HomeMy WebLinkAboutReso 034-96 EDubScenicCorridor
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RESOLUTION NO. 34 - 96
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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OFFICIALLY ADOPTING 1-580, TASSAJARA ROAD AND FALLON ROAD
AS DESIGNATED SCENIC CORRIDORS AND APPROVING
THE EASTERN DUBLIN SCENIC CORRIDOR POLICIES AND STANDARDS
WHEREAS, the City of Dublin adopted. the Eastern Dublin General Plan Amendment and
Specific Plan on May 10, 1993 and the Dublin voters approved the Eastern Dublin General Plan
Amendment and Specific Plan on November 2, 1993; and
WHEREAS, the adopted Eastern Dublin Specific Plan contains an implementation
measure (Action Program 6Q) that requires the City to officially adopt Tassajara Road, 1-580, and
Fallon Road as designated scenic corridors; adopt a set of scenic corridor policies; and establish
review procedures and standards within the scenic corridor viewshed; and
WHEREAS, the Eastern Dublin Scenic Corridor Policies and Standards (policies and
Standards) document implements Action Program 6Q of the Eastern Dublin Specific Plan and is
consistent with the policies and action programs of Chapter 6 - Resource Management of the
Eastern Dublin Specific Plan to the extent that the Policies and Standards will promote the
preservation of important visual resources within the Eastern Dublin area; and
WHEREAS, the Planning Commission held two public meetings on January 16, 1996 and
February 20, 1996, to consider the project; and
WHEREAS, the Planning Commission recommended that the City Council officially
adopt Tassajara Road, 1-580 and Fallon Road as designated scenic corridors, and approve the
Eastern Dublin Scenic Corridor Policies and Standards; and
WHEREAS, the City Council held a public meeting to consider this project on March 12,
and March 26, 1996; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA) and the State CEQA Guidelines, and no new
effects could occur and no new mitigation measures would be required for the project that were
not addressed in the Final Environmental Impact Report (FEIR) for the Eastern Dublin General
Plan Amendment and Specific Plan, and the project is within the scope of the FEIR. The project
implements mitigation measures of the FEIR and an initial study will be conducted for each
development application that is required to comply with the Policies and Standards document; and
WHEREAS, the staff report was submitted recommending that the City Council officially
adopt Tassajara Road, 1-580 and Fallon Road as designated scenic corridors, and approve the
Eastern Dublin Scenic Corridor Policies and Standards; and
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does
hereby officially adopt Tassajara Road (between the Contra Costa County/Alameda County
boundary line and 1-580); 1-580 (portion that abuts the Eastern Dublin Specific Plan area); and
Fallon Road (between the Contra Costa County/Alameda County boundary line and 1-580), as
designated scenic corridors and approve the Eastern Dublin Scenic Corridor Policies and
Standards as defined in Exhibit A of the City Council Staff Report dated March 26, 1996.
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PASSED, APPROVED AND ADOPTED this 26th day of March, 1996.
AYES:
Councilmembers Barnes, Burton, Howard, Moffatt and Mayor Houston
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NOES: None
ABSENT: None
ABSTAIN: None
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City of Dublin
David L. Gates & Associates
March 1996
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TABLE OF CONTENTS
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PURPOSE. ....................... ...... ......... ......... ................... 1
METHODOLOGY' ...... ...... ...... .... ....... ........ ... ............. 2
DEFINITIONS ........................................................... 3
OVERALL IMPLEMENTING POUCIES ............... .9
SCENIC CORRIDOR ZONES .................................23
Zone 1: 1-580 .........................................................23
Zone 2: Tassc:yara Gateway.................................... 28
Zone 3: Tassajara Creek Valley............................. 31
Zone 4: Tassajara VIllage Area .............................36
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Zone 5: Fallon Rural Open Space ....................... 3~..
Zone 6: Fallon Road Gateway and Village ........... 43
IMPLEMENTATION ............... .......... .... ........... .......47
LIST OF FOLD-OUT DIAGRAMS
Fig. 2: Environmental Constraints ............................ 5
Fig. 3: :Land Use ......................................................... 7
Fig. 4: Visual Features ..............................................13
Fig. 5: Zones .............................................................15
Fig. 6: Viewpoints .....................................................17
Fig. 7: Viewpoint 2 - Building heights .....................19
Fig. 8: Viewpoint 3 - Building heights ..................... 21
...."
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PURPOSE
The Eastern Dublin Specific Plan, in Program 6Q. states that "the City
should officially adopt Tass.yara Road, 1-580, and Fallon Road as des-
ignated scenic corridors; adopt a set of scenic corridor policies; and
establish review procedures and standards for projects within the sce-
nic corridor viewshed."
This document is an implementing tool which has been created to
carry out the requirements of that Program and other policies and
programs of the Specific Plan. Thus, the Scenic Corridor Policies and
Standards are not intended to change any land uses described in the
Specific Plan. Rather, they are intended to clarify how the land uses
set forth in the Specific Plan will be implemented when development
occurs acljacent to a Scenic Corridor, or affects a significant view from
a Scenic Corridor.
The policies set out in this document do not override other constraints
stated in the Specific Plan. These policies and standards supplement
and clarify the Specific Plan, rather than modify it. The intent of these
policies and standards is to allow project development as shown in the
Plan to occur while maintaining the visual character of the eastern
ridgelines, watercourses, and distinct landscape features, for travelers
on scenic routes in Eastern Dublin. "While the applicant should gen-
erally comply with these standards, the City may allow some flexibility
with meeting these standards only if the applicant demonstrates, to
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Figure 1: Location Map
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'To esta6fisha visufIlfy aistilu-
tive community whu.h pre-
serves the character of the
natural faTUfjorms 6J protect-
ing /(eJ visual dements ana
maintaining views from ma-
jor travel wrrUfors ana puE-
{u. spaces.
'Eastern 'i>uDlm Spedfr PGm qoal.
Preserve the natural open
6eauty of the fr..iffs ana otfier
important visual resources,
sudias a~ am! major sttmtfs
of vegetation.
'1bficy 6-28: 'FAstem 'i>uDfin spedfic PGm
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the satisfaction of the Planning Department, compliance with the
overall intent of the policies and standards. Should any of these poli-
cies or standards conflict with the land use goals, policies or programs
of the Eastern Dublin General Plan Amendment and Specific Plan,
the land use constraints of the General Plan Amendment and Specific
Plan shall govern. This document may be modified at any time by
resolution of the City Council. Any such modification shall not con-
stitute an amendment to the Specific Plan.
...." ,
METIiODOLOGY
In compliance with the Eastern Dublin Specific Plan policies and ac-
tion programs, and the Eastern Dublin General Plan Amendment and
Specific Plan Environmental Impact Report, the City of Dublin is of-
ficially adopting 1-580, Tassajara Road and Fallon Road as designated
scenic corridors. The City hired David L. Gates & Associates as con-
sultant to prepare Eastern Dublin scenic corridor policies, and project
review procedures and standards.
To prepare these policies, procedures, and standards, the consultant
conducted a visual sUIVey of the Specific Plan area to identify and map
scenic corridor viewsheds of existing scenic vistas. Profiles of eleva-
tions across the area were analyzed in order to evaluate the impacts of
development on specific views.
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Two maps from the Specific Plan were also key in the development of
these Scenic Corridor Policies and Standards. The first, Eastern
Dublin Specific Plan Figure 6.3, Environmental Constraints, (shown here
as Figure 2), indicates the Visually Sensitive Ridgelands and Tassajara
Creek, which are focal points of the Scenic Corridors. The second,
Eastern Dublin Specific Plan Figure 4.1, Land Use map, (shown here as
Figure 3), indicates where there are opportunities, through use of des-
ignated open space, for example, to maximize the scenic qualities of
the Scenic Corridors. The Land Use map also illustrates where the
thoughtful design of the streetscape itself and of the built forms atlja-
cent to the Corridor is the main defining characteristic of the Scenic
Corridor, in areas such as the Tassajara Gateway/Town Center or the
Tassajara Creek Valley.
In developing these Policies and Standards, direction was obtained
from City of Dublin staff and from property owners. A workshop was
held with impacted property owners to informally review and com-
ment on the proposed Policies and Standards. Input from the work-
shop and meetings was used in developing the final document.
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The Scenic Corridor Policies and Standards integrate two approaches.
1. In order to address the variety of conditions along the Scenic Cor-
ridors, policies specific to each segment of Scenic Corridor were de-
veloped.
2. In addition, Viewpoints were designated where there is a specific
view of outstanding scenic value.
DEFINITIONS
Scenic Corridor- The rights-of-way ofI-580, Tass.yara Road, and Fallon
Road.
Scenic Design Analysis - Design review, siting criteria and detailed
visual analysis as described in Mitigation Measure 3.8/8.1 of the East-
ern Dublin GPA and Specific Plan EIR and Policies 6-28 through 6-39
of the Eastern Dublin Specific Plan and further detailed under the
Implementation section of this document.
Viewpoint- A point on the Scenic Corridor right-of-way designated as
a "Viewpoint" and indicated on Figure 6, the Viewpoints map, from
which a view of exceptional scenic quality is seen.
Viewshed - The area between a viewpoint and the designated object
of the view, or the area within 700 feet of a Scenic Corridor that is
visible from the Scenic Corridor.
VISUally Sensitive Ridgelands - The areas designated in Figure 6.3 of
the Eastern Dublin Specific Plan as "Visually Sensitive Ridgelands - No
Development. "
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .~
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Wallace Roberts & TQ(ld
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121 $eQood SIrOOt. 1~ Roar
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(415l64'-0830
EASTERN 'DUBLlN
Specific Plan
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Fig. 2: Environmental
Constraints
Slopes over 30%
tOO-year Flood Plain
T assaJar a Creek
Intermittent Streams
Sensitive Habitat Area
~olden Eagle Protection Zone
Visually Sensitive Rldgelands
- No Development .
Visually Sensitive Rldgelands
- Restricted Development
Geotechnical
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- Infrastruoture Feasible
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NOTE: TIle Intellllll ~tem of
* General COmmElrclal may be permltteq by a Planned Development Zoning Process (see text tor complete discussion) local streets s wn in
this figure Is
* * Will convert to Future StUdy Area/Agriculture where determined Inconsistent with Livermore APA C( xt tor complete discussion) . lIIustratlve only,
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ReSIDENTIAL
o ~~{I~~~~~~enllall .01 dU/ao
. .SI'lQ'le family' .0.9-6.0 du/ao
- :Medlum 'Deoally 6.1-14.0 du/ae
- Maa-Ht Daoslty 14.1-25,0 aUlae
.. High Deoslty '25.1>dU/ae
COMMERciAL/INDUSTRIAL
l222 Geoeral Commarotal
~ Neighborhood Commarelal
lZZI Campua Olllee
~ loduslrlal Park
PUBUC;SEMl-PU6LIC
mil Publlellleml,publlo
00 'EI'ementary Sohool
00 Junior tligh School
~ 'tligh 8ehool
.PARKS AID'oPEN SPACE
- ,NeighborhOod 'Square
~ Neighborhood Park
r.mm Community paik
~ :Clly Perk
.0 .Open Spaoe'
EASTERN'DUBLlN
Specific Plan
Wallace Roberts & Tqdd
l>I>oollld~_
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San "'- CJo. 84106
I.m 641-0030
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Fig. 3: Land Use
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OVERALL IMPLEMENTING POLICIES FOR THE EASTERN
DUBLIN SCENIC CORRIDORS
These overall implementing policies apply to all development adjacent
to a Scenic Corridor, generally within 700 feet of such a corridor. Specific
policies, set forth in the subsequent section, apply to development lo-
cated along specific segments ("Zones") of the Scenic Corridors.
1. Maintain a sense of place for Eastern Dublin with relation to natural
landforms and topograPhy.
1-580, Tasscyara Road, and Fallon Road have been designated as Sce-
nic Corridors by the City of Dublin. The principal elements contrib-
uting to the scenic character of these corridors are the sweeping pan-
orama of the foothills and the rural landscape. As the rural landscape
will be altered by development, maintaining views of the foothills and
other significant features such as Tasscyara Creek is essential if the area
is to maintain its visual identity.
Along Eastern Dublin's Scenic Corridors, there are places where
Tassajara Creek, the foothills and ridgelands, and other landscape
features that distinguish the Eastern Dublin area are more visible, and
more directly experienced. The map, VJSUal Features (Figure 4 ), iden-
tifies particular features visible from 1-580, Tasscyara Road, and Fallon.
In order to retain the sense of these natural landforms and emphasize
their importance in defining the Community's identity, and in order
to preserve the sense of openness that characterizes the Eastern
Dublin area, special provisions are set forth protecting these views.
2. Alluw the traveler along a Scenic Corridor to experience the varied
features of the landscape.
Eastern Dublin's Scenic Corridors traverse a range of landforms and
existing and potential land uses. They take the traveler through town
centers and open space, past creeks, parks and residential neighbor-
hoods, and through knolls and valleys. They offer views of near foothills,
prominent ridgelands, and distant Mt. Diablo. In order to maximize the
opportunities that these corridors offer, it is necessary to address each
segment as an entity with its own character and priorities.
Sitegraaing and acass roaas
sna[[ maintain tfie natural
appearana of tfie upper
rUfgefo.n.ds or foreground fii/ls
witli.in tfie viewslietf of trav-
elers afang 1-580, Tassajara
!.!(pad, and tfie future ~en-
swn of !Fa[fan!1(pad. Streets,
sfwuftf De afignd to foffow tfie
natural contours of tfie M[-
sUfes. Straigfit, [inear rows
of streets across tfie face of
fii/lsUfes sna[[ De avoUfetf.
Polic:J 6-33: 'lAstem 'DuDfin. spedfic !R4n
Structures ouilt near aes-
ignatetf scenk corrUfors
s/ia[[ oe [ocatetf so t/iat
views of tfie oac/(arop
rUge {Ufentijie.tf in. !Figure
6.3 as 'Visua{fJ sensitive
rUgdarnfs - no aevefop-
men.t'? are genera{fg main-
tai1t.etf wfien viewea from
tfie scenic corrUors.
Policy 6-30: 'Eastern ~lin spe.cifu.
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fJJevefopment is not permfttea
on tfie main rilfgeIine that Eor-
aers tfte pfanning area to tfte
nortft.amf et1Sf:, Eut mag be per-
mfttea on tfte foregrouru! fiiffs
aru! ritigeIamfs. :Minor inter-
ruptions of views of tfte main
rilfgeIine 6g imfivitfuaf 6uiUimg
masses mag De permisswfe in
Bmitetf ciraurrst:ances w/iere af[
otfier remdies have oeen ~-
haustetf.
'.Fofit:g 6-29: 'EAstern 'D1iDfin speJ::ifr. !l1im
The Zones map (Figure 5) identifies six distinct zones, each ""ith par-
ticular policies and standards.
Zone 1: 1-580
Zone 2: Tassajara Gateway
Zone 3: TassoJara Creek Valley
Zone 4: TassoJara Village Center
Zone 5: Fallon Rural Open Space
Zone 6: Fallon Road Gateway and Village
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At certain points, particularly significant views are possible from the
Scenic Corridors. The Viewpoints map (Figure 6) identifies these
special viewpoints, their view cones (where appropriate), and the fo-
cus of the views to be preserved.
3. Assure that development along the Scenic Corridors is weU planned
and sensitively sited to respect the natural topograPhy.
Although development along the Scenic Corridors will alter the rural
character of the area, sensitive siting of development will preserve the
semi-rural ambiance of the Eastern Dublin Community from the Sce-
nic Corridors. It will prevent unnecessary inttusions into viewsheds,
strive to preserve horizon lines, and maximize views to open space
and natural features, while still allowing land uses as described in the
Eastern Dublin Specific Plan.
· Site buildings so as to blend with the landforms where possible, and
to minimize the presence of buildings from the Scenic Corridors
when the focus of the zone is the natural landscape.
· Cluster buildings where possible in order to maximize open space
and views from the Scenic Corridor.
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· Building setbacks are encouraged to allow views to hills and
ridgelines.
· Natural appearing berms may be used to screen buildings from
Scenic Corridors.
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4. Achieve high quality design and visual character Jor all devewpment
-, visible from designated Scenic Corridors, generally within 700 Jeet oj a
Scenic Corridor.
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High quality design will also complement the area's natural setting. It
...>ill enhance the semi-rural ambiance of the Eastern Dublin Commu-
nity from the Scenic Corridors, and will present a positive image of
the Community.
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· Architecture should complement the natural environment rather
than distract from it.
· Rooflines should be varied in height and pitch to harmonize with
the rolling and irregular forms of the topography.
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· Building masses should be broken so as not to be monolithic.
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· Base colors and materials used for buildings should harmonize with
the colors of the earth and natural colors of the environment.
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5. Assure that landscaping adjacent to the Scenic Corridors harmonizes
with the scenic environment.
Planting along the Scenic Corridor right-of-ways should be appropri-
ate to the varied conditions experienced along the corridors.
· In the Fallon Rural Open Space Zone, informal massing of trees
and shrubs harmonizes with the natural riparian and valley vegeta-
tion and the irregular forms of the hills.
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· In the Town Center, where the built environment is the focus, more
formal planting is appropriate.
· Where the foreground hills are a focus of the Scenic Corridor expe-
rience, landscaping should allow views of those hills through and/
or over planting.
. '
· Use of landscape plants which have forms that harmonize with
the plants native to this area, and of native-compatible plants is
encouraged.
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'13uiMing aesign sfwl[ conform
to the natura! !amI form as
mudi as possw!e. 'Tediniques
sudi as muiti-leve! foumIa-
tions, roof!ines wfiidi comp!e-
ment the surroumIing sfopes
amI topograpfz.g, amI varia-
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SCENIC CORRIDOR ZONES
Zone 1: 1-580
From the 1-580 Zone, Eastern Dublin is defined by the backdrop of
ridges to the north and east, and by large knolls to the northwest. 1-
580 crosses the Tassajara Creek corridor, a significant natural feature,
providing a view up the creek corridor. At Fallon Road, a low group
of hills, which are designated as open space, visually emphasize the
character of the land. Mt. Diablo is visible in the distance. From the
1-580 Zone, millions of travelers annually will form their impressions
of the community of East em Dublin, its fit with the landscape, and its
connection to its rural surroundings and past.
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Figure 1 0: VzewjJoint 2 (1-580 at the Tassajara Road overpass)
Figure 11: VzewjJoint3 (!-580 attheFalkmRDad overpass)
Figure 9: Vu:wpoint 1 (1-580 at Tassajara
Creek)
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POllCY 1: Maintain a strong visual identity relating to the natural
landforms and r..ey visual elements in the Eastern Dublin area.
',"""""
STANDARD 1.1: From the three designated Vie'wpoints in this Zone,
shown on Figure 12, maintain a generally uninterrupted view to sig-
nificant natural features.
· From Viewpoint 1, (at the Tass~ara Creek crossing) preserve a clear
view to the Tass~ara Creek conidor from 1-580. In order to form a
view cone that will allow the traveler on 1-580 to experience this view,
building setbacks must increase closer to the creek crossing. Begin-
ning 450 feet east along 1-580 from the creek crossing, a setback line
shall be established at a 23 degree angle from the roadway, as mea-
sured from the center of the northernmost travel lane.
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· From Viewpoint 2, (at the Tass.yara Road overpass) stIuctures
should not extend above the horizon of the Visually Sensitive
Ridgelands (as mapped in the Eastern Dublin Specific Plan - "VISU-
ally Sensitive Ridgelands - No Development") for more than 25%
of the total horizon line. The total horizon line shall be defined as
the limits of the Visually Sensitive Ridgelands as seen from the View-
point. (See Figure 7)
· From Viewpoint 3, (at the Fallon Road overpass) structures should
not extend above the foreground hills located approximately 2500'
north of the viewpoint for more than 25% of their horizon line. The
horizon line of the foreground hills is generally defined as that part of
the horizon which rises above an elevation of 450 feet. (See Figure 8)
· Design of development within the viewsheds described or framing
those views should complement the view, rather than distract from
it. (See Figure 14)
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STANDARD 1.2: Structures acljacent to the corridor, generally within
700 feet of the Scenic Corridor, should be allowed to obstruct views of
the Visually Sensitive Ridgelands from 1-580 for not more than ap-
proximately 50% of the developed frontages.
· Views may be maintained by balancing building heights and set-
backs so as to allow views over the buildings, by clustering buildings
to allow views through, or by siting parking to preserve views to the
hills. (See Figures 15 -17)
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· Any structure which lies within a viewcone of a Viewpoint described
in Standard 1.1 shall adhere to the provisions of Standard 1.1 only.
The provisions of Standard 1.1 shall supersede the provisions of
Standard 1.2 for those structures.
POliCY 2: Create a positive image of Duhlin for through travelers.
STANDARD 2.1: Architecture visible from the Scenic Corridors
should complement the local environment.
· Use varied roof forms and parapets of varying heights to break
down the scale and add visual interest to commercial buildings.
· The base colors and materials of buildings, fences, and walls should
be compatible with natural environment.
· Use landscaping to screen utility areas such as loading docks from
view from 1-580.
· Landscaping should incorporate semi-rural forms, such as formal
windrows, orchard patterns, or informal massing.
· Landscape setbacks should be planted so as to maintain periodic
view conidors for travelers on 1-580, either by planting in windrows
with conidors between, or in informal massing with open views
between masses. (See Figure 18)
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Zone 2: Tassajara Gate'\'.'aY
Tassajara Road ",ill be the major entry to Eastern Dublin from 1-580. """"'"
The entry to the Town Center for Eastern Dublin will be located along
Tassojara Road. Because of the flatness of the topography in this area,
here, built form and streetscape will be the predominant views.
Moving north on Tassajara Road, views through the park at Gleason
Road toward Tassojara Creek and the knolls beyond again connect the
Scenic Corridor traveler with the natural features of Eastern Dublin.
For this Zone, specific advisory guidelines from the Eastem Dublin
Specific Plan are applied, to ensure scenic quality.
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POllCY 3: l:..'stahlish Gateway to },astem Dublin.
STANDARD 3.1: Concentrate building height and mass at the focal
intersection of the Town Gateway.
· Step up building heights toward the Dublin Blvd. / Tass<yara Road
intersection.
· Site buildings close to the Tass<yara Road right-of-way, to emphasize
the gateway effect.
· Use distinctive right-of-way landscaping to emphasize entry.
· Specific Plan Design Guidelines Sec. 7.4.1, and 7.4.2 contain fur-
ther recommendations. The following provisions from the Specific
Plan Design Guidelines are incorporated into this Standard as re-
quirements:
Orient buildings to major arterial streets within eastern Dublin to
enhance the gateway experience. Do not site buildings directly
adjacent to the freeway ROW, where they are oriented primarily
toward passing freeway traffic, turn their backs on community
streets, and block views from the freeway to the hills.
Buildings should increase in height with distance from the freeway,
with lowest buildings nearest the freeway ROWand tallest buildings
near the intersection of Dublin Boulevard and the m~or north-
south arterial.
Articulate building corners around the intersection, for example
by stepping up in height, adding towers or varying roof form.
Divide parking lots into smaller units, and site buildings to screen
views of parking from m~or thoroughfares.
Landscape parking lots with one tree per 4-6 parking stalls.
POLICY 4: Convey sense of connection to the vital commercial district.
STANDARD 4.1: Create a pedestri.an friendly streetscape with build-
ings facing onto the street. (See Figure 21)
· Site buildings at the setback line along Tass<Yara Road.
· Facades should be varied and articulated.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..~
..................................................................................
· Site parking behind buildings.
· Landscaping along the Tass<yara Road right-of-way should be fonnal.
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· Provide wide sidewalks with shade trees along Tassajara Road.
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POllCY 5: Leaving the commercial area, reconnect northbound travel-
ers with sense of natural landforms and place.
STANDARD 5.1: Provide transition from focus on built environment to
focus on natural features.
· A<ljacent to the city park, incorporate landscaping for Tasscgara Road
right-of-way into park design.
· Maintain views through the park to the Tasscgara Creek Corridor.
· High canopy trees may provide views to the creek corridor.
· Incorporate informal massing of trees into right-of-way landscaping.
STANDARD 5.2: From Viewpoint 4 (at Tassajara Road south of
Gleason Road, where the park begins), provide a view to the north-
western knoll.
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· By providing spaces between buildings and by keeping landscaping
low between the Viewpoint and the western knoll, maintain a view
corridor to knoll for northbound travelers.
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Zone 3: Tassajara Creek Valley
This section of Tass~ara Road parallels Tassajara Creek through a
vaIley formed by a series of knolls and low foreground hills. To main-
tain a sense of this character, it is important to periodically allow views
of the hills and knolls as one proceeds through the corridor, and to
allow the riparian vegetation along Tass~ara Creek to periodically be
seen from the road. The views from Tass~ara Road at the creek cross-
ing will provide the strongest sense of the natural landscape in this
Zone. The semi-rural ambiance of this Zone will be reinforced by the
character of the streetscape.
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POllCY 6: Emphasize valley character by creating viewpoints and view
corridors to knolls, foreground hills and to Tassajara Creek.
STANDARD 6.1: Allow intermittent views from Tass.yara Road to the
hills, knolls, and creek.
· "Where clustering of buildings or varying roof heights and pitches allows
for views over or through to the hills beyond, this is strongly encouraged.
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Figure 22: View of creek vegetation
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. ~
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· Generally, site entry roads into developments so as to provide di-
rect views into the hills, knolls, and creek vegetation beyond. (See
Figure 22) '.""",
· The Tassajara Creek corridor should be visible through public
lands. Right-of-way landscaping should not obscure views to the
creek corridor. High canopy trees should be used on the western
side of the road where views to the creek corridor are possible.
Trees should be massed informally, or spaced to allow views through
to creek corridor.
STANDARD 6.2: From Viewpoint 5 (where Tassajara Creek's inter-
mittent branch crosses TassoJara Road), maintain views to the creek
and riparian vegetation, and to the open space to the east.
· In order to form a view cone that will allow the traveler on Tasscyara
Road to experience these views, building setbacks must increase
closer to the creek crossing. Beginning 300 feet in each direction
along TasS<'!:iara Road from the creek crossing, building setback lines
shall be established at a 10 degree angle from the roadway, as mea-
sured from the center of the outermost travel lane in each direction.
(Figures 24 and 25)
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the riparian vegetation
· Use a landscape buffer to create a transition between open space
and built areas.
· Design visible structures along the creek conidors to emphasize
the rustic nature of the area through articulation of building mass,
landscape treatment and selection of colors and materials to blend
with the setting.
· Use high canopy trees, and pull back other right-of-way landscap-
ing to allow clear views to the creek and riparian vegetation, and to
the Open Space to the east.
· Right-of-way landscaping should provide smooth transition to ri-
parian and open space areas acljacent to Tasscyara Road.
· High canopy trees should be used to preserve views to the creeks.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .~
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POllCY 7: Emphasize the semi-rural character of the area.
STANDARD 7.1: Streetscape should reinforce semi-rural ambiance.
(See Figure 26)
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· Use rural landscaping patterns, such as hedgerows, informal clus-
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· Avoid continuous sound walls along residential areas.
· Signs, fences, and wall materials should be appropriate to semi-ru-
ral setting.
STANDARD 7.2: Site and articulate buildings to provide interest and
reduce perceived density.
· Vary building setbacks from Tas~ara Road, and vaIJ' building ori-
entation.
· Vary rooflines, pitches, and heights, and break up building masses.
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POllCY 8: Provide transition to Tassajara Village.
STMT))ARD 8.1: North of the creek crossing at Tass<yara Road, rein-
troduce more formal, village elements.
· On the western side of the right-of-way, begin more formal planting
to announce presence of village.
· On the eastern side of the right-of-way, continue the more informal
planting pattern to the end of the rural-residential zone, to empha-
size rural heritage, and to maintain views to rural-residential parcel
and knoll.
· West of Tassajara Road, reduce setback requirements to announce
return to village setting.
· East ofTas~ara Road, where possible, site houses on the rural resi-
dential parcel to provide views of knoll for travelers moving north.
...................................................................~
.................................................................................
Zone 4: Tassajara Village Area
Tass~ara Village is the first point of entry to the Eastern Dublin com-
munity from the north. To the south, the hills and ridges rise on the
eastern and western sides. Several nearby knolls provide focal points
from the Scenic Corridors. Traveling north on either Tass~ara or
Fallon Road, one passes these knolls as natural gateways into the vil-
lage. Tassajara Village "rill be the core of the residential areas in the
northern part of Eastern Dublin, with commercial and higher density
uses centered around the "T" intersection of Tass~ara and Fallon
Roads. Here, the relationship of community to landform is apparent.
As a coming together of two Scenic Corridors at a village center, this
intersection should be celebrated.
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Figure 27: Tassajara Vdlage Area
POLICY 9: Preserve views of the surrounding knolls and to Tassajara Creek.
STANDARD 9.1: From Viewpoint 6 (at the intersection of Tas~ara
Road and Fallon Road), maintain view corridors that connect
Tass~ara Village to the surrounding landscape.
· Maintain views up Tass~ara Road, northwest to Mt. Diablo, by keep-
ing median landscaping open.
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· Provide view corridors to the surrounding knolls, and to the Visu-
ally Sensitive Ridgelands to the northeast, by clustering develop-
ment to allow views through.
· Provide occasional views through to Tasscyara Creek and its ripar-
ian vegetation.
POllCY 10: Reinforce image of Tassajara Village as a neighborhood
center nestled into the surrounding landscape.
STANDARD 10.1: Emphasize entries to TassaJara Village.
· From the south, maintain view corridors to the knolls that form
significant landmarks and create "gateways" to Tassajara Village.
· Keep right-of-v.ray landscaping open enough to preserve views to
the knolls south of the village, which are located on rural residen-
tiallan d.
· Use siting and landscape to announce village presence and character.
· North of the "gateway" knolls, reduce setbacks and reintroduce
more formal planting.
STANDARD 10.2: Reinforce image of the intersection of Fallon and
Tass.yara Roads as the core ofTass.yara Village.
· Unify design elements around this intersection, for residential and
commercial, by using buildings of compatible scales, materials,
styles and colors.
· Maintain pedestrian/village scale in design of both high density
residential and commercial buildings, to emphasize neighborhood
character.
· Use common landscape palette for parcels surrounding inter-
section.
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Fig. 28: Vzew Study from Tassajara/Fallon intersection
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Zone 5: Fallon Rural Open Space
.AJong this section of Fallon Road, open space and parkland buffers
the residential development from view. Access roads to development
will be few. The character of this corridor is defined mostly by the
land acljacent to the right-of-way, which will be park, nrral residential,
or open space knolls, open slopes, or riparian drainage swale.
In the northern half of this Zone, there are distant, uninterrupted
views to the Visually Sensitive Ridgelands, to the rolling hills of the
foreground, and along the riparian corridor that crosses the road and
eventually joins Tassajara Creek.
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In the southern half of the Zone, views open across Livermore and the
Amador Valley. Here, however, the character is defined more by the
immediate open space - knolls on the east side and a drainage swale
with riparian vegetation on the west side - which blocks or buffers views
to development. The character of the right-of-way must relate to these
open spaces and enhance the traveler's experience of them.
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Figure 30: Fallon Rural open Space (South)
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POUCY 11: Celebrate open space, with distant views as well as with
foreground view and right-ofway landscaping.
STANDARD 11.1: Emphasize the sense of openness and the distant
views that occur in the northern part of this Zone.
· Preserve views to VISually Sensitive Ridgelands.
· Use rural landscape, and streetscape elements - informal clusters of
riparian and/or oak. trees which break. the formal geometry of the
street tree pattern, providing scenic rural relief.
· Keep median landscaping open to allow views across and/ or through.
· In the Rural Residential area, homes should not be located on top
of ridges or knolls, but should be nestled into the topography.
Views of roof lines behind hills are permissible.
· Generally, avoid aligning entries to residential development with
direct sight lines from the road. (See Figure 31)
· Strive to minimize visual impact of reservoirs in these areas through
siting, design, and landscaping.
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Figure 31: Entry alignment to residential development
STANDARD 11.2: Enhance foreground views of the riparian swale
and the open space in the southern part of this Zone.
· Use the drainage swale as a buffer to development along Fallon Road.
· Extend the riparian vegetation along the swale into the right-of-way
to become an integrated part of the streetscape. (See Figure 32)
· Use the riparian vegetation along the swale as a buffer to the resi-
dential development and to filter views of development.
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Figure 32: Integrate riparian vegetq.tion with the streetscape
STANDARD 11.3: From Viewpoint 7, (at the crest of Fallon where it
emerges from between the knolls, just past the northern entrances to
the residential development), maintain generally uninterrupted views
of the Visually Sensitive Ridgelands.
...................................................................~
.................................................................................
. Open street planting to allm...' views to Visually Sensitive Ridgelands
and knolls.
. In the Rural Residential area, homes should not be located on top
of ridges or knolls, but should be nestled in to the topography. They
should not break the horizon line formed by the Visually Sensitive
Ridgelands.
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Zone 6: Fallon Road Gateway and Village
It is anticipated that the area between 1-580 and the low lying fore-
ground hills will be comprised of auto--oriented commercial develop-
ment. The foreground hills will remain open space, and provide a
significant backdrop to these uses. In this area, the focus will be on
the hills, and on assuring that development is visually compatible with
the adjacent community-oriented commercial and residential devel-
opment. Fallon Road will be a secondary Gateway to the Eastern
Dublin Community. Both the presence of commerce and the sense
and views of the hills are important in this Zone.
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Figure 33: Fallon &00 Gateway and Vzllage
North of the hills, Fallon Road passes through compact residential
development. From there to the end of the Zone, Fallon is bounded
to the west by the community park. The community park provides a
transition from the commercial and neighborhood development to
the open spaces beyond. Traveling south, the community park and
the low lying hills provide the visual focus.
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POLICY 12: Establish secondary Gateway to Eastern Duhlin, emphasiz-
ing foreground hi11s and rural heritage.
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STANDARD 12.1: Use building setbacks to create a Gateway at Fallon
Road and Dublin Blvd., while remaining in scale with the adjacent
residential and neighborhood development and in character with the
semi-rural surroundings.
· Minimize setbacks at the intersection of Fallon Road and Dublin Blvd.
· Vary forms of roof lines and parapets for building interest.
· Landscape parking lots in orchard patterns or with other agrarian
references.
· Emphasize agrarian heritage in right-of-way landscaping by using
orchard patterns or hedgerows, or informal clusters.
· Specific Plan Design Guidelines Sees. 7.4.1. and 7.4.3 contain fur-
ther recommendations. The following provisions from the Specific
Plan Design Guidelines are incorporated into this Standard as re-
quirements:
Orient buildings to mcyor arterial streets within eastern Dublin to
enhance the gateway experience. Do not site buildings directly
adjacent to the freeway ROW, where they are oriented primarily '''-' '
toward passing freeway traffic, turn their backs on community
streets, and block views from the freeway to the hills.
Buildings should increase in height with distance from the freeway,
with lowest buildings nearest the freeway ROWand tallest buildings
near the intersection of Dublin Boulevard and the mcyor north-
south arterial.
Site buildings or built elements (freestanding towers, monuments,
architectural walls) within 75 feet of the ROW lines at the intersection
of Fallon Road and Dublin Boulevard, to function as gateway markers.
Use varied roof forms and parapets of varying heights to break
down the scale and add visual interest to commercial buildings.
Divide parking lots into smaller units, and site buildings to screen
views of parking from m.yor thoroughfares.
Landscape parking lots with one tree per 4-6 parking stalls.
STANDARD 12.2: From Viewpoint 8 (on Fallon Road south of the
foreground hills), maintain open views of the foreground hills.
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· In order to form a view cone that will allow the northbound trav-
eler on Fallon Road to have this view for a visually significant
amount of time, building setbacks must increase closer to the hills.
Beginning approximately 400 feet north of the Fallon Road /
Dublin Blvd. intersection, setback lines shall be established at a 20
degree angle from the roadway, as measured from the center of the
northbound travel lanes. (See Figure 33)
· Keep right-of-way landscaping open to allow views of the fore-
ground hills.
POliCY 13: Provide a transition from the commercial and residential
development to the open spaces to the north.
STANDARD 13.1: Reinforce visual connections to foreground hills,
and to the community park.
· Landscaping should reinforce the form of the hills, for example, avoid
planting tall trees around the bases of these hills, because they would
distract from the hills and minimize their apparent height.
· Unify right-of-way landscaping with community park design by cluster-
ing trees to allow views into the park, using natural pattertls of chunp-
ing rather than formal geometric streetscape patterns. (See FIgure 34)
· At the Fallon Village Center, use storefront architecture and
streetscape design which enhances the pedestrian experience.
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Figure 34: Integrate landscaping
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IMPLEMENTATION
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1. Applicants seeking Tentative Map and Site Development Review
approval for development projects within the viewsheds of Tass<9ara
Road, 1-580 and Fallon Road, as defined in the Eastern Dublin Scenic
Conidor Policies and Standards, shall be subject during the project
review process to Scenic Design Analysis and the following implemen-
tation requirements.
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· Development within 700 feet of the Scenic Conidors is subject to
Scenic Design Analysis unless the applicant demonstrates to the
satisfaction of the Planning Department that at the time of the
application, the development will not be visible from the Scenic
Conidor.
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· Development located in shaded areas shown on the Eastem
Dublin Viewpoints map (Figure 6), is subject to Scenic Design
Analysis unless the applicant demonstrates to the satisfaction of
the Planning Department that at the time of the application, the
development will not be visible from the Viewpoint. This includes
structures which appear in the foreground of a designated view to
Visually Sensitive Ridgelands, slopes, hills, or knolls, even though
they do not block the view.
2. The applicant shall provide wireframes, photo montages, cross sec-
tions, or other graphics that demonstrate to the satisfaction of the
planning department that the specific conditions described for the
Zone in which the project is located, and for the Viewpoint (if any) to
which it is acljacent, are met.
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3. In conjunction with a Tentative Maps and Site Development Review
application submittal, applicants for development subject to Scenic
Design Analysis shall submit materials described below, according to
the Zone in which their project lies:
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3.1: All applicants in Zone 1: 1-580 shall submit
· Wireframes, photomontages, plans, and/or cross sections through
the development, or other material demonstrating that the struc-
tures to be built will not obstruct views of the Visually Sensitive
Ridgelands for more than approximately 50% of the developed
frontages.
· Architectural elevations which show high quality building design.
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'1iie City sfwuftf offidaffy atfopt
rrassajara 1\patf, 1-580, ant!
:T a[[on 1\paa as tfesignater!
scenic CiJrrUforsj atfopt a set
of scen.iL: CiJrrilIor po[icies j ant!
estaNisfi rfWiew prowfures ant!
stant!artfs for projects witfiin.
tfie scenic CiJrrUfor viewsfiet[.
Program 6Q; 'Eastern '1>uDCin Spedfu 'i'fJm
1fie City sfwuftf require projeas
witfi potentia[ impacts on
scenic corrUfors to supmit
tfetaiIetf visua[ an.af:gsis willi
tfevefopment project app[ica-
tions. Jllpp[icants wi![ pe re-
quirer! to su6mi1: grapfik simu.-
fations and) or sections tfrawn
fromaffecter! travel CiJrrilIors
tfirougfi tIie parcel mquestion,
representing typiaIf views of
tfie parcel from tfiese scenic
routes. 'Ifie grapliic aepiction
of tlie. focation ant! massing
of tIie st17idure ant! associatetf
fantfscaping can tfien 6euser!
to atfjust tfie project tfesign to
minimize tlie. visual impact.
Program ~ 'lA.stem '1>uDCinSpecific 'i'fJm
...................................................................~
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· Landscape plans which show high quality landscape treatment in
front of blank architectural ,valls visible from 1-580, and which show
that utility areas such as loading docks will be screened from view ~
from 1-580.
3.1.1: Applicants within the shaded area described as Viewpoint 1
shall submit, in addition to the requirements of Section 3.1:
· Plans demonstrating that the setback requirement set forth in Stan-
dard 1.1 is satisfied.
3.1.2: Applicants whose project is located in the shaded area described
as Viewpoint 2 shall submit, in addition to the requirements of Sec-
tion 3.1:
· Wireframes, photomontages, plans, and/or cross sections through
the development, as is appropriate, demonstrating that the struc-
tures to be built will not extend above the horizon of the Visually
Sensitive Ridgelands for more than approximately 25% of the total
horizon line.
3.1.3: Applicants whose project is located in the shaded area described
as Viewpoint 3 shall submit, in addition to the requirements of Sec-
tion 3.1:
· Wireframes, photomontages, plans, and/or cross sections through
the development, as is appropriate, demonstrating that the struc-
tures to be built will not extend above the horizon line of the fore-
ground hills for more than approximately 25% of their total hori-
zon line.
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3.2: All applicants in Zone 2: T~ara Gateway shall submit
· Plans demonstrating that buildings are sited and designed in a
manner consistent with gateway prominence.
· Plans and elevations demonstrating increased building heights and
mass toward the Dublin Blvd./Tassajara Road intersection.
· Architectural elevations which show high quality building design.
3.2.1: Applicants whose project is located between Viewpoint 4 and
the northwestern knoll shall submit, in addition to the requirements
of Section 3.2:
· Wireframes, photomontages, plans, and/or cross sections through
the development, as is appropriate, demonstrating that a view of
the northwestem knoll is maintained from the Viewpoint.
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3.3: .All applicants in Zone 3: Tassajara Creek Valley shall submit:
· Plans demonstrating that entry roads generally are sited so as to
provide views into the hills, knolls, and creek vegetation, and dem-
onstratingviews to those features between buildings, where feasible.
· Architectural elevations which show variation in rooflines, pitches,
and heights, and high quality building design.
3.3.1: Applicants within the shaded area described as Viewpoint 5, or
adjacent to the Open Space areas that are focal points of the View-
point, shall submit, in addition to the requirements of Section 3.3:
· Plans demonstrating that the setback requirement set forth in Stan-
dard 6.2 is satisfied.
· Landscape plans demonstrating a transition between open space
and built areas.
· Architectural elevations showing that visible structures along
Tass~ara Creek are designed so as to emphasize the rustic nature of
the area.
,-
3.3.2: Applicants whose project is located south of Viewpoint 5 shall
submit, in addition to the requirements of Section 3.3:
· Plans demonstrating variation in building orientation and setback
from Tassajara Road.
· Plans demonstrating discontinuous use of sound walls.
· Graphics showing fencing, sign, and wall materials that are appro-
priate to a semi-rural setting.
3.3.3: Applicants whose project is located north of Viewpoint 5 shall
submit, in addition to the requirements of Section 3.3:
· Plans demonstrating siting of buildings in confonnancewith Standard 8.1.
3.4: All applicants in Zone 4: T~ara Village .Area shall submit:
· Architectural elevations which show high quality building design.
· Site plans and landscape plans demonstrating that the design, sit-
ing, landscaping, and setback requirements of Standards 10.1 and
10.2 are met.
,-
3.4.1: Applicants whose pr~ect falls entirely or partially within a shaded
area at Viewpoint 6, the intersection ofTass,yara Road and Fallon Road,
shall submit, in addition to the requirements of Section 3.4:
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ,~
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· For those projects located between the Viewpoint and the Visually
Sensitive Ridgelands or surrounding knolls indicated on the East- /
ern Dublin Viewpoints map, plans and cross sections showing that .......1
a view to those Visually Sensitive Ridgelands or knolls has been
preserved, where feasible. If a view to Tassajara Creek and its ripar-
ian vegetation is possible, this is also strongly encouraged.
· Architectural elevations which show high quality building design
which is compatible in scale and style, and in material and color
palette with other development adjacent to that intersection.
· Landscape plan indicating use oflandscaping materials compatible
with other development acljacent to that intersection.
· Plans and elevations demonstrating pedestrian/village scale of both
high density and commercial buildings.
3.5: All applicants in Zone 5: Fallon Rural Open Space shall submit:
· Plans demonstrating that entry roads to residential development
generally are not aligned with direct sight lines from Fallon Road.
3.5.1: Applicants within the Rural Residential Zone shall submit, in
addition to the requirements of Section 3.5:
· Plans demonstrating that structures are not located on the tops of ......"r
ridges or knolls.
· If located between Viewpoint 7 and the Visually Sensitive
Ridgelands to the north, plans and cross sections demonstrating
that structures will not extend above the horizon line of the Visu-
ally Sensitive Ridgelands, where feasible.
3.6: All applicants in Zone 6: Fallon Road Gateway and Village shall
submit:
· Architectural elevations which show high quality building design.
3.6.1: Applicants in the southern portion of the Zone, between 1-580
and the foreground hills shall submit, in addition to the requirements
of Section 3.6:
· Plans demonstrating that the setbacks around the intersection of
Fallon Road and Dublin Blvd. are minimized.
· Architectural elevations showing variation in forms of rooflines and
parapets.
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· Landscape plans demonstrating use of agrarian patterns, such as
hedgerows, orchard patterns, or informal clusters.
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3.6.2: Applicants within the shaded area described as Viewpoint 8
shall submit, in addition to the requirements of Section 3.6:
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· Plans demonstrating that the setback requirement set forth in Stan-
dard 12.2 is satisfied.
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3.6.3: Applicants in the portion of the Zone between the foreground
hills and Gleason Road shall submit, in addition to the requirements
of Section 3.6:
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· Plans and elevations demonstrating pedestrian/village scale of
streetscape and buildings.
· If adjacent to the foreground knolls, landscape plans demonstrating
that the form of the knolls is not obscured, but rather, emphasized.
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