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Project Description
Stage I Development Plan
Casamira Valley
Dublin, California
December 26, 2006
Table of Contents
Page
Vicinity Map '................................................................. 1
Project Description. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-9
Proj ect Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 10-12
Photo Location Key . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
Site Photos . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14-17
Aerial Photo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Existing General Plan Land Use Map ............................................. 19
Preliminary Site Plan . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Stage 1 Proposed Land Use Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21
Trail System . . . . . . . . . . . . . . . . . . . . -. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Park & Community Center ..................................................... 23
Conceptual Habitat Mitigation Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Heritage Trees ............................................................... 25
Stage 1 Landscape Plans .................................................... 26-28
Architecture Plans ....................................................... AI-AI2
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December 26, 2006
minor adjustments to land use boundaries and road alignments may be necessary to
accommodate detailed information regarding, for example, topography and environmental
resources, that will not be available until the more precise Stage 2 Development Plan is proposed
by the applicant and considered by the City. Permitted, conditional, and accessory uses will be
allowed per the requirements of the R-M Zoning District.
Project Description
Stage I Development Plan
Casamira Valley
Dublin, California
The Stage 1 Development Plan proposes a maximum of 298 residential units. The table below
presents the proposed land uses and densities under the Stage 1 Development Plan and compares
them to the acreages and density ranges for the property presented in the Dublin General Plan.
Location
The 226 acre Casamira Valley site (Moller/Richey property) is located east of Tassajara Road at
the Alameda/Contra Costa County line. The site is located outside of the City of Dublin city
limits and is not within the Eastern Dublin Specific Plan boundary.
Land Use Summary Table
The site is currently used for cattle grazing. There is a rural residence and ancillary farm
structures on the Casamira property which are proposed to be removed as part of the
development. The surrounding land owners and uses include large agricultural parcels in Contra
Costa County to the north. The property to the east, which is also owned by Moller/Richey, will
remain as agricultural/open space uses under Alameda County jurisdiction. The property is
bounded on the south by the Fallon Crossing project for which a Stage 1 Development Plan has
been approved. The western boundary is defined by Tassajara Road which provides a connection
between Alameda County and Contra Costa County.
Casamira Valley Proposed Land Use Summary General Plan Land Use Summary
Acres:!: Density Units Acres:!: Density Units
(du/ac) Range
(du/ac)
Low Density Residential - - - 68.9 0-6 0-413
Medium Density Residential 48.9 6.1-14.0 298-684 - - -
Rural Residential 132.7 1 du/100 ac 0 146.9 1 du/100 ac 1
Open Space/Stream Corridor 32.6 0 0 10.5 0 0
Park 1.1 - - - - -
Collector Roads 7.2 - - - - -
Tassa.iara Road Rie:ht-of-Wav 3.8 - - - - -
TOT AL (Per General Plan) 226.3 298-684 226.3 414
I TOTAL (Proposed) I 226.3 I I 298 I I I I
Proposed Uses
The project site is not currently within the Eastern Dublin Specific Plan, nor within the Dublin
City limits. The Dublin General Plan designates the site for Low Density Residential, Stream
Corridor, and Rural Residential uses. The Existing General Plan Land Use Map is shown on
page 19. Concurrent with this Stage 1 application, the applicant proposes a General Plan
Amendment to change the existing Low Density Residential portions of the site to Medium
Density Residential (6.1-14.0 du! ac ). Application of a Medium Density Residential land use
designation to this unique property allows reduction of the development area thereby minimizing
physical and biological environmental impacts resulting in more undisturbed habitat. The
existing topography would have required extensive grading to accommodate the proposed homes
if they had not been clustered, as shown, within the existing "bowl" terrain feature of the site.
This home-site density, designed around interconnecting paseos, removes typical individual lot
perimeter fences thereby providing better visual and physical access to the surrounding open
space for light pedestrian recreation for the residents of the neighborhood. The applicant
proposes a mix of detached auto-court homes and townhomes. The townhomes and one of the
detached single family products features a grade split within the unit to allow the product to
better fit the topography. Preliminary architectural plans are shown on pages AI-All. A
preliminary site plan is shown on page 20 of this document.
The schematic Medium Density Residential Development envelope presented in the Site Plan
adheres to the hillside development policies contained in the Specific Plan. Note that remedial
grading may extend beyond the development envelope shown on the plans, as allowed by
Specific Plan Policy 6-35.
Conformance with Hillside Development Policies
Following is an explanation of the proposed plan's conformance with the hillside development
policies set forth in the Specific Plan.
This application seeks Stage 1 Development Plan approval to allow for residential and open
spaces uses consistent with the Dublin General Plan. A depiction of proposed land uses and
densities is reflected in the Stage 1 Proposed Land Use Plan on page 21 of this document. As
with the General Plan, the land use boundaries and road alignments in the Stage 1 Site Plan are
approximate. This generalized depiction of the planning area will require some flexibility, and
6-32: In order to reduce the visual impacts of grading, the Stage 2 site plan will use
revegetation, contour grading with gradual transition to the natural slope and berming as
necessary. The Medium Density Residential development areas were located in flatter
areas to minimize grading.
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6-33: The proposed development area is situated to minimize visual impacts from Tassajara
Road or Fallon Road. The existing hillside ridges along the western and southern
property boundaries will block view of the proposed development from Fallon Road and
Tassajara Road. The proposed plan will minimize grading within the upper ridgelands.
No development is proposed on the south-facing slope along the Fallon Road extension.
Topography and Site Development
The site is located within a section of the Coast Ranges, identified as the Tassajara Hills. The
project site has slopes which range from less than 5% adjacent to the creek corridor to more than
60% along the north facing slopes at the eastern end of the property. The majority of the
proposed development is located on the flatter portions of the site generally adjacent to the creek
corridor and at the northeastern portion of the site. The grading proposed for the project will
take into consideration the hilly terrain, and wherever possible, development will be contoured
to the hillsides in order to avoid excessive cuts and fills. In conformance with the General Plan,
the steeper portions of the site have been designated as Rural Residential uses.
6-38: The development envelope was sited to reduce the amount of grading that would be
needed for project development.
6-40 & 6-41: A preliminary geotechnical report has been prepared and the recommendations
contained in the report will be incorporated into the Stage 2 site design.
Circulation
Tassajara Road is currently a two lane road extending from Dublin Ranch northward to Contra
Costa County. The Specific Plan anticipates that Tassajara Road will eventually be expanded to
six lanes. The precise alignment for Tassajara Road was recently approved by the City Council.
The applicant proposes to construct two additional travel lanes along the project frontage,
subject to such credit and reimbursement arrangements as shall be determined. The existing
alignment of Tassajara Road will remain and continue to be used for through traffic.
6-42: Approximately 5.5 acres::l: of the proposed Medium Density development area has slopes
in excess of30%. Note that most of the areas with slopes in excess of30% are portions
of landslides or landslide debris that will be removed during construction.
Policies 6-34, 6-35, 6-36, and 6-37 of the Specific Plan address issues including the visual
impact and extent of grading, architectural design and revegetation. These policies will be
incorporated into the Stage 2 site design due to the lack of design specificity provided with the
Stage 1 submittal.
A Traffic analysis is included in the EIR which addresses circulation and traffic impacts to the
area as a result of the proposed project.
Design Theme
The Casamira Valley Plan creates a centrally focused village nestled in a natural setting. The
plan preserves and protects the creek as a major amenity, providing natural habitat and creating
community identity. The neighborhood entries from Camino Tassajara form a loop road along
the creek, with a small number of homes carefully sited along the way. Working with a
biologist, we preserve the creek's character and riparian habitat, planting riparian natives along
the course of the creek. At the loop road, sycamore street trees create a transition from the
riparian realm to the upland oak woodlands. The Camino Tassajara frontage maintains the
character of the surrounding rural areas. From these natural areas, a trail system will provide
access to the surrounding hills, and link to the regional trail system.
Water Supply
Water to the project site will be provided by DSRSD. The project will be served by water
pressure Zone 3. Zone 3 will provide water service up to an elevation of 770' and will require
pressure reducing valves for all services with pressure above 80 psi.
The development will be served by a Zone 3 water line that terminates in Fallon Road at the
Silvera Ranch intersection. This water line will be extended northerly to the Tassajara
Road/Fallon Road intersection and then be extended by DSRSD northerly along Tassajara Road
to the County line.
The heart of the Casamira Valley community consists of a village focused on a central park,
recreation center and the naturalized open space which extends through the neighborhood.
Clusters of alley loaded homes are separated by greenways. Pedestrian pathways connect
residents to the centrally located neighborhood amenities. Buildings are sited to preserve views
to the surrounding hillsides, create a pedestrian-scaled environment, and to take advantage of
planting to transition from the village to the natural areas beyond and integrate the neighborhood
into its setting. Preliminary landscape plans are presented on pages 26-28.
Sanitary Sewer
Sanitary sewer service for the proposed project will be provided by extending the existing 12"
sanitary sewer line in Tassajara Road which currently ends at the northerly boundary of Dublin
Ranch. This 12" line will be extended to the first entry road to the Silveria property. From that
point, a 10" sanitary sewer line will be constructed to the intersection of Tassajara and Fallon
Road. This line is sized to accommodate future development on the Mission Peak property and
other properties to the north along Tassajara Road that are within the Specific Plan boundary.
All sanitary sewer lines will gravity flow.
Phasing
The property will be developed in one phase. The applicant estimates that construction will
begin in late 2007 or 2008.
Storm Drainage
Most of the site currently drains into a tributary of Tassajara Creek that flows through the site.
Project storm drainage will be conveyed by proposed storm drain lines within on-site streets to a
series of detention basins sited at various locations alongside the creek. These detention basins
will be used to control water flow and to provide for water quality filtration. After passing
through the basins, stormwater will be returned to the creek.
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Scenic Corridor
Tassajara Road and Fallon Road are currently identified as Scenic Corridors by the City of
Dublin. Tassajara Road is the western boundary of the project site. To guide development that
may be visible from these designated scenic corridors, the City of Dublin has adopted the
"Eastern Dublin Scenic Corridor-Policies & Standards". This document sets forth requirements
and provisions for preserving views of scenic ridgelines and knolls from the scenic corridor.
Within the project area, the document calls for preservation of the prominent knolls located at
the northeast comer of the site and along the southern property boundary, adjacent to Fallon
Crossing. Per Specific Plan requirements, no development is proposed on the visible slopes of
the visually sensitive ridgelands. The Stage 2 site plan will be designed to conform to the scenic
corridor Policies and Standards including preserving the backdrop views of the knolls from
Fallon Road and Tassajara Road. Additionally, any grading impacts on the visible portions of
the hillsides will be offset by contouring of slopes, berming, and landscaping consistent with the
surroundings.
3. Homeowners' Association (HOA)
See attached exhibit Trail System (page 22).
Park
A 1.1 acre city-owned park is proposed to be located within the larger developed area at the east
end of the site. The City will be responsible for the design and construction of the park.
Amenities may include:
1. Play area with trellis and seating.
2. Picnic area with shade trees.
3. Approximately 1.1 acres of level area (2% slope max)
Open Space
A large portion of the site area, 165.3 acres, has been designated as Open Space or Rural
Residential. The open space area includes the tributary of Tassajara Creek that flows through
the property. The hillsides surrounding the proposed developed area are designated rural
residential. The Specific Plan indicates that these areas are to be permanently preserved as a
visual and natural resource area with no development allowed. The applicant proposes that
open space areas will be owned and maintained by a Geologic Hazard Abatement District
(GHAD). After project development, cattle grazing will still be permitted in the hillside areas in
conformance with a wildland management plan currently being prepared.
The applicant proposes placing the park adjacent to a HOA-owned community building and
pool area. Landscaping and fencing will be used to define the boundary between the park and
HOA uses and associated maintenance responsibilities. A conceptual park plan prepared by the
applicant's landscape architect is presented on page 23.
Semi-Public Facilities
Compliance with the Semi-Public Facilities Policy is typically accomplished through the
dedication of land for the development of future facilities. Given the remote location of
Casamira Valley, and its limited flat space, the applicant proposes to satisfy the semi-public
facilities requirements by providing built amenities instead. These amenities would include:
Trail System
As part of the spirit of meeting the Semi-Public Facilities Policy requirement, the trail system
will be an interpretive experience with informational signs and displays that celebrate the
history and setting of the site.
1. A community building which will be constructed as part of the pool complex. This
building will provide meeting rooms and a caterer's kitchen. The building will be made
available for rental and use by the HOA. This will meet the community's demand for a
venue to stage receptions, children's activities, parties, and group meetings.
The public may access the trail from:
2. An outdoor museum adjacent to the community building will be created to highlight the
agricultural history of the site. This will become a resource for Casamira Valley
homeowners, as well as the greater Dublin community.
1. Tassajara Road,
2. Sidewalks along the entry roads where the trail parallels the sidewalks,
3. The green finger between units at the east end of the property,
4. The cul-de-sac also at the east end of the property, and
5. The auto court connecting with the park.
3. An interpretive creekside trail located on the western half of the property will include
educational signage and displays that highlight the history of the site and its
environmental setting. The trail will be easily accessible from the sidewalk along
Tassajara Road, and from various points within the development.
1. Geologic Hazard Abatement District (GHAD)
2. Conservation Easement Owners
Biological and Wildlife Resources
A biological assessment of the property was conducted by Wetlands Research Associates. The
purpose of the biological assessment was to determine: 1) habitat suitability and subsequent
likelihood of occurrence of special status wildlife and plant species potentially occurring at the
site, 2) the presence of wetlands potentially subject to federal jurisdiction under Section 404 of
the Clean Water Act, and 3) the presence of stream or riparian areas potentially subject to state
jurisdiction under Section 1601 of the California Fish and Game Code.
As a result of biologist's recommendation, the creekside trail occurs only on the western half of
the property and does not extend pass the bridge. This is done to protect the natural habitat and
revegetation of the creek east of the bridge.
The trail system will be maintained by three entities.
The results of the biological assessment indicate that several special status wildlife and -plant
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species are present or likely to occur within the Casamira Valley site.
Structural improvements, in the creek charmel, involve removing two in-line culverts that
currently exist in the charmel, flattening of over-steepened banks through grading, installing
natural-looking drop structures to assist the charmel in reaching an equilibrium longitudinal
slope, and planting the completed repair with grasses, forbes and trees appropriate for the
setting. The planned erosion repair will, therefore, include restoration improvements in the
drainage corridor and has the following goals:
California Tiger Salamanders were observed near all potential breeding habitat areas. The site
provides critical life history requirements for this species: breeding ponds free of non-native
predators, and ground squirrel burrows for estivation.
The site has 47 areas with wetland indicators, which range in size from less than .01 acres to
1.93 acres. The total amount of wetlands within the site is 8.79 acres. Additionally, the site has
4,856 linear feet (excluding stock ponds) of areas that are considered potential jurisdictional
"other waters". The total acreage of "other waters" within the project site (including stock
ponds) is .92 acres. The wetland delineation has been approved by the Army Corps of
Engineers.
Reduce in-flow charmel velocities so that stormwater runoff in the creek channel during
peak events is transported at rates that are below established erosion thresholds for the
on-site silty clay material.
An assessment was conducted to determine habitat suitability for the California red-legged frog.
Several potential breeding sites and associated uplands are present within the site, each of which
are cormected by dispersal habitat. The site contains high quality breeding, upland and dispersal
habitat for California red-legged frogs. Project development may result in the loss of dispersal
habitat between populations to the north and south.
· Provide appropriate grade controls to stabilize headcuts and other deleterious erosional
features that have developed in the charmel and threaten the integrity of stable portions
of the drainage corridor upstream of the proposed improvements.
· Restore biotic function along the riparian corridor by regrading over steepened bank
slopes and provide areas for landscape enhancement within the drainage channel.
Conceptual Habitat Mitigation Plan
The Moller Creek corridor will be enhanced through the establishment of a restored riparian
corridor and created wetland terrace system. Three types of created wetlands are proposed along
the Moller Creek corridor. The three types of proposed wetlands include shallow seasonal
wetland terraces (MW1-ll), deeper seasonal wetland terraces (MWI2-19), and creek channel
wetlands (MW28-30). In addition, extensive restoration of non-wetland riparian habitat will also
occur along the creek corridor. The location of the proposed mitigation wetlands, and riparian
restoration area is depicted on page 24.
Heritage Trees
A tree inventory of the site was prepared in October 2006 by Hortscience. The purpose of this
inventory was to evaluate the health and structural condition of the trees and to identify
"Heritage Trees." The City of Dublin defines all oaks, bay, cypress, maple, redwood, buckeye
or sycamore with a diameter of24" or larger as "Heritage." By this definition, four (4) trees
qualified as "Heritage" (#20, 63, 64 and 80). The location of the trees are identified on the
Heritage Tree Map (page 25). Two (2) of the "Heritage" trees were noteworthy. "Heritage" tree
#20 was growing at the top of the creek bank with a majority of its root system exposed by
erosion, while "Heritage" tree #64 had been topped for overhead utilities. The full text of the
report and associated exhibits were submitted separately.
In order to minimize impacts on special status species, mitigation plans for these species will be
prepared. Mitigation will include enhancement of the existing creek corridor and preservation
of upland habitat. Following is a brief description of the proposed habitat mitigation plan.
Details of the proposed mitigation plans will be submitted with the Stage II Development Plan
are included in the EIR for the project.
The shallow seasonal wetlands are designed to support seasonal wetland hydrology and
vegetation at a maximum ponding depth of three inches. The deeper seasonal wetlands are
designed to support seasonal wetland hydrology and vegetation at a maximum ponding depth of
six inches. The created creek channels will consist of realigned portions of Moller Creek
necessary to maintain creek hydrology through the project site. The new creek channels will be
designed to mimic the existing Moller Creek habitat
Compliance with the Inclusionary Zoning Regulation
This development is subject to the City of Dublin's Inclusionary Zoning regulations. These
regulations require that new residential development project construct 12.5% of the total number
of dwelling units within the development as affordable units. However, the regulations allow
for the City Council to permit the developer to pay a fee in lieu of constructing up to 40% of the
required affordable units. For this project, the applicant proposes to construct 23 affordable
units. These 23 units account for 60% of the total number of affordable units required within
the development. The remaining percentage of the affordable housing requirement will be met
by payment of in lieu fees.
In addition, an extensive riparian restoration program will be implemented as part of the
proposed project. The proposed restoration will occur along 8,420 linear feet of Moller Creek
within the project site. Native emergent wetland species and woody riparian species will be
planted within and along the banks of Moller Creek. The extent of the riparian restoration is
depicted on page 24.
Hazardous Waste and Substances Site Determination
Pursuant to Government Code 65962.5, the proposed development site is not located on a
hazardous waste substances site.
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Application Findin~s Statement for Casamira Vallev
d. The proposed uses for the site are consistent with the elements of the City of Dublin
General Plan and the East Dublin Specific Plan. The Stage 1 Development Plan is
consistent with all elements and policies set forth in the General Plan and Eastern Dublin
Specific Plan. Consistent with Policies 4-5 and 4-6 of the Specific Plan, the project
concentrates residential development in the less environmentally constrained portions of
the site area and provides for cluster development to reduce grading an~ preserve open
space continuity. Utilities and public services to serve the project are provided in
accordance with the requirements of the Sewer, Water, and Storm Drainage section of the
Specific Plan. The project provides affordable housing as required by the General Plan
Housing Element, but in addition, proposes clustered single family and attached units that
will be more affordable than typical single family homes on larger lots. In conformance
with the Open Space section of the Specific Plan, the plan provides a network of trails that
link the park, private rec;eation facility, and open space areas. A City park is provided to
meet the project's fair share of parkland. In accordance with the Stream Corridor and
Wetland section of the Specific Plan, the creek will be revegetated to increase habitat
values and enhance the natural appearance.
a. The proposal will be harmonious and compatible with existin!! and future
development in the surroundin!! area. The 226 acre project site is located adjacent to
the City of Dublin and will be annexed into the City and the Eastern Dublin Specific Plan.
The Specific Plan area comprises 3,300 acres of land planned as a mixed-use community
that will be a vital, self-sustaining urban environment where people can live, work, play
and interact in a manner that fosters a strong sense of community. The property is
bounded on the south by the Fallon Crossing single family lot development for which a
Stage 1 Development Plan is approved. The property to the east which is also owned by
MollerlRichey will continue to remain in Agriculture/Open Space uses. The property is
bounded on the west by Tassajara Road which serves as a connection between Alameda
County and Contra Costa County. The planned residential and open space uses are
consistent with the planned development of the Specific Plan area and will be compatible
with the surrounding properties as the area develops.
b. The site is physically suitable for the type and intensity of the zonin~ district bein~
proposed. The project proposes medium density residential and open space uses. The
project site has slopes which range from less than 5% in the areas adjacent to the creek
corridor to more than 60% along the north facing slopes at the eastern end of the property.
The majority of the proposed development is located on the flatter portions of the site
generally adjacent to the creek corridor and at the northeastern portion of the site. In
conformance with hillside development policies, the grading proposed for the project will,
wherever possible, be contoured to the hillsides in order to avoid excessive cuts and fills.
The steeper slopes and ridge lands are designated as Rural Residential uses. The proposed
Planned Development District Zoning for the site will provide maximum design flexibility
consistent with, and in furtherance of, the provisions of the Dublin General Plan and the
Eastern Dublin Specific Plan.
e. This project satisfies the purpose and intent of Chapter 8.32 "Planned Development"
of the Municipal Code as follows:
(1) Development standards will be tailored to fit the site and will address such issues as
building setbacks, architecture, landscaping and grading. Detailed standards will be
set forth in the Stage 2 Development Plan.
(2) The proposed project provides maximum flexibility and diversification in the
development of property by providing clusters of sensitively located Medium Density
housing to reduce grading and preserve open space continuity. Affordable housing
units will be created to provide housing for all segments of the community
(8.32.010(B)(D));
c. The proposal will not adversely affect the health or safety of persons residine or
workin~ in the vicinity. or be detrimental to the public health. safety and welfare.
The proposal is consistent with the Eastern Dublin Specific Plan policies and the City's
zoning ordinances enacted for the public health, safety and welfare. The Specific Plan has
designated those areas within the Specific Plan with the highest landslide potential and the
least possibility of cost effective remediation to be maintained as open space to minimize
adverse impacts. Development in hillside areas is carefully regulated under the Specific
Plan to insure that hazardous hillside conditions are avoided or remedied. A large portion
of the site (163.4 acres) has been designated as Open Space or Rural Residential and will
remain undeveloped, thereby preserving the area as a visual and natural resource area. In
order to ensure adequate emergency vehicle access to all portions of the site, an internal
looped collector road is provided with 2 access points onto Tassajara Road. Structural
improvements are proposed within the creek channel to prevent erosion and stabilize the
creek banks. An irrigated "wetband" area surrounding the developed area is proposed to
lessen fire danger. Additionally, all homes will be sprinklered.
(3) The applicant proposes residential uses which are consistent with the land use
designations in the Dublin General Plan and the provisions and regulations for
development set forth therein. The General Plan allows for a density of up to 414
residential units on the site. The project applicant proposes the construction of a
maximum of298 units (8.32.010(C));
(4) The development guidelines and standards set forth in the Specific Plan and the Stage
1 and Stage 2 Development Plans, will ensure that the development is integrated into
the project area and maintains a similar character.
(5) In conformance with the Specific Plan, the relatively level and moderate slopes are
designated for Medium Density residential uses. The steep slopes and ridgelands are
designated as Rural Residential (8.32.010(E));
G:\AdminVobs-02\021 066\projeet _ dese. wpd
10
G:\AdminVobs-02\021 066\projeet _dose. wpd
11
(6) The project developer will participate in the development of the necessary utility and
circulation infrastructure for this development in conformance with the Specific Plan
(8.32.010(F));
(7) Through the use of Planned Development District zoning, the project will be designed
to address the uniqueness of the Specific Plan area, taking into account the proximity
of the surrounding ridgelands. The clustering of residential units will allow for
continuity of open space area and more effective utilization of the property (8.32.010
(G)(H));
(8) By clustering Medium Density residential housing in the flatter areas of the site, the
project will preserve hillside open space, create a more desirable use of land, a more
coherent and coordinated development, and a better physical environment that would
otherwise be possible under a single zoning district or combination of zoning districts.
G:\AdminVobs-02\0210661projecl_ desc, wpd
12
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LAND
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DUBLIN. CALIFORNIA
DATE: OCTOBER 25, 2006
JOB NO.: 021066
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B - SINGLE MIL Y DETACHED
C - SINGLE FA
m~ MIRA V AI,LEY
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Land Use Summary
A. ROA.O Specific Plan Land Use *
,. A.SSA.J,.f' Proposed Land Use
Use AcreU Density Units Acrest Density Units
Range
Single Family Residential 68.9 0-6 0-413
Medium Density Residential 0 0 0 48,9 6,1 298
Rural Residential 146,9 1 du/1oo ac 132.7 1 duJ100 ac
Open Space/Stream Corridor 10,5 0 0 32.6 0 0
Park 1.1
Collector Roads 7,2
Tassajara Road Right-of-Way 3,8
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ST AGE 1 PROPOSED LAND USE PLAN
CASAMIRA V ALLEY
DUBLIN, CALIFORNIA
DATE: DECEMBER 27, 2006
JOB NO.: 021066
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~.A;.F:.S.~. ASSOCIATES
- .....
...:.. .........-.
/I
HOA MAINTAINED AREA
\\\
@
THE PARK
& COMMUNITY
CASAMIRA'IA CENTER
y, LLEY
I I I
o 15 30
I
60
I
120ft
NOVEMBER, 2006
..,~ .-'
f'
MW12 - MW20 are deep seasonal wetlands, 6" depth max
~.7""~~ - ~j" au. u....tI... :...a:,ulldi Wl1iidllUb iildl
contain a deepwater component for CTS/CRLF breeding
MW 28-30 are recreated portions of creek that will be replanted
with herbaceous riparian wetland species. The hydrology will
be similar to the existing creek habitat.
;~;;
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ENVIRONMENTAL CONSULTANTS
Casamira Valley
Conceptual Habitat
Mitigation Plan
[::J Property Boundary
D Urrit of Project Impact
_ Mrtigation Wetlands: (9,63 acres)
::.:::..' Riparian Restoration Area (1,84 acres, 8,420 inear feet)
........ Enhanced Creek Channels (992 linear feet)
_ Currently Established Open Space Area
D Proposed Project Conservation Easement Area (299 acres)
_ Pre\liously Impacted Features from PG&E Under Corps File #24753-1S
Temporarily Impacted Features (0,340 acres, 640 inear feet)
Existing Wetlands and Waters to be Preserved
WetlandslWaters Impacted
_ Ephemeral Wetland Swales (0.472 acres)
Herbaceous Riparian Wetlands (0,323 acres)
Seasonal Wetlands (0.437 acres)
_ Wetland Seeps (2,551 acres)
_ Waters (0,707 acres)
_ Unverified WellandslWaters (0.020 acres)
N
A
1 inch equals 350 feet
o
800
1,600
I Feet
Date: Sept 2006
Photo Taken: June 1993
Map By: Michael Rochelle
Source:Acad2000/07029/gisltask421Conceptual_ Wet_Mrt_09-06_mxd
_7~_
'I!
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"
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-, t
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z
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.~ ~ ~~----;.... ~-7'~~~.__
"> ( 'I' ,I. "I
> /r: 1,,\,) (, !I:;;"";""r'~':;'
.. ....~-
I _. ~\,
,/ :f:;::~""
of J f- ~
\ \ \,
1./ I I' - 1 ~ .'
-- ~ '-~ ,'-"'j,:,',~'!,;~"-'~-~-<--::.-/- _/'/"-'':'''''(-~-''----\'
~,~,;~ /_i,-;" _ .:..' _ __~_
-~'-... f
"" ~~~-:::.~ -::-
- - .;;~~..
-~;/
...[:.
.~-~~
---
--
'\
--
Tree#
20
63
64
80
SDecies
Valley Oak
Valley Oak
Valley Oak
Valley Oak
Size (diam.")
48
31
24
27
Condition (I =poor. 5 = excellent)
3
4
3
4
Suitability for Preservation
Moderate
Good
Poor
Moderate
I
\
f'
;.~;.....:
Information extracted from Tree Inventory. October, 2006 by HortScience.
For further details, please refer to the document.
QATE:S & ASSOGIA!.ES
~
HERITAGE TREES
CASAMIRA VALLEY
1
o
125 250 500
1 OOOft
NOVEMBER, 2006
-Z5-
M Units
Developed Atea
(Lots & Slre8IS)
Part<
Commu.r.lty CQl1t~rJSwlm Club
Open Spaca
Total Site Area
G~TES 60. A~.50CI~T,~5
,....... .Io_~ :~'-'~"...':
-... .~... . '"-'''
?4''''~ ~ ~
IA/PI6ellldllS ~
Z9B
49A Acres
1.1 Acres
1.9 Acrfl&
173.9 Acn>a
226.3 Acres
Product T~pe Summary
Key to Zones
N tiye Grasses
I. Open Space - a . (in 24' from structure)
2. Wet Zone - Shrub Massing m .
3. Oak / Bay Zone. Ma les Bays
4 R. arian Zone - Willows, p ,
. Ip
\ .'.',1,
. I' .
flD~~p<.
Nll..olUni13
93
A. TrioPle. (Courtyard) 9'
B . Sil1\llo Family D"'ched (Split Pado) 1.1
C . Single Famllv o.~ch.d (P....O~OI.1 -m
~
PRELIMINARY SITE PLAN
CASAMIRA VALLEY
I I
o 100 200
400
800ft
NOVEMBER, 2006
-Zc:::.-
FLOWERING PEARS r CHINESE PISTACHE
( ) f ,
Ai"'" ~
GRASSES: Species from 'City of Dublin
Plant Species and Area of Use' .
All grasses mowed to 4"h.
~7"Ji
--. .~"
~" ~-----
~~
....
~ STRAWBERRY TREE
U. (-
t-1 U \~, (jffl
-~---
.JC"............~ ~\
CA~~NI~B~C:~~
"
PLANT LIST (Selectedfrom 'City of Dublin Plant Species and Area of Use Table~
SHRUBS AND GROlJNDCOVERS
TREES ( Zones B, C & D)
Zone A: Irrir,3ted flowering plants only.
Zone n
Common Name
Strawbe Tree
Coast Live Oak
California Pe er
California Bucke e
Chinese Pistache
Flowerin Pears
Coast Redwood
GATCS_S AS_50CIATES
...
v
Wildfire Mana2ement Zones
(2IOA> to 30oA> slope)
Zone C (In addition to Zone B list above)
IriS. Pacific Coast Iris
Lantana monk'. idensis Lantana
Lavandula dentata French Lavender
Rosmarinus officinalis "PI ostr11a" Trailing Rosemary
Salvia leucantha Mexican Sage
Vinca maior ' Periwinkle
- - - Zone A: 3ft. from structure
- - - Zone B: 4 to 24ft. from structure
Zone D (In addition to Zone Band C lists auuve)
- - - Zone C: 25 to 54ft. from structure
Ccanothus "Point Re es"
Heteromeles arbutifolia
.._J
- - - Zone D: 55 to 100ft. from structure
Wild Lilac
To on
Wet Zone: Irrigated min. 24' from structure
(Green Dash)
~
TYPICAL RESIDENTIAL LANDSCAPE
CASAMIRA VALLEY
100ft
L.:::r::=r
o 2~ 50
NOVE:.tv1BER, 2006
-27-
COAST LIVE OAK ALONG
TASSAJARA ROAD TO MATCH
S~EE~APE ON OPPOSITE EDGE
. . . ,~ "" '--. -'--
" ~.-=--- --
.'-.~ ---.
. :-:-- --.--=-- -'
GATES & ASSOCIATF;,,5
LOW ROCK WALL (42") WITH
ROCK ENTRY MONOLITHS
ROCK BAND
VALLEY OAK
EASTERN REDBUD
A
TASSAJARA ROAD AND ENTRIES
CASAMIRA VALLEY
""-,, '\.
TRAIL
DETENTION BASIN
ORCHARD / VINEYARD REMNANTS
WITH EVERGREEN SHRUBS AND
GROUNDCOVER
Note: All trees will be a minimum size of 24" box, with a
minimum of 30% of all trees to be 36" box in size or larger.
(~
I I I I
0 30 60 120
I
240ft
NOVEMBER, 2006
- ..,...."
CASAMIRA VALLEY
ALAMEDA COUNTY, CALIFORNIA
THE DE SILVA GROUp, INC.
FLAT PAD
34' X 88.5'
SPLIT PAD
33' X 93' UP
36' X 93' DN
TRI PLEXES
88' X 122.5'
CJctobe< 11, 2006 Project No., 141.014
--
5865 Owens Drive
_.0.94588
925.251.noo .
925,251.nOl fa
tiJ' r-~,
" ; ':- r- :r" '~Ir.
',il""'~'''1
. , :. ,~ .. .. '. _ _ (.,l
. "
, ,
FLAT PADS
I
16
November 1, 2006
","ojectNo,; 141.015
CASAMIRA VALLEY
THE DeSILVA GROUp, INC.
ALAMEDA COUNTY, CALIFORNIA
1'},~'Jiill~~~~]!lt.t....
-.... .-...
5865 Owens Drive
P1easonton, CA 9"588 A 1
925,251.7200 .-. .
925.251.7101 Fa.. _~
68'-0"
102'-0"
13"1'-0"
31'-0'
(MIN, AT CORNER CONDITION)
I--- . -;;-- . -
1(. .^. · '
34'-0"
'-;r-' -;-<1';:-' -"-r-' -;;-' -' -;-' - '4-- -~ -6'"~ '6L6-' -;-' -':-'-
4 4"<1 6 <1~6 6 46 - <1 t4 <1 4 6 6 6 4
'<1 . 6 d <14 . d" 4 4
6 6 4 4 4 <1 6 4 6 . ~ 4 CENTeR LINEJ'F ALLEY 4
<1 i1 4- ll. <1 _ A
I ~
4
6
I
I
I
4 <1
4'-0"
MIN,
<1
d q! 4
.>l
4 · r 46
i
I
4<1
<1
o
t-----------....
1--- '-_
1'-0"
~
d:l
d)
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
II I I I I I I
I I I I I I T
:2-CAA 6ARA6E
.....Gl6
)q.2"J()(1~
~
t9P~
~-
I I 1
I 1 1
I 1 1
_1..1
~r~
~f
I--t
il
ENTRY I I
II
lI\J: :
ill
PLAN 4 (BAseMeNT)
====I
II'-Of~
<0
~
I I---~----,
V7 ~
S
':~ .
.' I',
- / -r-
"""," ...:.... _________1
KITCHeN
~"'Gl6
!6'..f"xl''''
.--8-
[I ]] ~
I1T ~!~Nl ]]
Ul r....x'""
~
FAMILY
.....Gl6
"'~JCI2'..e'
]
o
D
h
Dh 1 1 r
~
~
el4 S.F.
TOTAL 2301 S,F.
CASAMIRA VALLEY
THE DE SILVA GROUP, INC.
6 4
<1
<1
4'-0"
MIN,
4 6
<1
. 4
<16
6 <1 .
I
----------~----------
---------------------
,-------,
::~~ r
1 I::E!
1 1=:3
I I
I
I
I
I
: ~J~ID
~ ......J( ::
~I~q; . ii
---- ,
: ~::~J i
1
1
1
~::-::-::1r-
IO~ r-;
p~ crl
Nn
\.7
:2-CAA 6ARA6e
~"'a..o.
~'-e".IC~..r
Q
I]
~
Vr=
QWlI!>--
.'.('G1.6
~'..c' J( W' t...c==
~p:::o:Jg
: ,WI ~
I I =
t-U:&.;,.~1.&.:y.:..Li.:;:~~:;:i.$:.l&:;:....:J1.&.:;:I ~
I ~
PLAN :3 (B~)
~ ~
~ ZI:
-' i u
Q_O':
()()
elL
elO S,F.
TOTAL 1'151 S,F.
o
o
-
lllO
PATIO
~
~
<1
4!
64 <1 I 6 4 <164
i
I
<16
AU.EY
6 <1 .
4
~
8'-0"
4'-0'
MIN,
12'-0'
:2-CAA 6ARA6e
~"'Gl6
~lC)(1-r
Q--O--V
11
~~~
I
;=; ============-! 0
: ~J~N6 .~p~
I 104\.5" X "'"'-4"
~:: ::Q:
',' I~
,f\\ 1_
~ r-1f--- : ==
~ -nbd-----B ~
: KITCHEN II ~-
I .....Gl6 I I
I "''''XIO'4' I I
1
~ -- ["/ir.lD r --
:'/",iWW ~
~ -7\JI
I
I
I
I
I
PATIO:
I
I
I
I
I
~
~
III
ill
. ~
C)
~ ~
-;;i
~
I---
I T T
S~~~ T
I I
I r
!"LAN :2 (BASeMeNT)
ALAMEDA COUNTY, CALIFORNIA
"1'-0"
4,
'; . ' ^" . . ~. ~ . ;
,..-------1----..,
.4--'
I
I
I
I
I
I
I
I
I
I
<1
4 6
I
I
I
I
YARD I
I
I
I
I
I
I
I
I
I
I I I I I I I I I I I I I I
T T T T T T T I I I I I I
4 .a <11 <1
. . . ' ., ^. I' .^, .
4<1 4 4 /1 44 4 i
I
<1
64
4 4 <1 4
-'1 4 <1 d
1'-0'
4'-0"
MIN,
11'-0
I
I
I
I
I
I
VAAP I
I
I
I
I
I
I
I
I
I
I I I I I I I I I I I T T T T I
T T TIT T I [ T T I I T 1 I
:2-CAA 6ARA6E
"~'C1JI,
2f'.5oxxr.f"
o
---1
I
I
I
O Vtl">/T--- 0 0 -----
/ '-,r e-G I
.... 1
=
o ~J~
~ __ 14'""x",,,,,
=A= <::111 i><T
-'--
--
--
--
--
~==
8
.' ~
~- u~~tu[--~
- lfi T T lLDJ
9
~
iee S,F,
TOTAL 1"4" S,F,
!"LAN I (B~)
<1
~ ~ J
:I: 6
4 I
<1
4 A ~
I
~ ~
:I: I
I
e'-o" I
11'-0' I
I
I
I
I
I
YAAP I
I
I
I
I
I
I
I
I
I
I
I
I
[:In
-'---'
I
o
D
PORCH
n
'"
I
I
I
I
I ->--
-e-
I 4'-0' ..Jfba-
1 (MIN) -e-
I. '-0"
1 ('1'-0' ~ IN."'~ Ri 1fR)
-e-
->--
-I---
-I--
-I---
-I--
-I---
:II
~>--
-il---
~I---
I-
UJ
~
ill
-I--
--
--
--
f--
f--
--
--
--
--
--
--
--
--
f--
e--
>---
>---
f- "-
f-- I--
>-- "-
f-- "-
I I I I III I I
I I I I I I I I
FlAT PAD
341 x 88,51 LOT
105 S.F.
TOTAL 20le S.F,
OCTOBER 11. 2006
Projod No.: 141.015
16
.!: I~
=-~ Az.
925.251.1200 _
925.251.7201 Fa. M
1---------------~
MSTR
f3eI:)tllM
.........
II'.....,,~.....
~ 5/ LOI"T OPT.
.........
INO" XI2'oo()"
1
1
I
I
L----
eeD:2
.........
,...........
fDLAN 4 /t"1~T I"LOOIll,)
,---------------'
I
I
BeDRM :2
JC'.rXIO"-4-
ElI!!DRM :2
.........
It..- X 10'4
~9
.........
_'12"'1"
HALJ.
()O
n !fJ
D
D
1_____-
1
1------1
~:::::::::::::I
I : I
1 I
L-------_~----~--~
I 1
~----_4
BALCONY'
$
10515,F',
fDLAN 9 II-I~T I"LOOIll,)
CASAMI RA VALLEY
114' 5,F',
fDLAN :2 /t"1~T I"LCOIltJ
11615,1",
ElI!!DRM :2
::tPfr-o'
BEPRM 9
~...
FLAT PAD
34' X 88.5' LOT
o .
0CI'll& 11. 2006
16
PtojoctNo.: 1.,.015
ALAMEDA COUNTY, CALIFORNIA
I
I
I
I
I
I
I
I
t- I
I I
I I
1 I
I I I
1-_-\ I
I I
I I
I I I
~----------------~-----~
fDLAN I /t"1~T I"LCOIltJ
1066 5,F'.
'~;i,:"\f:''t~.'..,::. it:...~;lH.~.f; ,
" ,'.....J.'!~.:'!~k,a"
=-~ A3
925.251.7200 .
925.251noll111
THE DE SILVA GROUP, INC.
~-----------t
r--4 ~---t
I
I
I
r-'
I
I
I
I
I
I
I
t- - - - - - - - __r- - - - - ------1
I
I
I
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I
I
I
I
I
I
~4
.........
_x_
~
r..xlt)'oO"
PH
I L ,
I II
I r-------' I
I I I
I I I
I I I
I I I
I I I
I I I
r _1 I I
I I I I
I I I I
I ~------------------' I
I I I
L - i I
I I
I I
I I
~______________________J
eeD4
""II'1"JC""~
I
I
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I
I
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I
I
.1------------....
!"LAN 4 (secoND P'l.OOItJ
!'"LAN I (5I!!CONP P'l.OOItJ
461 &1'.
201f> &1',
16
Inljod No.1 W.o15
CASAMI RA VALLEY
THE DE SILVA GROUP, INC.
ALAMEDA COUNTY, CALIFORNIA
FLAT PAD
34' X 88.5' LOT
4
0CIt&R 11, 2llO6
1J.~r~,.,I'!".\t"'!.I"~. '.' "y"'.'n""...
ll'> '~\lI1i.5ti ~.~~
" ~-a..&lL~~~
5165 0-. DIho
"-'on. CA.4518 A4
925.251.1200 .
925.251.1201 """
CASAMIRA VALLEY
THE DeSILVA GROUp, INC.
UP HILL SLOPE
DOWN HILL SLOPE
SPLIT PAD
i6
November 1, 2006
ITojedNo., 1<1.015
ALAMEDA COUNTY, CALIFORNIA
--
-........
5865 Owens Orive
Pleosonton. CA 94588 A. 5
:~~~~::~~~ fa, II
r n---
?
<n
"
---r---
f
8-~ 44
66'-0'
33'-0' IMIN)
Cf,J "'" OF Al.LEf-".
-~4-4
41 .
I"1.AN I - UPHILL fNTR'( (P'I~T P'L.OOfltJ
'I21S,F, Pl.AN 2 - UPHILL (eA&eMl:NT)
TOTAl.. 21'14 S.F.
ALAMEDA COUNTY, CALIFORNIA
1'1" S,F,
L Al..l..e'l" eel..O~ 7
?
IN
DECK
~:
---------- ------
,
,
33'-0' (MIN)
--I
L Al..l..e'l" 6el.O~ 7
~
4
4
4 -
~
4
4
~
~
4 ~
~4
DININlS
.....CU
12'-2" lC 1!J'-<7'
!::: I
FAMI!.'!" J I
.....CU
l2'-5'Xr1<f'
L;::
I
I
~
~ <J 4
~:;i
j' ~
~
4 4
4'-0"
MIN,
,
,
,
, ,
_:_ _ _ _ _ _ _ _ ...L _ _ _ _ _ _ _:
-T---------------T
L___ ___ ___ ___ ______ ___ __________J
~
9
:~
=;L -----l\------...lil ----1
I ii"'", II
u~_. ji "\
~ ~J~~ '~mu,_u1 ~ii
18 Q'..(.lClO'~ ~
I
Lu-lfh3f-i ><1
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II
II
II
I I fNTR'(
II
II
II
II
II
11
~
~
.!'
~
4
4 ~
2-c.AA 6ARA6e
"<J'CU
21~X"'-+rJ'
UNDERF!.OOR SPACe
i r
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~======----
~ 0-
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1T I I I I I 1 1 1 IT I I I I T 1 I I I I
- 1 I I I I I I hN n=R LrNe 10F ~ASEb I I I -- I 'I I I I -1
~-
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ON
II
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4'..(0{46
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in
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