and Mission. The American Federal style incorporates the use of brick masonry and detailing, lap siding on all four sides, decorative wood shutters, arched windows, and a flat concrete tiled roof as the primary materials. The Manor style is characterized by stone and plaster exterior walls, shaped pre-cast trim and balustrades, arched top windows and a raised concrete the roof to accent the elevations. The final architectural style is the Mission. This style is features exposed rafter tails, low pitched hipped roofs, earth-toned'S' shaped concrete tiles, and plaster walls with deep inset windows. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Manor and Mission styles. Cooler colors of gray and off-white for the siding and columns; and burnt red for the brick would be used on the Federal style. All color schemes include accent colors for the architectural features of the elevations. The New Castle (Plan 3): The New Castle plan in the A-4 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. -- -- -- -- '- `~ °° --~ Page 4 of 7 • Site Development Review -Project Beser~stion v Dublin Ranch Area A Tract 7139 - Neiehborhood A4 • June, 2002 The New Castle architectural styles include the Traditional, Country Manor, and Mission. The Traditional style incorporates the use of brick masonry and detailing with exterior plaster, traditional window trim and balcony railings, decorative shutters and a flat concrete tiled roof. The Country Manor style is characterized by stone and plaster exterior walls, pre-cast window surrounds, decorative shutters, arched top windows, and a multi-level concrete the roof accenting the elevations. The final architectural style is the Mission. This style is reminiscent of the popular California Mission Revival style of the 1920's; with exposed rafter tails accenting low pitched `S' shaped concrete tiled roofs, wrought-iron accents, and recessed windows with column accents in certain locations. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Country Manor and Mission styles. For the Traditional style, cooler colors of gray will be used for the siding and columns; classical accents such as red and burnt orange will be used at the brick areas. All color schemes include accent colors for the architectural features of the elevations. The Lancaster (Plan 4): The Lancaster plan in the A-4 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Lancaster architectural styles include the American Federal, Manor and Mission. The American Federal style incorporates the use of traditional materials such as brick masonry and detailing, lap siding on all four sides, decorative wood shutters and roof vents, arched windows, and a flat concrete tiled roof. The Manor style has features with European elements such as stone and plaster exterior walls, decorative country style shutters, arched top windows and amulti-level concrete the roof. The final architectural style is the Mission. This style incorporates exposed rafter tails, low pitched, gabled and hipped roofs, a circular tower element at the front study, earth-toned'S' shaped concrete tiles, and plaster walls with recessed windows and wrought iron accents. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Manor and Mission styles. Cooler colors of gray and off-white for the siding and columns; and burnt red for Page ~ of ~/ • Site Development xeview -Project Description .. _ Dublin Ranch Area A Tract 7139 - Neiehborhood A4 • June, 2002 the brick would be used on the Federal style. All color schemes include accent colors for the architectural features of the elevations. J. Describe how the landscape features have been designed so as to insure visual relief and an attractive environment for the pubic. The beauty of the existing rolling topography and natural countryside is the basis for the Dublin Ranch landscape concept and planting themes. Rows of trees delineating entries and streets depict the historical image of orchards and create a sense of community. Patterns and textures within Dublin Ranch have been chosen to complement the proposed architectural styles and "upscale" rural theme. Pilasters, walls and fences are part of the common elements that compose the consistent and recurring community theme. Open rail fences are the predominate fence type and 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 continuity of the community. Whether they are in the form of the stucco community wall or rail fences with stone pilasters or identity gateway pilaster, these materials provide a unified appearance while creating a classic and livable community. The design of signage defines a hierarchy within Dublin Ranch. Stone monument sign walls identifying the community will be located within select medians of the community entries located along Fallon Road. The subtle simplicity of neighborhood entries repeat key elements from the community entries such as open rail fences and stone gateway pilasters. Ornamental plaques on stone pilasters will display the Dublin Ranch or neighborhood 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 streets to provide a pedestrian friendly environment and sense of community. Each neighborhood will use 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, intermittent stream corridor, and golf course. Special attention has been paid to the golf course planting which will consist primarily of native oaks and trees indigenous to the area. Transition areas within the course incorporate native/ornamental grasses and California native and other ornamental plants, which are horticulturally adaptive to the natural characteristics of the site to create an oak grassland character. Oak trees native to the Tassajara Hills have been incorporated into the plant palette to reflect the historical landscape Page 6 of 7 • Site Development Review -Project Description _ ___ _. _ , Dublin Ranch Area A Tract 7139 - Neiehborhood A4 • June, 2002 of the Tri-Valley area. K. Is the proposed project located on a hazardous waste and substances site? (A list is of these sites is available in the Planning Department). A Phase 2 site assessment of the Project 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 (See Appendix). In addition, Berlogar Geotechnical Consultants previously conducted an environmental records search for the Dublin Ranch - Phase I project site to determine if the site was included on a list of hazardous waste and substance areas. The results of this search indicated that no property within atwo-mile radius of Phase I Dublin Ranch (which includes lands within the Project Area) are listed as a hazardous site, hazardous material generator or transporter, or known to have underground storage tank leaks. -- - - -~° Page 7 of 7 • Site Development Review - Fs=,}act-L'esctipton ---- .~,.... , Mp owo-cu - <su7 r~ ,+~s !!nn **~~p~~~* 1~0~110 yp~ llg f~Ul~ Mil~b ~ J ry ~ ~ 9r.'l1YIK OdWJr1/VL OM•9NY73LMl LW v0 ~~ YY~aW ~I~ QW~vaQ/161t ~'~1 ~~ ~~h~ h 0 ° ~ o ° v fi v U w ~ + 5 0 • o v >.'C~ ~ p~ Z rs ~~ ~° m d Qa ~ ° '~ ~ ~ ~ o ~~ ~ ~ .sqr ~ :~ ~~~~~~d~ ~o l h ~ Q U yy ~ $ .~. N y 7S O ~ ~ ~ w ~,~ h o~ rY~ st o~ ~.a > J p N O v ° Ch h p C .p o r ~ ~ o V '~ ~ ` s ~ a w o~i Y ~'t.. s ~,~ C~ h~ 0.~ ~ O S ~ ~ ~+ y. 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N ~ U •_ to U` C 0 U m N !r U N ~ ~ iV N Z T a uh' L Y •a c° 3a • L c ~ 0 0 o N E N > u i9 C O o O _m W U C m L tO ~_ N 2~ O 1 N 0 U • N m U C m ~® m ~ w nw 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] Sign/Site Development Review [SIGN/SDR] Conditional Use Permit [CUP] Master Sign Program (MSP/SDR] * ,,,~- Site Development Review [SDR] Planned Development Rezone [PD REZ] ~~- Variance [VAR] Rezone [REZ] Vesting Tentative Subdivision Map [T MAP] General/Specific Plan Amendment (GPA] II. GENERAL DATA A. Address/Location of Property: East of Tassajara Road adjacent to the future Fallon road Extension a roximatel 4 500 feet north of I-580 in Dublin California B. Assessor Parcel Number Portions of the following parcels• 985-0007-002-19, 985-0008-028-2 & 3 C. Site Area:14.1t acres. 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 t. 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 sign if property is jointly owned) Name: Mr H. Ton Paynter Company: Toll CA II L.P. Address: 100 Park Place. Ste 140 San Ra 94587 Signature: Capacity: Vice President Phone: (925)855-0220 Fax: (925) 855-9927 Date: ~ `~,OZ B. APPLICANT (OTHER THAN PROPERTY OWNER): In signing this application, 1, as Applicant, certify that I have obtained written authorization from the property owner and have atfached separate documentation showing my full legal capacity to file this application. 1 agree to be bound by the conditions of approval, 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. Name: Company: Address: Signature ATTACH1ViENT 19155-50j t6~i-02Tr7140planapp. doc Capacity: Phone: Fax: Date: ,.,r._ ~ity of Dublin Planning Application Form Continued II. B. Existing zoning district is PD Planned Development Zoning District (PA 96-038). 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 (Phase 1 of Dublin Ranch),rural residential, vacant land and cattle grazing. 19155-50j tfi-6-02Tr7140planapp. doc Application Name: Dublin Ranch Area A, Tract 7140 Neighborhood A-5 Initial Study (ENVIRONMENTAL INFORMATION FORM -PART 1) (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: June 3, 2002 GENERAL INFORMATION: 1. Name and address of authorized representative of property owner: Jon Pavnter, Vice President Toll CA II, L.P. 100 Park Place Suite 140, San Ramon CA 94587 2. Address of Project: East of Tassaiara Road, adiacent to the future Fallon Road Extension approximately 4,500 feet north of I-580, in Dublin, California 3. Name, address and telephone number of person to be contacted concerning this project: Jon Pavnter, Vice President Tim Templeton Toll Brothers, Inc MacKay & Somps 100 Park Place, Suite 140 5142 Franklin Drive,_Suite B San Ramon, CA 94587 Pleasanton, CA 94588 (925) 855-0260 (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: NPDES (construction) permit; and Utility Service from DSRSD 5. Existing Zoning District: PD Single Family Residential and PD Open Space 19155-SOjt6-6-02EnvlnfoAppTr7140. doc .......... ..... .. ~ ,.w...., 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.) The area within Dublin Ranch known as "Area A" is comprised of 369± acres with a mix of single family residential neighborhoods and open space. The open space is a combination of an 18 hole golf course which is comprised of 192.9. acres, and portions of a stream corridor that is planned to run throughout the Dublin Ranch pro,~ect. A recreation facility owned and maintained by a home owners association is also included which consist of a small building approximately 1,486 S.F. to support the swimming and tennis facilities. The remainder of the land is residential neighborhoods which contain varying lot sizes with a total of 562 single-family residential lots. Area A consist of seven different neighborhoods including: Tract 7136 (A1) with 110-10,000 S.F. lots on 38.4 acres; Tract 7137 (A2) with 51-5,200 S.F. lots on 9.2 acres; Tract 7138 (A3) with 83-5,040 S.F. lots on 15.2 acres Tract 7139 (A4) with 54-8,000 S.F. lots on 14.9 acres Tract 7140 (AS) with 62-6,000 S.F. lots on 14.1 acres Tract 7141 (A6) with 97-5,000 S.F. lots on 18.8 acres; and Tract 7142 (A7) with 105-5,000 S.F. lots on 17.4 acres. This Application is for the A5 neighborhood within Dublin Ranch Area A. 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. 8. Site on filled land or on slope of 10 percent (10°Io) or more. 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.). 1915S50j t6-6-02EnvInfoAppTr7140.doc 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, pales 2-2 and 2-3 and Eastern Dublin Specific Plan pales 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 AmendmentlSpecific 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: -1 ~~ 1 OZ L igna ure Jon Pa ter rin ame Vice President-Toll Brothers Inc. i ompany 19155-SOjt6-6-02Env WoAppTr7140.doc DUBLIN RANCH AREA A TRACT 7140 Site Development Review For the AS Neighborhood Architecture Project Description The following findings relate directly to the specific questions listed under the written statement section of the City's application submittal requirements for site development review. A. What type of business, activity or use are you proposing? In November 1997, the City of Dublin approved a P.D. Rezone for Area A (PA 96-038). Area A encompasses 369± acres, the project contains a mixture of land uses including, Open Space primarily in the form of a golf course, Low Density Residential and a private community recreation facility. On July 25, 2000 a Vesting Tentative Map (PA99_060) and Community/Neighborhood Landscaping SDR was approved for the AS neighborhood within Area A of Dublin Ranch. The Vesting Tentative Map included 62 Lots within 14.1 acres with a minimum lot size of 6,000 square feet. B. How many employees will you have or propose to have? Not applicable. C. What are the proposed hours and days of operation? Not applicable D. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare. 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. Page 1 of 7 • Si[e Development Review -Project Description ,.,r-. - Dublin Ranch Area A Tract 7140 -Neighborhood AS • .Tune, 2002 E. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking etc will provide a desirable environment for the future development. Area A within Dublin Ranch is a golf course residential community with seven distinct neighborhoods. The layout of the golf course and residential neighborhoods takes advantage of distant views of the Tri-Valley area, while the neighborhoods are designed to take advantage of golf course views. The golf course is designed to take advantage of the rolling topography within which it is situated. Access to the Project Area will ultimately be provided primarily from Fallon Road, an existing two lane paved road that currently terminates approximately 5700 feet (1.1 miles) north of I-580. Fallon Road is the principal north/south arterial roadway in the Project Area and those portions of Fallon Road within the limits of Area A are constructed to be a four- lane divided arterial according to the Eastern Dublin Specific Plan recommendations. Eventually as other areas of Dublin Ranch to the south or adjoining properties are built out, the remainder of the Fallon Road lanes will be constructed. Ultimately the lower portion of the existing Fallon Road will be abandoned and a new Fallon Road arterial constructed in the proposed Specific Plan location at some point following build out of Area A. The AS Neighborhood will be accessed from Signal Hill which intersects Fallon Road, to the north and Bent Tree Drive to the south. The recreation building is located along Signal Hill Drive just north of the A2 Neighborhood. F. Is the site physically suitable for the type and intensity of development proposed This site is physically suitable to accommodate the type of single-family low-density residential development. G. Describe how the proposed development may impact views. Area A is not within the Tassajara Road scenic corridor as defined in the Eastern Dublin Scenic Corridor Policies and Standards. However, this area falls under Specific Plan policies protecting visually sensitive ridgelands within Eastern Dublin. Exhibits produced as part of the Tentative Map process accurately show what a viewer would see along specific sight lines and at several viewpoints. Proposed grading areas and limits of development are also identified. These exhibits show what portions of the development area will be visible from Page 2 of 7 • Site Development Review -Project Descnptton ,.,~,... Dublin Ranch Area A Tract 7140 - Neighborhood AS • June, 2002 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. It was determined from these exhibits that the sensitive ridgelands have been protected. H. Describe the physical characteristics of the site including existing slopes and topographic features. The Project Area was sheet graded to within 5' of finish grade during the summer of 2001, as part of the overall 7135 grading operation. I. Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. Architectural Design Concept The Belden (Plan 1): The Belden plan in the A-5 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Belden architectural styles include the American Federal, Manor and Mission. The American Federal style incorporates the use of brick masonry, lap siding on all four sides, wood shutters, formal entry columns and a flat concrete tiled roof as the primary materials. The Manor style is characterized by stone and plaster exterior walls, shaped plaster trim, arched top windows and a raised concrete the roof to accent the elevations. The final architectural style is the Mission. This style is reminiscent of the popular California Mission Revival styles of the 1920's; with exposed rafter tails, low pitch gabled and hipped roofs, earth-toned'S' shaped concrete tiles, and plaster walls with deep inset windows, pre-cast sills, and wrought iron accents. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Manor and Mission styles. Cooler colors of gray for the siding and columns; and burnt red for the brick would be used on the Federal style. All color schemes include accent colors for the architectural features of the elevations. Page 3 of 7 • Site Development Review -Project Description ,~- Dublin Ranch Area A Tract 7140 - Neiehborhood AS • Tune, 2002 The Lockwood (Plan 2): The Lockwood plan in the A-5 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Lockwood architectural styles include the American Federal, Manor and Mission. The American Federal style incorporates the use of brick masonry and detailing, lap siding on all four sides, decorative wood shutters, arched windows, and a flat concrete tiled roof as the primary materials. The Manor style is characterized by stone and plaster exterior walls, shaped pre-cast trim and balustrades, arched top windows and a raised concrete the roof to accent the elevations. The final architectural style is the Mission. This style is reminiscent of the popular California Mission Revival styles of the 1920's; with exposed rafter tails, low pitched, gabled and hipped roofs, earth-toned 'S' shaped concrete tiles, and plaster walls with deep inset windows, and wrought iron accents. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Manor and Mission styles. Cooler colors of gray and off-white for the siding and columns; and burnt red for the brick would be used on the Federal style. All color schemes include accent colors for the architectural features of the elevations. The Montague (Plan 3): The Montague plan in the A-5 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Montegue architectural styles include the American Federal, Manor and Mission. The American Federal style incorporates the use of brick masonry and detailing, lap siding on all four sides, decorative columns, traditional window trim and balcony railings, and a flat concrete tiled roof as the primary materials. The Manor style is characterized by stone and plaster exterior walls, pre-cast balcony balustrades, accent window head and sill trim, arched Page 4 of 7 • Site Development Review -Project llescnpUOn __ Dublin Ranch Area A Tract 7140 - Neiehborhood AS • June, 2002 top windows, and a raised concrete the roof to accent the elevations. The final architectural style is the Mission. This style is reminiscent of the popular California Mission Revival styles of the 1920's; with exposed rafter tails, low pitched hipped roofs, earth-toned 'S' shaped concrete tiles, and plaster walls with deep inset windows, and accented window sills. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Manor and Mission styles. Cooler colors of gray for the siding and columns; and burnt red for the brick would be used on the Federal style. All color schemes include accent colors for the architectural features of the elevations. The Sheridan (Plan 4): The Sheridan plan in the A-5 neighborhood of Dublin Ranch incorporates several unique architectural styles. Three distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations are true to their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Sheridan architectural styles include the American Federal, Manor and Mission. The American Federal style incorporates the use of traditional materials such as brick masonry and detailing, lap siding on all four sides, decorative wood shutters, arched windows, and a flat concrete tiled roof. The Manor style has features European elements such as stone and plaster exterior walls, decorative shutters, arched top windows and amulti-level concrete the roof. The final architectural style is the Mission. This style incorporates exposed rafter tails, low pitched, gabled and hipped roofs, earth-toned 'S' shaped concrete tiles, and plaster walls with recessed windows, and wrought iron accents. Exterior colors and styles are selected to compliment the architectural style. Warmer earth tones of beige, tan, taupe's and browns would be used on the Manor and Mission styles. Cooler colors of gray and off-white for the siding and columns; and burnt red for the brick would be used on the Federal style. All color schemes include accent colors for the architectural features of the elevations. Page 5 of 7 • Site Development Review -Project Description .__.. _ Dublin Ranch Area A Tract 7140 -Neighborhood AS • June, 2002 J. Describe how the landscape features have been designed so as to insure visual relief and an attractive environment for the pubic. The beauty of the existing rolling topography and natural countryside is the basis for the Dublin Ranch landscape concept and planting themes. Rows of trees delineating entries and streets depict the historical image of orchards and create a sense of community. Patterns and textures within Dublin Ranch have been chosen to complement the proposed architectural styles and "upscale" rural theme. Pilasters, walls and fences are part of the common elements that compose the consistent and recurring community theme. Open rail fences are the predominate fence type and 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 continuity of the community. Whether they are in the form of the stucco community wall or rail fences with stone pilasters or identity gateway pilaster, these materials provide a unified appearance while creating a classic and livable community. The design of signage defines a hierarchy within Dublin Ranch. Stone monument sign walls identifying the community will be located within select medians of the community entries located along Fallon Road. The subtle simplicity of neighborhood entries repeat key elements from the community entries such as open rail fences and stone gateway pilasters. Ornamental plaques on stone pilasters will display the Dublin Ranch or neighborhood 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 streets to provide a pedestrian friendly environment and sense of community. Each neighborhood will use 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, intermittent stream corridor, and golf course. Special attention has been paid to the golf course planting which will consist primarily of native oaks and trees indigenous to the area. Transition areas within the course incorporate native/ornamental grasses and California native and other ornamental plants, which are horticulturally adaptive to the natural characteristics of the site to create an oak grassland character. Oak trees native to the Tassajara Hills have been incorporated into the plant palette to reflect the historical landscape of the Tri-Valley area. Page 6 of 7 • Site Development Review -Project Description ,,,.... Dublin Ranch Area A Tract 7140 - Neiehborhood A5 • .Tune, 2002 K. Is the proposed project located on a hazardous waste and substances site? (A list is of these sites is available in the Planning Department). A Phase 2 site assessment of the Project 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 (See Appendix). In addition, Berlogar Geotechnical Consultants previously conducted an environmental records search for the Dublin Ranch - Phase I project site to determine if the site was included on a list of hazardous waste and substance areas. The results of this search indicated that no property within atwo-mile radius of Phase I Dublin Ranch (which includes lands within the Project Area) are listed as a hazardous site, hazardous material generator or transporter, or known to have underground storage tank leaks. Page 7 of 7 • Site Development Review -Project Description -_ __ ~I ~~ a,,, I OiIT~. 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