HomeMy WebLinkAboutItem 6.2 Nielsen Property Residential Project Attch 1-2~~~~ OF ~U~~~
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STAFFREPORT CITY CLERK
DUBLIN CITY COUNCIL File # ^0~~-^Z. ~
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DATE: May 18, 2010
TO: Honorable Mayor and City Councilmembers
FROM: - Joni Pattillo, City Manager
SUBJ • PA 07-057: Nielsen Property Residential Project - Planned Development
Rezone with a related Stage 1 Development Plan Amendment and Stage 2
Development Plan, and a Supplemental Environmental Impact Report
Prepared By: Kristi Bascom, Project Planner ~Gl~
EXECUTIVE SUMMARY:
The Nielsen project site is 10.9 gross acres located at 6407 Tassajara Road within the Eastern
Dublin Specific Plan Area. The proposed Project includes a request to amend the General Plan
and Eastern Dublin Specific Plan. The proposed General Plan and Eastern Dublin Specific Plan
amendments would modify the existing land use designations from Rural
Residential/Agricultural to Single Family Residential (EDSP) and allow a reduction in the width
of on-site streets. Approval of a Planned Development Rezone with a related Stage 1
Development Plan Amendment and Stage 2 Development Plan would expand the allowable
uses on the site and permit up to 36 residential units. Site Development Review for the project
will happen at a later date.
FINANCIAL IMPACT:
None.
RECOMMENDATION:
Staff recommends that the City Council: (1) Receive Staff presentation; (2) Open the Public
Hearing; (3) Take testimony from the Applicant and the Public; (4) Close the Public Hearing and
deliberate; and (5) Take the following actions: (a) Adopt a Resolution certifying the Final
Supplemental Environmental Impact Report, adopting environmental findings, a Statement of
Overriding Considerations, and Mitigation Monitoring and Reporting Program under CEQA for
the Nielsen Property Residential Project; and (b) Waive the first reading and introduce an
Ordinance approving a Planned Development Rezone with a related Stage 1 Development Plan
Amendment and Stage 2 Development Plan for the Nielsen Property Residential Project (PA
07-057).
Submitted By
Community Development Director
Revi ed y:
Assistant City Manager
Page 1 of 7 ITEM NO. ~D • 02, ~
DESCRIPTION:
Background
The Nielsen property is 10.9
gross acres in size and is located
within the Eastern Dublin Specific
Plan area. The property consists
of one residence, one mobile
home, sheds, a livestock/animal
area, wireless communications
located near Tassajara Road
(which are designed to appear as
shrubby trees) and a wireless
communications monopine with
related equipment storage.
The 10.9 gross acre property is ``'
enerall
rectan
ular in sha
e
g
y
g
p
,
has approximately 600 feet of Camp Parks
frontage along Tassajara Road -- RP
and has a depth of approximately ~~~~'.
780 feet. The property consists of ''`~
gently rolling hills and increases in ~k~ ~
rade from Tassa ara Road
9 J F`
'
(nearly 455 feet above sea level) ~,~~ ~ ~~~~
~ ;,~;
to the rear portion of the property ~~ ~~ ~_ ~~
(approximately 565 feet). The , ~ ;
exhibit to the right shows the '`' `
Nielsen Property and the " 5~' '
surrounding properties and land use designations.
The site currently has a General Plan and Eastern
Dublin Specific Plan land use designation of Rural
Residential/Agriculture which permits 1 dwelling per
100 acres. The Applicant proposes to change the
land use designation to Single Family Residential and
to permit up to 36 units on the project site.
Entitlement History
On October 1, 2002, the City Council adopted Ordinance 15-02, pre-zoning the Nielsen and
Silvera Ranch properties to PD (Planned Development) and adopted a related Stage 1
Development Plan. The Nielsen property was included in the Silvera Ranch annexation so that
the Nielsen property did not form a"county island" surrounded by land within the City of Dublin.
No development was proposed on the Nielsen property at that time and the adopted Stage 1
Development Plan allowed the existing uses to continue on the site. Final annexation of the
properties occurred on May 5, 2003.
On December 18, 2007, the City Council authorized Staff to begin a study of the Applicant's
request for a General Plan and Eastern Dublin Specific Plan Amendment to increase the
density of the site from Rural Residential/Agriculture (1 unit per 100 acres) to Single Family
Residential (0.9-6.0 dwelling units per acre). The City Council authorized Staff to study up to 43
Page 2 of 7
dwelling units on the site. This authorization did not approve a total of 43 units on the site;
rather, it allowed Staff to begin reviewing the project with respect to site compatibility,
circulation, compliance with City regulations and environmental impacts.
Project Proposal
The Applicant is requesting approval of a General Plan Amendment, Eastern Dublin Specific
Plan Amendment, Planned Development Rezone with a related Stage 1 Development Plan
Amendment and Stage 2 Development Plan, and a Vesting Tentative Subdivision Map. The
Applicant is also requesting certification of the Final Supplemental Environmental Impact Report
(FSEIR) for the project. In order to develop the site as permitted by the proposed zoning, a Site
Development Review application will need to be reviewed and approved by the Planning
Commission at a future date. The Project Plan Set, included as Attachment 1 to this Staff
Report, describes the project in greater detail.
ANALYSIS:
The proposed General Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned
Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2
Development Plan are discussed below. The Vesting Tentative Map was heard and approved
by the Planning Commission on April 27, 2010 and will not be effective until the City Council
approves the entitlements before them as part of this Staff Report. Staff's analysis is broken up
into several sections which describe each component of the project.
General Plan and Eastern Dublin Specific Plan Amendments
State Law limits General Plan amendments to four per General Plan Element calendar year.
This approval would be the second amendment to the Land Use Element for 2010. In order to
avoid amendments in excess of the number permitted by State law, General Plan amendments
for specific projects can be grouped together and adopted by one resolution. Therefore, the
Nielsen Property Residential Project proposed General Plan Amendment has been grouped
together with the proposed Grafton Plaza General Plan Amendment as a separate item to be
heard on the same agenda and approved with one action (Resolution). All approvals under this
agenda item will not become effective until the General Plan Amendment item is approved and
effective.
Specific Plan amendments are not limited to four per year; however, the proposed amendments
have been grouped together with their companion General Plan Amendments. Although the
General Plan and Eastern Dublin Specific Plan amendments will be acted upon as a separate
item, the information is repeated here in order to fully understand the application.
The Applicant is requesting approval of a General Plan Amendment and Eastern Dublin
Specific Plan Amendment to modify the land use designation from Rural Residential/Agriculture
(1 unit/100 acres) to Single Family Residential (0.9 to 6.0 units/acre) and to reduce the width of
on-site streets. The request includes amendments to various figures, texts and tables in the
General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the
documents. The General Plan and Eastern Dublin Specific Plan amendments are discussed in
a separate staff report for the City Council's consideration.
Planned Development Rezone
The City Council adopted Ordinance 15-02, pre-zoning the Nielsen and Silvera Ranch
properties as Planned Development with a related Stage 1 Development Plan, when the
Nielsen and Silvera Ranch properties were approved for annexation to the City of Dublin in
Page 3 of 7
2002. At that time, no development was proposed on the Nielsen property and the adopted
Stage 1 Development Plan simply allowed the existing uses to continue on the site. The
proposed amendment to the Stage 1 Planned Development Zoning for the Nielsen Property is
to permit up to 36 residential units on 34 lots (shown below), which would allow two lots to be
developed with duplex units for the provision of affordable housing. Please refer to page 4 of
Attachment 2, which more fully describes the amendment to the Stage 1 Development Plan.
A Stage 2 Development Plan is proposed in accordance with Section 8.32.040 of the Dublin
Zoning Ordinance. The Stage 2 Development Plan would allow for up to 36 units and details
the permitted and conditional uses; site development standards, architectural and landscape
standards and guidelines; data on site area, proposed densities and maximum number of
dwelling units; a phasing plan and street sections. Please refer to pages 4-19 of Attachment 2,
which more fully describes the Stage 2 Development Plan.
Additional entitlements will be
required prior to development
commencing on the project site. A
Site Development Review
application that is in conformance
with the Stage 2 Development Plan
would need to be submitted and
approved. A refined site plan,
landscape plans, detailed
residential elevations, and other
project-specific details would be
submitted as required by City
Standards. The Site Development
Review application would be
subject to a public hearing and
review and consideration by the
Planning Commission.
An Ordinance approving the
Planned Development Rezone with
a related Stage 1 Development
Plan Amendment and Stage 2
Development Plan is included as
Attachment 2 to this Staff Report.
~.....~ ~' ~` ,,l~ 19
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REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police
Services and Dublin San Ramon Services District have reviewed the project. Additional land
use entitlements, including Site Development Review, will be required prior to future
development of the project site. At that time, Conditions of Approval will be placed on the
project related to the actual construction of residential units on the site.
Page 4 of 7
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a public notice was published in the Valley Times and posted at
several locations throughout the City. A notice of this hearing was mailed, 10 days before the
hearing, to property owners and residents within 300 feet of the subject property and to those
requesting such notice. Staff Report and attachments were made available for public review
prior to the public hearing. Ten days prior to the Planning Commission public hearing on April
27, 2010, the Final SEIR was sent to all parties who commented on the Draft SEIR, and a
notice of this hearing was sent to the same group 10 days prior to this public hearing.
ENVIRONMENTAL REVIEW:
On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an
Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and
Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR
consisted of a Draft EIR and Responses to Comments bound volumes, as well as an
Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council
adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for
the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a
second Addendum updating wastewater disposal plans for Eastern Dublin. For identified
impacts that could not be mitigated to a less than significant level, the City Council adopted a
Statement of Overriding Considerations for cumulative traffic, extension of certain community
facilities (natural gas, electric and telephone service), regional air quality, noise, and other
impacts.
The Eastern Dublin Specific Plan was adopted by the City to encourage orderly growth of the
Eastern Dublin area. Because the Eastern Dublin project proposed urbanization ~f the almost
completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion
of agricultural and open space lands to urban uses. These impacts, together with visual and
other impacts from urbanization, were also determined to be significant and unavoidable.
Where the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted
mitigation measures continue to apply to implementing projects such as the Nielsen Property
Residential Project, as appropriate.
The Eastern Dublin EIR was a Program EIR and evaluated the potential environmental effects
of urbanizing Eastern Dublin over a 20 to 30 year period. As such, the Eastern Dublin EIR
addressed the cumulative effects of developing in agricultural and open space areas and the
basic policy considerations accompanying the change in character from undeveloped to
developed lands. Since certification of the EIR, many implementing projects such as Wallis
Ranch (Dublin Ranch West), Fallon Crossing, Vargas, Silvera Ranch, Dublin Ranch, and Fallon
Village have been approved, relying on the Program EIR.
The City, as the Lead Agency, prepared an Initial Study to determine whether there would be
significant environmental impacts occurring as a result of the current project beyond or different
from those already addressed in the Eastern Dublin EIR. Based on the project description, the
Initial Study determined that although many of the anticipated impacts had been adequately
addressed, the project could result in additional significant site-specific impacts. Therefore, a
Supplemental Environmental Impact Report (SEIR) was prepared in accordance with California
Environmental Quality Act (CEQA) laws and regulations. The project assessed in the SEIR
included amendments to the General Plan and Eastern Dublin Specific Plan (including revised
Page5of7
land uses), a Stage 1 Planned Development Amendment and Stage 2 Planned Development
Rezone, and Vesting Tentative Subdivision Map.
The SEIR was prepared for the project and circulated for public review from February 2, 2009 to
March 25, 2009 (Exhibit D to Attachment 3). During the public review period, the City received
seven comment letters, which include the following:
• U.S. Department of the Interior, Fish and Wildlife Service, dated March 11, 2009
• California Natural Resources Agency, Department of Fish and Game,
dated March 25, 2009
• Dublin San Ramon Services District, dated March 9, 2009
• Alameda County Flood Control and Water Conservation District - Zone 7,
dated March 19, 2009
• Alameda County Congestion Management Agency, dated March 13, 2009
• Alameda County Public Works Agency, dated March 10, 2009
• Morgan Miller Blair, dated March 19, 2009
In compliance with CEQF~, the City prepared responses to the various comment letters, which
are contained in the Final SEIR (Exhibit E to Attachment 3). The Final SEIR also contains the
Mitigation Monitoring and Reporting Program. The responses to the comment letters were sent
to each of the individuals and agencies that provided comments on the Draft SEIR.
A Resolution certifying the Final Supplemental Environmental Impact Report and adopting
environmental findings, a Statement of Overriding Considerations and Mitigation Monitoring and
Reporting Program under CEQA for the Nielsen Property Residential Project is included as
Attachment 3 to this Staff Report.
PLANNING COMMISSION ACTION:
The Planning Commission reviewed the project at a public hearing on April 27, 2010. The
Planning Commission Staff Report and draft minutes for the April 27, 2010 meeting are
included as Attachments 4 and 5 to this Staff Report. The Commission discussed the merits of
the project and the concerns originally expressed at a Planning Commission Study Session for
the project held on March 23, 2008. The Commission heard testimony from the Applicant, a
Dublin resident, and the Applicant's engineer. The Commission deliberated and approved the
following resolutions by a 4-0 vote (1 absent):
• Resolution 10-18, recommending that the City Council certify the Final Supplemental
Environmental Impact Report and adopt environmental findings under CEQA for the
Nielsen Property (Attachment 6);
Resolution 10-19, recommending that the City Council adopt a Resolution amending the
General Plan and the Eastern Dublin Specific Plan for the Nielsen Property (Attachment
7);
Resolution 10-20, recommending that the City Council adopt an Ordinance approving a
Planned Development Rezone with a related Stage 1 Development Plan Amendment
and Stage 2 Development Plan (Attachment 8); and
Page 6 of 7
• Resolution 10-21, approving Vesting Tentative Tract Map 7950 for the Nielsen Property
(Attachment 9).
CONCLUSION:
The proposed Nielsen Property Residential Project includes a request to amend the General
Plan and Eastern Dublin Specific Plan to change the land use designation from Rural
Residential/ Agriculture to Single Family Residential and to reduce the width of on-site streets.
The project proposal includes related amendments to the various figures, texts and tables in the
City's General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the
document. The proposed General Plan and Specific Plan Amendments will be considered as a
separate agenda item.
Approval of a Planned Development Rezone with a related Stage 1 Development Plan
Amendment and Stage 2 Development Plan would permit the future development of up to 36
residential units and related infrastructure on the Nielsen Property. A Supplemental
Environmental Impact Report (SEIR) was prepared for the Nielsen Property Residential Project,
which includes both the Draft SEIR and Final SEIR with the response's to comments.
ATTACHMENTS: 1. Project Plan Set dated April 2010
2. Ordinance approving a Planned Development Rezone with a
related Stage 1 Development Plan Amendment and Stage 2
Development Plan for the Nielsen Property Residential Pro~ect
3. Resolution certifying the Final Supplemental Environmental
Impact Report, adopting environmental findings, a Statement of
Overriding Considerations, and Mitigation Monitoring and
Reporting Program under CEQA for the Nielsen Property
Residential Project (with the Findings Concerning Significant
Impacts and Mitigation Measures included as Exhibit A, the
Findings Regarding Alternatives included as Exhibit B, the
Statement of Overriding Considerations included as Exhibit C,
the Draft SEIR included as Exhibit D and the Final SEIR with
MMRP included as Exhibit E)
4. Planning Commission Staff Report dated April 27, 2010
(without attachments)
5. Draft Minutes from the April 27, 2010 Planning Commission
meeting
6. Planning Commission Resolution 10-18, recommending that
the City Council certify the Final Supplemental Environmental
Impact Report and adopt environmental findings under CEQA
for the Nielsen Property
7. Planning Commission Resolution 10-19, recommending that
the City Council adopt a Resolution amending the General Plan
and the Eastern Dublin Specific Plan for the Nielsen Property
8. Planning Commission Resolution 10-20, recommending that
the City Council adopt an Ordinance approving a Planned
Development Rezone with a related Stage 1 Development Plan
Amendment and Stage 2 Development Plan
9. Planning Commission Resolution 10-21, approving Vesting
Tentative Tract Map 7950 for the Nielsen Property
Page 7 of 7
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General Plan/ Eastern Dublin Specific Plan Amendment
' Sta e 1 Planned Develo ment Amendment and
g P
~ Stage 2 Planned Development Rezone ~~~~~~~~
Vesting Tentative Map
~ Planning Commission Hearing
n ~_:~ nn~ n
Prepared for: ~~ern ~~P~~ 9~ 10
Robert Nielsen ~g~~~
~I~BLIN ~'~ ~~, I~INC~
Prepared by:
MacKay and Somps, I~.~~~CH!~1E~~v'~`~'~"~~_
['~'_'_-_~__ T'___/___'_____. /~_. .
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NIEL S EN
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Table of Contents
Application Forms/Project Reference
'~ Planning Application Form
~ Project Reference
Vicinity Map
~ Aerial Photograph and Photo Key
Site Photographs
.~, General Plan/Eastern Dublin Specific Plan Amendment
Project Description
Existing and Proposed Land Use Comparison
>~~ General Plan Amendment
Eastern Dublin Specific Plan Amendment
~ ~ ~~~
Stage 1 Planned Development Amendment & Stage 2 Planned Development Rezone
° Project Description
Findings Statement
Stage 1 Development Plan Amendment
Stage 2 Development Plan
Preliminary Landscape Plan
Street Sections
""~ Ownership and Maintenance Plan
~ Parking Plan
Wildfire Management Plan
~ Public Art Plan
Setback and Buildable Envelope Plan
Preliminary Usable Yard Plan
~ Scenic Corridor and Visually Sensitive Ridgelands: Plan and Sections
Scenic Corridor and Visually Sensitive Ridgelands: Image Key
Scenic Corridor and Visually Sensitive Ridgelands: Images
~
Land Use and Design Standards
`' Permitted and Conditional Land Uses
~ Residential Site Development Standards
Landscape and Open Space Guidelines
Architectural Criteria, Guidelines and Styles
~
Vesting Tentative Map
Project Description
Notes and Sheet Index
~
Sections and Details
Site Utility Plan
Grading Plan
,. ,
Grading Sections
Erosion Control Details
Erosion Control Plan
Table of Contents
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~C?TE: Plzase discius your propnsal tivith Plannine Sta17 prior to catnpleting this liirm. .All iirms un Il~is form relatrd Ic~ ~ our speciiic
ypz of applicaticin must be c~mpleted, Sorne of the items Iisled might not appl} ro your sprcific application. Plcase print nr rype
egibl~. Attach :ulditiunal sheets, if rieressan.
J_rou urr ~irrr~,u(~~ tirurkin~xith u 1'Izrnn~r ru~ J~~r~-,rj~~~li~ um»r pr~%irct j~Ir.r,s~~ <<~lr~rlrue a~~ .~~~r~~~,nrm~nr frrior r~~ ~~~?~,uurr~~t ro~rr
y~plicatiorl.
CITl' OF DUBL[N PLANNING .~PPL[CATIO\ FORi~~1
1. TYPC OF APPLICATCON:
Pre-appliratioi~ Reti ie~~ (~~rt~~ n pe] Si_n Site t)r~ rli~pment Re~ ic~t (tiI(:~N tiI1Ei ~
Conditiin~al Use 1'ermit (Cl!Pj \lastcr Sie:n Pro~lram [\fSP til)K~
tiite lac~~rloprncnt Re~ie~r (SI)R] ~ Piann~d !)e~~lupinent Keic~nr ~PI) RV]
Vtiri.inrr [l`AR~ Rcz~7tie (RI~/~
X '~ent,iti~r Subifivisi~n h4a~~ ('I~ Ri:~f'J ~ Generaf S~,ceitir P}a-~ :~nun~mrnt (GP:1 ~
tL G~sYLR:1L UATA
;\. :1cldrr,s Location ol Prupcm~: b~07 Tassajara Road
B. Asses;or Parcel Numher(s): 985-01102-U09-p2
C. Sitc :1rca 10.4 acres D, Zanin~: PU- R[t/A E. Grncral Plan Designaiiun: Rural ResidentiaUAg
F. I~;xistingrProposcd Use of ['ropem: Single Famih~ Resicientiul
G. I~:xistin~ Uses oCSurroundino Propertics: Aiedium Uensih• Residenti:il, niedium Ili~h Densih•
}tesidential. Onen tipace. Rural ResidentixltAgriculture-. i~ei~hborhood Park
tL \~'ithin lAOfJ teet ol'a militar}~ installauon lC'anp Park.l:' 1Vo I. ~tilitan~'~otit7eatiun Ite~~tiirrd~' ~"' \o
l l l. :11?T}IUKIZATInN OF 1'I20PERT1' O1VNER ANll AI'PLIC.INT
1. PROf'L:RT3'Offi~'ER: In.,i~,Tr,t~~ ~lrr.r ct/!/~Iircttinn, L~tc /'r~,~~,rr~' (hr~1e'r ~~'+7itt 1h~u ! h,tre ttrll ~~~~,~1 ~.~f~u.rrt ~u. ,iir,!
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(,Vorr: A!! I'rapert~' OH•ners musf sign iJpro~rrrq• i~ jainr/~ oti~nedl
Natne: Robert Nielsen C'ap~icit~~: Prapcrt}' O~sner/Agenl
Compan}: H&N Enterprise, Phcme: (925) 828-9163
EmaiL• uccountin,(a~hnenterprises.cnm 1=.i~: ( t
.Addrrss: 6~0 T ssa'arsi l2oad Duhlin CA 94568
Signaturc Uate:.
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P1t93741office~Submiltals1193741v2007-6-29-PAF doc
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~ Application Name: Nielsen Proqertv General Plan/Eastern Dublin Specific Plan Amendmen
Sia e 1 Planned Develoqment Rezone Amendmen~ Staue 2 Planned
Development Rezone and Veshng Tentahve Maq
Initial Study
(ENVIRONMENTAL INFORMATION FORM - PART 1)
(To be completed by Applicant pursuant to City of Dublin
Environmental Guidelines Section 1.6)
Date Filed: December 2007
GENERAL INFORMATION:
1. Name and address of authorized representative of property owner:
Robert Nielsen 6407 Tassa'ara Road Dublin CA 94568
2. Address of Project: 6407 Tassaiara Road approximatelv 1.5 miles north of I-580
3. Name, address and telephone number of person to be contacted concerning this
project:
Connie Goldade Robert Nielsen
MacKa and Som s 6407 Tasssa'ara Road
5142 Franklin Dr. Suite B Dublin CA 94568
Pleasanton CA 94588 (925) 828-9163
925 225-0690
4. List and describe any other related permits and other public approvals required for
this project, including those required by city, regional, state and federal agencies:
Site Develo ment Review and Develo ment A reement
5. Exisring Zoning District: PD-Rural Residential/ A~riculture
6. Description of Project: (Include site area, uses, size and nuxnber of buildings,
parking, number of dwelling units, scheduling, and any other information necessary
or helpful to understand project. This attached description must be complete and
accurate. E~ibits or photographs should be identified and attached.)
• The Proiect Area is apnroximatelv 10 9 acres The land is currentlv zoned as
Rural ResidentiaUAgriculture through a Stage I PD. The proposed land use is
Sin le Famil Low Densi Residential• tlus will allow a maximum of 43 umts
on the site However the StaSe 2 PD land plan is proposin8 33 single familv
residential units Additional informat~on concermng the Pro~ect can be found in
~ the Proiect Description and Findings Statemen~
~ ~5~~
7. Are the following items applicable to the project or its effects? Discuss below all
items checked (attach additional sheets as necessary).
Yes No
X 1. Change in existing features of any bays, tidelands, beaches, lakes or
hills, or substantial alteration of ground contours.
X 2. Change in scenic views or vistas from existing residential areas
or public lands or roads.
X 3. Change in pattern, scale or character of general area of project.
X 4. Significant amounts of solid waste or litter.
X 5. Change in dust, ash, smoke, fumes or odors in vicinity.
X 6. Change in ocean, bay, lake, stream or ground water quality or
quantity, or alteration of existing drainage patterns.
X 7. Substantial change in existing noise or vibration levels in the vicinity.
X 8. Site on filled land or on slope of 10 percent (10%) or more.
X 9. Use or disposal of potentially hazardous materials, such as toxic
substances, flammables or explosives.
X 10. Substantial change in demand for municipal services (police, fire,
water, sewage, etc.).
X 11. Substantial increase in fossil fuel consumption (electricity, oil,
natural gas, etc.).
# X 12. Relationship to larger project or series of projects.
~ ~ ~~g
ATTACHMENT TO INITIAL STUDY (ENVIRONMENTAL INFO FORM - PART 1)
1. The site will be contoured to achieve development parcels and meet City standards
~ for street gradients. Proposed grading will maintain the existing hillside character
through the use of stepped pads and the potenHal of split foundations.
2. As the site will be developed into a small neighborhood from the existing rural
residential use, and Tassajara Road is a designated scenic corridor, scenic views and
vistas will be changed. However, the development pattern and character that will
be created will match that of surrounding properties, so the overall character of the
community and area will be maintained.
3. The pattern and scale of the property will change with the new use of Single Family
ResidentiaL This land use will allow the property to blend with the pattern and scale
of the surrounding areas. The rural character of the site will be retained through
the design of the project.
6. As the site will be recontoured, on-site drainage patterns may be slightly modified,
however, the property will continue to drain as a whole consistent with the pre-
development pattern. Additionally, water quality features will be included as part
of the project and do not currently e~st on the property.
8. The lower portion of the site will be raised, and thus placed on filled land. Other
portions of the site may be placed upon filled land also. The majority of the site is
situated on an e~sting slope gradient that is greater than 10%.
~ ~~ 0
_ ~
ENVIItONMENTAL SETTING:
8. Briefly describe the project site as it exists before the project, including information on
topography, soil stability, plants and animals, and any cultural, historical or scenic
aspects. Describe any existing structures on the site, and the use of the structures. If
necessary, attach photographs of the site.
The property contains two occupied residences, numerous outbuildings, a horse
arena and various cellular facilities. Seasonal Christmas tree sales along with
cattle grazing also occur on the site. All residences and trees will be removed.
A~ Cellular facilities are anticipated to nrimarilv remain as located, but some will be
adiusted on-site to accommodate the new neiEhborhood. The property is not
under a Williamson Act Contract.
The maiority of the land within the Nielsen Propertv boundarv is mildlv slopin~
with a few areas of the site that have sloues of 30% or ~reater. The property is
covered primarily with non-native grassland vegetation. Ornamental plantings
occur around the nrimary residence. No heritage trees exist on site. Initial review
of the propertv finds that no significant plants or animals exist on the propertv.
No sisnificant areas of land instability or faults e~st on the uropertv. Please refer
~ to the attached uroiect studies and the EDSP EIR for additional information.
9. Briefly describe the surrounding properties, including information on plants and
animals, any cultural, historical or scenic aspects and the type of land use.
The site is bordered bv Tassaiara Road and the Wallis Ranch develonment to the
west; Wallis Ranch will be built consisting of low, medium and medium-high
. density housing along with nei~hborhood parks, open sqaces and a semiuublic
space. The Silvera Ranch housing develoument to the north consists of low,
medium and medium high residenfial units. Quarrv Lane School, a private K-12
school, is located to the south. Rural Residential lands exist to the eas~ Refer to
the EDSP and nroiect descriAtions of the surroundin~ qroiects for greater
information.
CERTIFICATION: I hereby certify that the statements furnished above and in the attached exhibits
present the data and information required for this inirial evaluation to the best of my ability, and that the
facts, statements and information presented are true and correct to the best of my knowledge and belief.
Dated:
Signature
Robert Nielsen
Print Name
Owner
Title/Company
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NIEL S EN
PROPERTY
VICINITY MAP
GENERAL PLAN/EASTERN DUBLIN
SPECIFIC PLAN AMENDMENT
Dublin, California
19374-0 April, 2010
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NIEL S EN
PROPERTY
AERIAL PHOTOGRAPH
SITE IMAGES KEY
GP/EDSPA AMENDMENT
STAGE 1/ STAGE 2 PD REZONE
VESTIlVG TENTATIVE MAP
Dublin, California
19374-0 April 2010
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view L: view to soutnwest ~rom the northeasterly property comer, from Silvera Ranch Road
NIEL S EN
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PROPERTY
SITE IMAGES
GP/EDSPA AMENDMENT
STAGE 1/ STAGE 2 PD REZONE
VESTIlVG TENTATIVE MAP
Dublin, California
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NIEL s EN
PROPERTY
SITE IMAGES
GP/EDSPA AIVIENDMENT
STAGE 1/ STAGE 2 PD REZONE
VESTING TENTATNE MAP
Dublin, California
19374-0 Apn12010
View 3: View to northeast from the southwest property corner, along Tasssajara Raad
~
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NIEL S EN
PROPERTY
SITE IMAGES
GP/EDSPA AMENDMENT
STAGE 1/ STAGE 2 PD REZONE
VESTING TENTATIVE MAP
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View 6: View to the north from the residence
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~ NIEL ~ EN
PROPERTY
Dublin General Plan and
Eastern Dublin Specific Plan Amendment
Project Description
Introduction
The Nielsen Property proposal includes amendments to the General Plan and the
Eastern DuUlin Specific Plan (GP/SPA), concurrent with a Stage 1 and 2 PD Rezones and
Vesting Tentative Map. The 10.9 gross acre parcel was annexed into the city of Dublin in
2003. The project site is located approximately 1.5 miles north of I-580 in the northern
portion of Dublin on Tassajara Road. The Project Area is bordered Uy the Silvera
Property to the north, the Lin Property to the east, the Wallis Ranch Property to the west
and Quarry Lane School to the south. Tassajara Road, a main arterial street, parallels the
western boundary of the property.
Reasons for the General Plan and Eastern Dublin Specific Plan Amendment
^ The current General Plan and Eastern Dublin Specific Plan land use designation for the
Project Area is Rural Residential/Agricultural. This application requests a redesignation
1 for the Project Area to Low Density Single Family Residential (EDSP) and Single Family
Residential (General Plan). The Nielsen Property is within the Eastern Dublin Specific
Plari s Foothill Residential Sub Area Development Area, which calls for developed
~ residential uses. The Nielsen Property will consist of up to 36 single family residential
units including 2 duplex units for the provision of affordable housing. This
redesignation allows the property to better relate and conform to surrounding
' residential densities and activities and proposes a land use designation and pattern that
is more appropriate to the existing and future conditions of the area. These amendments
follow the General Plan and Eastern Dublin Specific Plan policies and goals of locating
~ residential uses along major access routes and arranging land uses in an appropriate
pattern that relates to the existing site conditions and environmental constraints.
Land Use Plan
The following chart indicates the proposed land uses and densities for the project as
compared to the current designated land uses in the Eastern Dublin Specific Plan.
Proposed densities represent the midpoint range of the land uses.
Page 1• General Plan/Eqstern Dublin Specific Plan Amendment
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~ l~ 75g
Nielsen Properh~ • April 2010
,
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I
I
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NIELSEN PROPERTY PROPOSED GENERAL EXISITING GENERAL
PLAN/EASTERN DUBLIN PLAN/EASTERN DUSLIN
SPECIFIC PLAN LAND SPECIFIC PLAN LAND USE
USE
Gross Units Gross Gross Units Gross
Acres Densi Acres Densi
Rural 0.0 N/A N/A 10.9 1 .01
Residential/A iculture
Sin le Famil Residential 10.9 36 3.3 du 0.0 N/A N/A
TOTAL 10.9 36 3.3 du 10.9 1 .01 du
Project Benefits
The proposed land use revisions will create a neighborhood that is harmonious with
existing land uses and their character and design. The project is compatible with existing
site conditions and is consistent with the goals and policies of the General Plan and
Eastern Dublin Specific Plan.
This project will allow the construction of 36 dwelling units increasing the assessed
value of the City. The provision of homes within the project area will help facilitate a
City-wide balance between jobs and housing. Future residents will strengthen the
w market for nearby commercial uses projected to occur in accordance with the Eastern
Dublin Specific Plan. This in turn will substantially increase sales tax revenue for the
~ City of Dublin.
Site Context and Compatibility
The Nielsen Property is surrounded by a mix of uses ranging from rural to residential
and school uses. Existing uses north of the Nielsen Property within Silvera Ranch
' consist of inedium and medium high density housing. To the west, Wallis Ranch will be
built consisting of low, medium and medium-high density housing along with
neighborhood parks, open spaces and a semi-public space. To the east is vacant grazing
~ land and to the south is Quarry Lane School, a private K-12 school. The proposed
project will be consistent with and enhance these adjacent uses.
~ The proposed uses and site plan for the Nielsen Property will provide continuity with
existing and future development along the Tassajara Road. The site plan will adhere to
the intent and will meet the goals and policies of the General Plan and Eastern Dublin
' Specific Plan. The project is designed to be compatible with the surrounding uses in both
land use and physical design.
~
Page 2• General Plaii/Easter~i DiAblin Specific Plan Ame~id~nent
. ,~ ~S~
Nielsen Propertu • April 201
, Site Suitability
The majority of the land within the Nielsen Property is moderatly sloping with areas
that have been graded to provide plateaus for buildings and a horse arena. The site is
predominantly not of natural slope and has Ueen engineered to accommodate the
existing uses on the site. There are a few areas of the site that have slopes of 30% or
greater, many of these areas will remain undeveloped.
Development patterns outlined in the General Plan and the Eastern Dublin Specific Plan
have generally concentrated higher density uses in the lowlands along Tassajara Creek
and Tassajara Road, while the steeper and higher elevation portions of the Eastern
Dublin Specific Plan area have been reserved for lower density residential uses. The
Nielsen property, located mainly on sloping areas, follows this objective.
, The project site is physically suitable for the type and intensity of zoning being
proposed. The property is covered primarily with non-native grassland vegetation with
' ornamental plantings around the home site. One heritage tree, a cork oak, exists on the
site. The cork oak is not a native species to the area. The lowest elevation of the site is
approximately 444 feet above sea level, while the highest elevatron is at approximately
~ 570 feet.
- Preliminary level geologic and geotechnical investigations of the Nielsen Property,
' undertaken by Berlogar Geotechnical Consultants in July 2007, conclude that the Nielsen
Property is suitable for the development intended. The project site is not located within
a"Special Studies Zone" for active faults as defined by the State of Cal~fornia (1982) and
~ no fault zones are known to exist on the Nielsen property. Any and all landslides within
the development area will be stabilized, removed, or avoided in accordance with design
level geotechnical reports. Development in hillside areas is carefully regulated under the
, Eastern Dublin Specific Plan to ensure that hazardous hillside conditions are avoided or
remedied.
The Federal Emergency Management Agency (FEMA) FIRM community panel No.
0607050002 B(dated Revised November 1, 2002) and No. 060001 0115C (dated Revised
September 17, 1997) maps indicate that no 100-year flood zones are present on the
property.
A biological study within the project area was undertaken by LSA in December of 2007,
and updated in Apri12008, while no special status plants or animals were indentified on
~ the property, it was determined that certain rare plant studies and wildlife surveys are
necessary prior to site construction. The property does not contain any stream or
~ wetland areas that would potentially be subject to resource agency jurisdiction.
Hazardous Waste
A Phase 1 Environmental Assessment of the Project Area and has been conducted by
Berlogar Geotechnical Consultants (dated 6/12/2008) to determine the presence of any
Page 3• General Plan/Eastern Dublin ~eci~ic Plan Anaendnieizt
'
~~
~(~ ~ 7sC~
Nivlcnn Pi~nnarhi • Anril ~~711
hazardous waste and substance sites. The findings of this study revealed no evidence of
recognized environmental conditions in connection with the property. Two above-
ground diesel fuel storage tanks (AST) and one small surface water oil AST. These ASTs
appeared in good condition and signs of spills or leakage were not observed. A review
of available agency files did not reveal any AST violations for the property address.
These tanks will be removed at the time of development.
The main residence is of sufficient age that it may have ACBM(Asbestos Containing
Building Materials) and LBP(Lead Based Paint). When building demolition occurs these
materials should be managed and disposed by qualified contractors.
Pc~ge 4• GeTieral Plan/Eastern Dublin Specific Plaii Amendment
'
- ~7 ~-P ~ss
0
~ Proposed General Plan Amendment
~
Figure 1-1a: Land Use Map
Update table to change Nielsen Property from Rural Residential/Agriculture to Single
Family.
Figure 1-2: Dublin General Plan Eastern Extended Planning Area
Please refer to attached figure showing the change the Nielsen Property to show the
change from Rural Residential to Single Family Residential.
Chapter 2
Page 19: Land Use and Circulation: Land Use Element
~ Table 2.1
Amend Table 2.1 by removing 10.9 gross acres from Rural Residential and add 10.9
gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to
Single Family adjust totals accordingly.
- Section 5.1.1
' 6. RESIDENTIAL STREETS
Curb to Curb 36' (~ Z~)' single loaded)
Right-of-way ~~~ ,~:>' ~:>~ :~i~~~:r,~~> I~~<:3~~~:~~.fj
Sidewalk 4.5' Minimum where houses front on street
' 7. CUL-DE-SACS
~ Curb to curb 36' t~~ :~ ~~,~.~ ~~~~~~~~~c~.j
Right-of-way ~~~ ,,, n5 ~ ,~~.° ~,~~~~;~~= iv=<~€~_~~~~~
Sidewalk 4.5' Minimum where houses front on street
Appendix A
Add this project to list of amendments and approvals:
Nielsen Property, Resolution No., Date Adopted and GP updated.
Pqge 5• General Plan/Easterii Dublin Specific Pla~i Amendmerit
'
i~.- -- - -- ~ .~
_ _ - ~ ..._ ~Y~ _ . --~ _~.,~- ~..~~.,F
~ ~ ~ ~ 7~
Proposed Eastern Dublin Specific Plan Amendment
0
Page 31: Table 4.1
Amend Table 4.1 by removing 10.9 gross acres from Rural Residential and add 10.9
gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to
Single Family and adjust totaLs accordingly.
Page 43: Table 4.2
Amend TaUle 4.2 by removing 1 unit from Rural Residential and add 36 units to Single
Family and adjust population numbers accordingly.
Page 44: Table 4.3
Amend Table 4.3 Uy removing 1 unit from Rural Residential and add 36 units to Single
Family and adjust population numbers accordingly.
Page 59: Table 4.10
Amend Table 4.10 by removing 10.9 gross acres from Rural Residential and add 10.9
gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to
Single Family adjust totaLs accordingly.
~ Pages 61-62: Figures 4.1
Update table to change Nielsen Property from Rural Residential/Agriculture to Single
~ Family.
Pg 51: Figure 6.1
Please refer to attached figure showing the change the Nielsen Property to show the
change from Rural Residential to Single Family Residential.
APPENDIX 3
Amend Appendix 3 by removing 10.9 gross acres from Rural Residential and add 10.9
gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to
Single Family adjust totals accordingly.
APPENDIX 4:
~ Amend Appendix 4 by changing #9 Owners Name to Nielsen. Land Use Category from
Rural Residential/Agriculture to Single Family Residential. Acres from 10.0 to 10.9.
Density from .01 to 3.3 and units from 1 to 36.
^
,
~ Page 6•General Plari/Eastern Dublin Specific PIanA~nendme~it
~
~9~6 ~sg
~a~
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4 t mik Extended P~ann ing Area B. Urban land uses may be approved for azeas beyond tbe Devela~Znern E(evation Cap only wh~n
L ~ laed use informaaon is availab}e covcring t~e poaruid impsar associaud with naacal
zesowces, lwblic 5eaith and safap, visosUy sensirive resource~ biologically sensitive habisat
areas, infrastrucaire, fimue lsad usts a~l oti~r imtss, as raviewed throug6 a Gaaaai Pian
~ Rura1 Residenti~/Agriculture ~~~~t
C. A~w speciv"c plaa or ~~ndmau to du cxisGn~ Eastem DnbIin 5pecific Ptan will be raZvued
...,...
~~': :,: .~: • PUbIiC L1tld., beface any urbaa develop~at ss approved for t1~.se msas a~.vde tho Dcvelopment Elevaaon
~"• ••~~• ~ Cap not covaed by tbe pre~ Speafrc Plan. 'Ibe Speafic Plaa(s) shaIl i~Jude ~w policia
and action pmgtams w}uch fiuther the gosis and policia af t6e Cxnaal Plan and ere desi~ted
specificaI3y farthe Eastcm Et.'readed Pfaaniag Area.
Amended November 2004 D. Develop~nt of propaty with an apFaoved raban iaud usc designation,mda t~ ~
Dnblin Speafic Ptsa thet is ioc~d boffi bclow and sbove tho D~vetopmmt Elevation Cap may
tx considered consistent vrith the Developmmt Elcvation Cap so loag as al[ otha applicable
Gaaera! Piazy Spea6c Plaa and other development policia arc compGod with.
Page 14
P:1193741SubmittallGPA SPAIFig 1-2 Dublin GP.psd Figure 1-2
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snbarea. this figurs is
illustrative only.
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NIEL S EN
~ PROPERTY
. Stage 1 Planned Development Amendment and
~ Stage 2 Planned Development Rezone
Project Description
Introduction
The Nielsen Property project proposal is a Stage 1 Planned Development Amendment
and a Stage 2 Planned Development Rezone as defined by Section 8.32.030(A) of the
Dublin Zoning Ordinance. This PD Rezone submittal is being processed concurrently
with a General Plan/Eastern Dublin Specific Plan amendment, a Vesting Tentative Map
and a Development Agreement. An initial Stage 1 PD was approved in 2003 as part of
PA 02-024, Resolution No. 171-02 when the property was annexed to the City along with
Silvera Ranch and Quarry Lane School. The Project Area is located at the northern end of
the City of Dublin on Tassajara Road at Silvera Ranch Drive. The site is bordered by
Tassajara Road and the Wallis Ranch development to the west; the Silvera Ranch
housing development to the north; Quarry Lane School to the south; and the Lin
Property of Dublin Ranch to the east. The Project Area consists of approximately 10.9
gross acres within the Eastern Dublin General Plan Amendment/Specific Plan
(EDGPA/SP) area.
The Stage 1 Planned Development Amendment Land Use Plan is based on the type,
location and intensity of land uses found in the Eastern Dublin Specific Plan as
amended. This application is for up to 36 single family residential units, including two
duplex units for the provision of affordable housing.
The Stage 2 PD Rezone submittal includes a Stage 2 Land Use Plan; listing of permitted
and conditional uses; site development standards, architectural and landscape standards
and guidelines; data on site area, proposed densities and maximum number of dwelling
units; a phasing plan and street sections. This Stage 2 PD Rezone is designed for 36
units.
Existing Site Conditions and Land Uses
The property contains two occupied residences, numerous outbuildings, a horse arena
and various cellular facilities. Seasonal Christmas tree sales along with cattle grazing
`" also occur on the site. All residences and trees will be removed. Cellular facilities are
anticipated to primarily remain as located, but some will be adjusted on-site to
accommodate the new neighborhood. The property is not under a Williamson Act
" Contract.
Page 1• Stage 1 PDA and Stage 2 PD Rezone
~ f~ ~~'g
Nielsen Properly • April 2010
The majority of the land within the Nielsen Property boundaries is moderately sloping
with areas that have been graded to provide plateaus for buildings and the horse arena.
The majority of the site is not a natural slope and has been engineered to accommodate
the existing uses. There are a few areas of the site that have slopes of 30% or greater:
many of these areas will remain undeveloped. The property is covered primarily with
non-native grassland vegetation. Ornamental plantings occur around the primary
residence. One heritage tree, a cork oak, exists on the site. The cork oak is not native to
the area. The lowest elevation of the site is approximately 444 feet above sea level, while
the highest elevation is at approximately 570 feet.
Preliminary level geologic and geotechnical investigations of the Nielsen property,
undertaken by Berlogar Geotechnical Consultants in July 2007, conclude that the Nielsen
Property is suitable for the development intended. The project site is not located within
a"Special Studies Zone" for active faults as defined by the State of California (1982) and
that no known fault zones exist on the Nielsen Property.
Any and all landslides within the development area will be stabilized, removed, or
avoided in accordance with design level geotechnical reports. Development in hillside
areas is carefully regulated under the Eastern Dublin Specific Plan to insure that
hazardous hillside conditions are avoided or remedied. The Federal Emergency
Management Agency (FEMA) FIRM community panel No. 0607050002 B(dated Revised
November 1, 2002) and NO. 060001 0115C (dated Revised September 17, 1997) maps
indicate that no 100-year flood zones are present on the property.
A biological study within the project area was undertaken by LSA in December of 2007,
and updated in Apri12008, while no special status plants or animals were indentified on
the property, it was determined that certain rare plant studies and wildlife surveys are
necessary prior to site construction. The property does not contain any stream or
wetland areas that would potentially be subject to resource agency jurisdiction.
Proposed Land Uses and Development Concept
The Stage 1 and Stage 2 Development Plans for this project propose 36 Single Family
Residential homes including two duplex units for affordable housing on approximately
10.9 gross acres. The single family residential use that is proposed falls within the ranges
permitted by the residential category as specified in the General Plan/Eastern Dublin
Specific Plan, and below the midpoint range of 4. The table following indicates the
proposed land use, units, and density for the project as compared to the approved land
uses presented in the General Plan and Eastern Dublin Specific Plan.
~ Page 2• Stage 1 PDA and Stage 2 PD Rezone
;.,,~
~3~a ~s~
~ Nielsen Property • April 2010
Proposed Stage 1 and 2 PD Rezone Land Use Existing General Plan/
Plan Eastern Dublin Specific
Plan Land Use Plan
Land Use Gross Net Number Gross Net Gross Number Gross
Desi nation Acres Acres o Units Densit Densit Acres o Units Densit
Single Family 10.9 10.0 36 3.3 du 3.6 du 0 N/A N/A
Residential
Rural 0 0 N/A N/A N/A 10.9 1 .01 du
Residential/
A iculture
The 36 units have been arranged on two cul-de-sacs to work with the natural grade of
~ the site and utilize terraces and stepping the houses up the slope. Each lot is a minimum
of 5,000 square feet. Lots have been designed assuming a split level residential unit to
better fit the topography of the site by stepping up the slope and to reduce the need for
exterior retaining walls. However some units and lots have the option to be offered as
flat pads. In addition, the stepping and positioning of the lots will provide optimum
views of the valley and hills both to the north, west and south of the project.
Narrow streets as well as the architectural and landscape theme, will keep with the rural
character of the surrounding areas.
The Nielsen Property will be completed in one phase.
Project Access and Circulation
Primary access to the Project Area will be via Silvera Ranch Drive an entry street that
connects to Tassajara Road at a signalized intersection. Tassajara Road will ultimately
be a six-lane divided arterial street.
For local residential neighborhood streets, where there are houses on both sides of the
street, parking will be provided on both sides. The roads will transition into parking on
one side where the houses are single loaded. Both cul-de-sacs will not have parking on
them, but are sized to meet fire standards. When houses are double loaded, sidewalks
will be provided on both sides of the neighborhood street to accommodate pedestrians,
and a meandering walk will be placed on Tassajara Road in keeping with the ultimate
design of Tassajara Road. The entry road will have separated sidewalks with 6' parkway
strips as well as a landscape median. The proposed street sections are comparable to
those already approved or built in other areas of the Specific Plan.
An Emergency Vehicle Access is provided between Street A and Tassajara Road.
Bollards and a gate will be provided to exclude any non-authorized traffic.
Page 3• Stage 1 PDA and Stage 2 PD Rezone
a ~~~ ~~~
Nielsen Propertu • April 2010
Utility Services
The Dublin San Ramon Services District (DSRSD) will provide sewer, water, and
recycled water services to the Project Area. These services are planned in accordance
with the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions)
that includes the proposed Project Area.
It is anticipated that existing water storage reservoirs and pumping stations will
provide water service for the Project Area through build out. The Project Area will be
served by Pressure Zone 2 potable water. Zone 2 mains exist around the project in
nearby existing streets. Final locations and sizing of these facilities will be in accordance
with the standards and recommendations of DSRSD.
Sewer service for the Project Area will require connection to DSRSD's existing sewer
system and sewer treatment will occur at DSRSD's treatment plant. Gravity sewer
mains exist in the adjoining streets. Final sizing and location of sewer facilities will be
determined in conjunction with DSRSD. Force mains may also be utilized, if necessary.
Recycled water will be provided for irrigation of the Tassajara Road right-of-way, and
the entry median island thereby reducing potable water use. Final location and sizing of
recycled water facilities will be per the updated Master Water Facilities Plan prepared
by DSRSD.
The storm drain system for the Project Area will consist of local facilities. Local facilities
generally consist of smaller diameter pipes connecting individual sites or areas to the
collector system previously installed in adjoining streets. The project proposes to
connect to existing storm drain facilities in Tassajara Road and Silvera Ranch Drive. The
actual sizes and locations of proposed storm drain facilities will be determined at the
improvement plan stage. The Project Area is within the Zone 7 Drainage Study Area,
therefore, its expected flows are anticipated and planned for by Zone 7 and the project's
facilities will be sized appropriately.
A strategy for maintaining the quality of storm water runoff for the Project, once
development occurs, will be determined in conjunction with the City of Dublin. In
accordance with the Regional Water Quality Control Board's Alameda County
Municipal NPDES permit for stormwater, a series of best management practices (BMPs)
will be designed to mitigate the introduction of pollutants associated with development
into downstream watercourses. The primary focus of water quality design is to direct
"first flush" runoff, typically containing the highest pollutant load, into water quality
treatment facilities.
The proposed site plan anticipates utilizing one of two options for water quality
treatment. The existing bio-retention cell at the corner of Silvera Ranch Boulevard and
Branding Iron Drive may be utilized by the Nielsen Property with some minor upgrades
, as determined in conjunction with the City of Dublin. If the existing bio-retention cell is
not utilized, a bio-retention cell located at the north western corner of the site may
= provide storm water quality treatment. An additional water quality swale may
~ Page 4• Stage 1 PDA and Stage 2 PD Rezone
;~
a5~ ~s~s
Nielsen Pi•opertu • Atiril 2010
be located on site to provide for storm water quality treatment of runoff from the EVA
and the western-most lots. The storm water quality treatment facility final design and
location will be determined with the improvement plans.
Ownership and Maintenance of Open Space and Pedestrian Areas
A homeowners' association will be created and a Declaration of Covenants, Conditions
and Restrictions (Declaration) will be prepared and recorded. The Declaration will
establish easements and other rights necessary for the association to fulfill its
responsibilities. The Declaration will require the homeowners' association to own
and/or maintain certain lands and improvements in accordance with the following
table.
FEATURE OWNER MAINTENANCE RESPONSIBILITY
Right-of-way Landscaping
and Sidewalk City HOA
Subdivision Community
Landscaping and Open
S ace Parcels HOA HOA
Water Qualit Feature HOA/other HOA/other
5'-8' Landsca e Easement Homeowner HOA
Lots 25-28 Backyards Homeowner Homeowner/HOA(if not properly
maintained
Parcel E HN Enter rises HOA
Inclusionary Zoning Ordinance
Dubliri s Inclusionary Zoning Ordinance currently requires 12.5% of all housing to be
affordable to those of very low, low and moderate incomes. The applicant will comply
with this ordinance and the specifics will be determined with an Inclusionary Housing
Agreement with the City of Dublin. If the City determines that inclusionary housing is
not appropriate on this site the developer will have the opportunity to pay in lieu fees
for the entire requirement. The Stage 2 Development Plan allows an option for two lots
(Lots 15 and 20) to be duplexes if the developer chooses to build the affordable units. If
the developer pays the in-lieu fee for the entire development, the duplex units will not
be constructed on the site.
Greenhouse Gas Emissions Reduction Strategies
To assist in the reduction of Greenhouse Gas Emissions, the Nielsen Property will
implement certain strategies in its land planning and construction. A green building
plan will be submitted to the City Building Official for review at the time of the Site
Development Review. All homes will follow the "Build It Green' program with the goal
of obtaining a minimum of 50 points, or the LEED for Homes program with the goal of
obtaining 50 points. With the construction of each home, only natural gas fireplaces will
Page 5• Stage 1 PDA and StaQe 2 PD Rezone
ab~ ~s$
Nielsen Propertu • Abril 2010
be allowed; no wood burning devices will be allowed. Each dwelling will also
incorporate energy efficient appliances, ENERGY-STAR appliances, and provide an
education program for home buyers to educate them on the energy efficiency of their
home. Each dwelling will incorporate outdoor electrical outlets to encourage the use of
electric lawn and garden equipment for landscaping and maintenance. Additionally, the
builder of the project will coordinate and negotiate as needed with LAVTA (Livermore
Amador Valley Transit Authority) for the construction or reservation of land along the
projects frontage for transit facilities that could include bus turnouts, benches , as well as
provide on-site bicycle paths, and provide onsite sidewalks and/ or paths connected to
adjacent land uses, transit stops and the community wide pedestrian network.
Hazardous Waste Analysis
A Phase 1 Environmental Assessment of the Project Area and has been conducted by
Berlogar Geotechnical Consultants (dated 6/12/2008) to determine the presence of any
hazardous waste and substance sites. The findings of this study revealed no evidence of
recognized environmental conditions in connection with the property. Two above-
ground diesel fuel storage tanks (AST) and one small surface water oil AST. These ASTs
appeared in good condition and signs of spills or leakage were not observed. A review
of available agency files did not reveal any AST violations for the property address.
These tanks will be removed at the time of development.
The main residence is of sufficient age that it may have ACBM and LBP. When building
demolition occurs these materials should be managed and disposed by qualified
contractors.
Benefits and Costs of the Project upon the Ciiy
This project will allow the construction of a maximum of 36 dwelling units, increasing
the assessed value of the City. The provision of homes within the project area will help
facilitate a City-wide balance between jobs and housing. Future residents will strengthen
the market for nearby existing commercial uses and those projected to occur in
accordance with the Eastern Dublin Specific Plan. This in turn will substantially increase
" sales tax revenue for the City of Dublin.
All infrastructure required for this development and all capital facility costs will be paid
for by the project proponents as development proceeds. As is typical of development
requirements in Dublin, the applicant will dedicate land required for roads; construct
the roads; and contribute funds through the City's Traffic Impact Fee program, school
fees, and park in-lieu fees as required. Along with this, normal expenditures for City
services (fire, police, recreation, general administration, etc.) would be compensated by
the development through required fees and property tax revenues. It is anticipated that
property tax revenues, along with increased local sales tax attributed to the Project, will
cover the public service costs.
Page 6• Stage 1 PDA and StaQe 2 PD Rezone
a~ ~ ~s$
Nielsen Propertu • Atiril 2010
Findings
A. T{ie proposal will be harmonious and com~atible with existing and future development in
the surrounding area.
Development of the project area will be harmonious with and relate to existing
and future development. The site plan for the property adheres to the General
Plan's and the Eastern Dublin Specific Plan's goals and policies. This will ensure
that the project will be compatible, both in terms of land use and physical design,
with adjacent development. The proposed land use will blend with the
neighboring developments with residential areas to the north, west, south and
east. The Project will blend with the neighboring areas to create a viable,
cohesive community.
B. Tl1e site is .ph~sicalli~ suitable ~'or tl2e ti~pe and intensitU of zoninQ districts beinQ
proposed.
The project site is physically suitable for the type and intensity of zoning being
proposed. Development patterns outlined in the General Plan and the Eastern
Dublin Specific Plan have generally concentrated higher density uses in the
lowlands along Tassajara Creek, while the steeper and higher elevation portions
of the area have been reserved for lower density residential uses. This project
follows these plari s density and land use objectives.
The 100-year flood event is maintained within the top of banks of the creek and
tributaries. This is supported by FEMA community map panels No. 060705 002 B
(dated Revised November 1, 2002) and No. 060001 0115C (dated Revised
September 17,1997) that illustrate that there are no flood hazards on the property.
C. Tl1e proposal will not adversel~ a{{ect the l~ealth or safety o~persons residinQ or workinA
in the vicinity or be detrimental to the public health, sa~ , and welfare.
The proposed project is consistent with the Eastern Dublin Specific Plan's
ordinances for public health, safety and welfare. The project will not adversely
affect the health or safety of persons residing or working in the vicinity, nor will
it be detrimental to public health, safety or welfare. Additionally, no noxious
odors, hazardous materials, or excessive noises will be produced.
Any and all landslides within the development area will be stabilized, removed,
or avoided in accordance with design level geotechnical reports. Development
in hillside areas is carefully regulated under the Eastern Dublin Specific Plan to
insure that hazardous hillside conditions are avoided or remedied. FEMA
community panel No. 060705 0002~ B(dated Revised November 1, 2002) and No.
060001 0115C (dated Revised September 17, 199'~ indicated that no developable
portions of the properties contain 100-year flood zones.
Page 7• Stage 1 PDA and StaQe 2 PD Rezone
a~~ ~s~
Nielsen Propertu • Atiril 2010
None of the residential lots in the Nielsen Property project will have direct access
onto a major arterial.
D. The pro~osed uses ~r the site are consistent with the elements o{ the CitU o{ Dublin
General Plan and the Eastern Dublin Specific Plan.
This project is requesting a change of land use from Rural
Residential/Agricultural to Low Density Residential. A General Plan/Specific
Plan amendment request is included in this application to address the changes
that will occur. These changes will follow the intent of the Plan's policies and
goals and make the project consistent with the General Plan and the Eastern
Dublin Specific Plan.
E. T12e pro~ect satis es the ~urpose and intent of a"Planned Development" as outlined in
Cha~ter 8.32 o{the Municipal Code.
The proposed project is planned comprehensively and will have development
standards tailored to the specific needs of the site.
The proposed community will blend with the natural features unique to the site
through the use of design and planning. This will identify the site as a
'. community whose offerings exceed what is available from conventional
development.
This project will enhance the existing environment, offer coordinated and
coherent housing opportunities, and create desirability.
The proposed community will be an asset to the City of Dublin.
The project proposes a residential and open space neighborhood that is
consistent with the use and density of the surrounding areas, the General Plan
and Eastern Dublin Specific Plan.
r~ Page 8• Stage 1 PDA and Stage 2 PD Rezone
~
1vIE~lUM DE~yS1TY RrSII~EN71Al_/RRA
LEGEND
L ~ Single Family Residential
M Medium Density Residentia]
RRA Rural ResidentiallAgriculhue
NP Neighborhood Park
~~
LAND USE SUMMARY
LAND USE Gross Acreage Net Acreage Units Gross Density Net Density
Single Family Residential 10,9 ac, 10.0 ac, 36 33 dulac 3.6 dulac
Project will be developed in one phase.
NIELSEN
PROPERTY
Dublin, California
STAGE 1 PLANNED
DEVELOPMENT
AMENDMENT
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Land Use Gross Acreage Net Acreage Units Gtoss Density Net Density
Single Family Residential 10,9 ac. 10.0 ac. 36 3.3 dulac 3.6 dulae
Project will be developed in one phase.
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PROPERTY
Dublin, California
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PROPERTY
Dublin, California
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RfASYrtON. G. 9i5lA (823Y 71J-0897
SHEETNUMBER:
PD2-3
8' 4.5' 8' 1~' ]0' S' ~4.5' B'
SC 8 SW PARKING TRAVEL 7RAVEL PARKING SW ~~a
EASEMENT L~ LANE LANE ~ EASEMEI~T
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i
EGEND
~
~~%~~ % City owned and maintained 0 Owned by HN Enterprises and HOA maintained. ~ Aomeawner owned and HOA maintained with storm drain
easement
City owned and HOA maintained ~ Homeowner owned and HOA maintained
~-~=~; :-;; Homeowner owned and maintained. If not adequatly
~ HOA owned and maintained Homeowner owned and maintained with access easement maintained, HOA will maintain at the cost of the home
owner.
4-OS-2610 924am Lao Yrriauer P: 19374 PUVlp~G SU9MIRpL S7ACE I 62 P PD2-4_0'XN~RSI~,~YlG
~3 7 ~
NIELSEN
PROPERTY
Dublin, California
STAGE 2 PLANNED
DEVELOPMENT
REZONE
OWNERSHIP &
MAINTENANCE
PLAN
~
o' u' S0' iaa~
~
~ i'~a
Apri12010
19374-4
~~~
cm~ cr~cmeoa~.uxo auwac.w+o v~rvm~
R&SMRON, G, 9~S~E (925) 22~-0690
s~~rn~,~nmea
PD2-4
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~ ..----" Legend
~ L: - ~UARRY ~NE SrH00I_ (AR~1C)
i
MrDIJNI DrNS1TY RrS1DrN71AL/RRA ~ GuestParkingSpace
i
~ ' m Excess Parking Space
I
Parking Count ~ No Parking Zone
Required Guest Spaces: 33 %"~ Corner Visibility Area
Additional Guest Spaces Provided: 4 Fire Hydrant
Each house shall have one guest pa~cing ~~ Duplex Lot Guest
space within 150' Parking Space in
Driveway
04-~5-2010 929am lisa Mlwcer P: 19374 PLWNI 9JBWfiu SfACE I 62 R1 Pp2-5 FA9qNG PNNAWG ~
~~
NIELSEN
PROPERTY
Dublin, California
STAGE 2 PLANNED
DEVELOPMENT
REZONE
PARKING
PLf~
~
0' 25' S0' 100'
~
scuF: ,•-so~
n~uzo~o
19314-0
~~~
cm~ tncix[[axc.uNO auwi~c.w1o warrnxc
r.uuvrau. u wxe ~sv) a~raao
s~~ermn~x
PD2-5
35
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RANCH
ROAD
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NOTES
- Wildfire Management Plan will be put in place on entire projecx Lots that
are highlighted are adjacent ta open space.
- Specific Wildfire Management will be determined at the SDR sta~e.
- If adjacent lands become developed or irrigated befon the Nielsen Praperiy
develops, the Wildfire Management Plan may be amended to exclude the lots
that abut these lands.
~ ~z
LEGEND
Lots adjacent to Open ~pace
~ Proposed Fire Hydrant
Existing Fire Hydrant
i ~~ 150' Radius from Fire Hydraat
•~ ,
NIELSEN
PROPERTY
Dublin, California
STAGE 2 PLANNED
DEVELOPMENT
REZONE
W[LDFIRE
MANAGEMENT
PLAN/
FIRE ACCESS
PLAN
~
o' 25~ 50' ~oo~
~
sc,u~: r=sa~
Apri12010
14374-0
IIIRMIRI Q ~
em~ erieixe[r~x~.uno anrwir~.w+o wmm~c
rvswrori, a s+xe ~ezs) us-cevo
SHEETNUMBER:
PD2-6
~ ~ 7 ~~Q
~~
WALLIS
Rnlvcx
ROAD
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STREET B
15• ~ 16
Public Art Comp~~ance Report
Tttis report is su6mitted ro fiilfill the requaements of the City of Dublin Public Art
Prograay part of the City's Zoning Ordinance, Chapter 8.58. Please refer to ihe e~ibit
on this sheet illustrating potential public ad installation sites.
Section 8.58.070 General Procedures for Implementing Public Art Program, Part B-
Public Art Program Submittal states "in conjunction with site development review of a~ry
projed subject to this Chapter, the applicant shall submit a Public Art Compliance Report
to the Commuoity Development Director. The Public Art Compliance Report shatl
specify:
1. Whether the applicant has elected to satisfy its public art contri6ution obligation
through a public act contribution oc through the payment of a fee in liea thereoF
The Project proponent wi11 satisfy the Public Ar! obligatian by providing public art for
insmllation on-site.
._ _ _. ----- ------------~
~ ~ ~
12 I. 13 14 I
17 ~ ig
19
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2. If ihe applicant elects to instatl public art on site purs~ant to subsection 8.58.OSOA:
a. the tMal building valuafion of the projed, provided by the Building Oflicial, and the
calcula6on of the value of the applicanPs requued public az! project; and
Ctty Staff is to determine the total building valuation of the project, and tGe calculation oJ
the value of tl~e project proponen!'s reqaured public art project.
b. the location of the public art project site.
Refer to the plan on this sheet far the location of potential public ar! installation sites.
3. If the applicant elects to wntribute funds in-Geu of public ul pursuant to subsection
8.58.OSOB, 8.58.OSOC, or 8.58.OSOD: the locatiun of the site reserved £or public art.
Not apylicable.
LEGEND
* Propas~d Potential Public Art Location
1 k1 Po\~2-7 PUBLC A4i.DWG
NIELSEN
PROPERTY
Dublin, California
STAGE 2 PLANNED
DEVELOPMENT
REZONE
PUBLIC ART
COMPLIANCE
PLAN
~
P 25' S0' 1W'
~
April2Dl0
19374-0
IIIRYARI ~ ~
cm~ ¢ricixeriexc.uuo wwixcwva s~a+rnxc
RFAWAON. G 9/5EE (9]S) 323-0690
~~~~
PD2-7
; ~ }~- ~ a~~~~Y i~~~vr sc~ooi ~~~c~
j ' MrDIUM ~r1~151rY RrSI~rN71,~1 /RR~,
I ! ' ' '
Q 1:J1pm Usa Yilhouer P.A19314VPUNNINC\SUCAfIIIPL~SiAGE I 42
LEGIIJD
-------- Building ~nvelope from specific lot sefbacks, Refer w Site
Devebpment Stan~ards for additonal def~ails.
,, ; ~. Conceptua145%max lot covetage for illushadve pmposes
;~ ,/` only. Bowdaryla~ea vvill change with fudue architecture
site developm~t ceview subroittal
- - - - hfinimum Buildiog Setback Line
SO' • Tassajara Raad
RetainingR'all
NOTES
ACCESSORY STRUCNRES WILL FOLIAW THE CITY OF DUBLIN
ZONAIG ORDINANCE EXCEPT A1 THE FOLLOWING CASES:
•fATS 15-20: ACCESSORY SIRUTURES CAN NOT BE MORE THAN
~~~~ 20' BEYOND THE BU-.DAlG ENVCLOPE.
-LOTS 25•26: ACCESSORY 57RUCT[1RES MUST BE BUII,T WITHIN
R~'~ THE OUTLINED BUII.DING ENVEIAPE.
BIJILDING ENVELOPE 1S SUBJECT TO CHANGE WITH A PD
AMENDMENT IF THHC GRADING OR DPS[GN OF TH8 SI7'E
CHANGES.
~~
NIELSEN
PROPERTY
Dublin, California
STAGE 2 PLANNED
DEVELOPMENT
REZONE
SETBACK AND
BUII.DING
ENVELOPE
PLAN
~
a se~ 50' ~ar
~
scuf: r=sa~
Apri12010
193140
~~~
CML ENLYNFFPoNGNIID RNNINCNNL p1NrINN~
RFASWfCW, CA 9/7EE (R'.~ 121-0890
~~N~~~
PD2-8
~
wA1.LiS
RANCH
ROAD
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LEGEND:
UPHII,L SPLIT IAT RTfH FLAT YARD AREA, b~IIM[JM
USABLE YARD = 500 SF FLAT AREA WffH A l2' MINQvtUM
~ ~ DA4INSION. CAN ALSO USE DECKSBALCOI~IES AND10R
j ~ FRUNT COURTYARDS IN Cph1BINATfON WITH FLAT YARD
i AREA. (AVG. 654 S.F. FLAT YARD ARfiA)
I I
I I
L___J
DOR'NHILi. SPLTf IAT R7TH FLAT YARD AREA. h~1ANM
USABLE YARD=500 SF ELAT AREA R7TH A(2'
~-- - ~ MAlA1UM DIMENSION, CAN ALSO USE DECKSBALCONI6S
~ ~ AND/OR FRONT COURTYARDS IN COMBINATION WITH FLAT
I I YARD AREA. (AVG. B78 SF. FLAT YARD AREA)
I I
I I
~---~
DOWNHILI. SPLTf IAT MTH NO POTENTTAI. POR FLAT YARD
ARBA ~ DVT[RE 45%CAVLRAGE [S USED. MINIMUM USABLB
~--- l YARD=350 SF FLAT AREA W17'H A MIN~+4UM D~v1ENS10N OF
I I g FEET A! DECKSlBALCOI~IES ANDIOR FRONT COURTYARDS.
i i
i i
I I
I I
L___J
DOVYNHII.L SPL1T LOT W17'H POSSIBLE FLAT YARD AREA
~UTSIDE45% COVLRAGEAREA.(SE8PD2$ FOR
~--- ~ CONCLPTUAI, 4i% LDT COVERA6~
I I USABLE YARD = 500 SF ELAT AREA W1TH l2' MaVNi[JM
I I D~fINSION.CANAL30USEDECKSBAI.COI~IESAND/OR
I I FRONT CAURTYARDS IN COMBINATION WITH FLAT YARD
I ~ AREA. (AVG. 948 S.F. FLAT YARD AREA)
~---~
~~~~~~ FLAT YARD AREA OUfSIDE BUIl.DAIG ENVEiAPE. FLAT
YARD AREA SQUARE FOOTAGE MAY CHANGE MTH FINAL
ARTICULATED F007PRINTS.
FI.AT YARD AREA OUTSIDE CONCFPTUAI.4S%I.OT
COYERAGEAREA.FLATYARD AREA SQUAREFOOTAGE
MAY CHANGE W11H FINAL ART[CULATED F001PRINTS.
~
NIELSEN
PROPERTY
Dublin, California
STAGE 2 PLANNED
DEVELOPMENT
~' Z~~'
PRELIMINARY
USABLE YARD
PLAN
~
o• 2s~ 50' ioo~
~
SCALE: 1'=50'
Apri12010
193140
mAC~Ys~somps
cm~ ex~irv~Ee~ac.uuo vuvry~r+a.urvo su~rvnirvc
P~FASaMON. Lh 24588 (925) 225-0680
\ i')
,;
,~
`'-__= - _---- %
-
SII.VERA RqNCH DR[VE
I
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PD2-9
NIELSEN
PROPERTY
Dublin, California
LEGEND:
~o~o~~ ~
inlinaof-sight m
L'meofsigM - - - -
Proposedgrowd
Y~`"
Existin6 ~~ , ;: ~ ~ :,:;R~
Visually 5enaifive
Ridgeland•
L~ited Developmmt
SCENIC
CORRIDOR
AND
VISUALLY
SENSITIVE
RIDGELANDS
PLAN AND
SECTIONS
-N-
a~ 25' S0' too'
Q~~
scuF: t'.5o'
Apn12010
19314-0
IIIR1111R1 ~ ~
cm~ wci~wr,c.~wo auwiNCn,wo suAVm~c
nswma+. u wxe (ca) ae-osso
SI~ET M1MB6R:
PD2-10
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NIELSEN
PROPERTY
Dublin, California
SCENIC
CORRIDOR
AND
VISUALLY
SENSITIVE
RIDGELANDS
PHOTO KEY
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P`RC~PERT~'"
Land Use and Design Standards
TABLE OF CONTENTS
Section 1:
Section 2:
Section 3:
Section 4:
_:~
r~~
~
Permitted and Conditional Land Uses
Residential Site Development Standards
Landscape and Open Space Guidelines
Architectural Criteria, Guidelines and Styles
~~~~s~
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Land Use and Design Standards
The Nielsen Property Land Use and Design Standards are designed to provide guidance for the builder, architect
,:~
and landscape designer of the project. The Nieslen Property has been conceived as a distinct neighborhood that
complements the topography within the project as well as the surrounding areas and provides views of the
valley from the home sites. The Nielsen Property will be of high quality design and construction that will create
"~" a cohesive neighborhood from the layout, landscape design and architecture.
F~
The Project is designed to continue and enhance the rural character of the site and the adjacent areas. The
recommended architectural styles will blend with surrounding architecture and are familiar to the East Bay and
California.
The Standards and Guidelines have been provided to enhance the Nielsen Property, and not be overly restrictive
'~ or limiting. As long as the designs of the project are generally consistent with the following guidelines, the
Community Development Director can make discretionary approval of any future refinements.
~~ ~sg
~~~~~ ~ ~~~
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Permitted and Conditional Land Uses
PD Single Family Residential
Permitted Uses:
Animal Keeping -Residential
~~ Cellular Towers and related communication facilities
Community Care Facility/Small
Emergency Vehicle Access Roads
~
Garage/ Yard Sale
Home Occupation in accordance with Chapter 8.64 of the Dublin Ordinance
°°~ Private recreation facility (for homeowners' association and/or tenant use only)
_ Second unit in accordance with appropriate regulations Dublin Zoning Ordinance (Chapter 8.80)
Single Family dwelling
Family Day Care - Home/Small
Open Space
~ Water Quality and retention facilities
Similar and related uses as determined by the Community Development Director
Conditional Uses:
~ Ambulance Service
~ Bed and Breakfast Inn
_ Large Family Day Care Home
,;~,
Accessory Uses:
All Accessory Uses should be in accordance with Chapter 8.40 Accessory Structures and Uses of the
° ° Dublin Zoning Ordinance.
Temporary Uses:
>~.,.
Temporary construction trailer
Tract and sales office/model home complex
Page 3• Permitted and Conditional Uses
.~;;
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~~~~~ ~ ~~~
F"'~.C~~""'E~.T`Y
Site Development Standards
Mirumum treet Frontage Lot Wi t
Maxirnum Lot Covera e
nitia ui in oot rint o
t er o
Maximum Bui din Hei ht 35
Maximum Stories
Mirumum Front et ac s
Livin ace 15
orc ar a con
ront acin ara e
Living pace over orwar arage 5 0 or ess o t e secon story iving area
above garage may extend past recessed first
Minimum Si e Set ac s
1 Sto Livin S ace Gara e~~> i u ex s are ot ine
+ to ivin ace
orner Lot Livin S ace to Street Side PL 1 -sto , 1 sin e-stor e ement
orc ar a con
inimum ear et ac S('~'~~8) (5) (6) (7)
Living pace arage 1 min.
~20' min. when rear yard is adjacent to another
ec c ot et ac e uirements
ots - et ac ine rom assa ara oa
Lots 4-9 1 min I EVA were remove t en 50 et ac
ots - ~un
Lots 15- 20 min
ots - min
ots - ui ing enve ope wi en eyon top o
ots - min rom rear property ine
t er e uirements
inimum sa e Yar
Downhill lots on sloped terrain
12' min flat yard if achievable if not 350 S.F. flat
deck, balcony or front courtyard with a min
dimension of 8'
500 S.F. flat area with a min. dimension of 12'.
Maximum ncroac ments Min. c ear on one si e ar
ccessor tructures et ac s
ec ic ccesso tructure e uirements
ots 1- Wit in o rimar ui in structure.
ots - ust e ui t wit in t e esignate ui ing
ar in aces e uire er ome covere an uest
orner ot riangu ate isi i iry asement
(9~ in rom ace o intersecting street cur
Page 4• Site Development Standards
~
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Nielsen Pronertv- Tassaiara Vallev • April 2010
Notes for Site Development Standards
(A) Setbacks are measured from the property line.
(B) Encroachments: Items such as, but not limited to, roof overhangs, air conditioning condensers, entry stairs,
exterior building stairs, on-grade stairs and approaches, porches, chimneys, bay windows and media centers
may encroach up to two feet or more into the required setback provided there is a minimum of 36 inches of
unrestricted access on one side of the building. Air conditioning units cannot be placed in the front yard. All
`~~ utilities are to be screened from public view via walls, enclosures, roof placement, etc.
(C) Setbacks for accessory structures shall be in accordance with Chapter 8.40 (Accessory Structures) of the Dublin
Municipal Code, Accessory Structures or as identified in these development standards and PD Rezone. Noise
generating uses such as pool and spa equipment shall be acoustically screened or located outside the setback area.
(D) Accessory Structures as defined in Section 8.08 of the Dublin Municipal Code and covered patios are allowed
an additional five percent of coverage when located in the rear or side yard of the house, or in accordance with
Section 7.28.290 of the Dublin Municipal Code. This percentage may increase if the building footprint coverage
is not at the maximum percentage allowed. However, in no event shall the total coverage on a lot exceed the
combined "Building Footprint" and "Other" coverage.
1. Maximum lot coverage regulations are intended to establish maximum lot area that may be covered with
buildings and structures. Building and structures include all land covered by principal buildings, garages and
carports, permitted accessory structures, covered decks and gazebos, and other enclosed and covered areas;
but not standard roof overhangs, cornices, eaves, uncovered decks, swimining pools, and paved areas such as
walkways, driveways, patios, exterior stairs, uncovered parking areas or roads.
2. Subject to Building Code requirements for access.
3. Where 50 percent or more of the elevation of a home is a single-story element, the setback for the single-story and
two-story elements of that elevation shall be considered as that for a single-story building.
~} 4. Swing-in garages are prohibited on lots less than 55 feet wide.
5. Retaining walls up to six feet high may be used to create a level usable area. Retaining walls in excess of four feet
to create useable area are subject to review and approval of the Community Development Director. Walls over 30
inches in height are subject to safety criteria as determined by the Building Official.
6. Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to
~ building overhang to be 36-inch minimum or as required by current City Building Code Standards.
7. At cul-de-sac bulbs or knuckles where lot depths are less than the standard lot depth, minimum rear yard setback
requirements may be reduced by an amount equal to lot depth minus the actual depth of the lot (i.e. 100'-90' _
10'). In no case will the rear yard setback be reduced to less than 12 feet.
Curbside parking may be counted toward the required number of guest spaces. Tandem garage parking is
permitted for non-required spaces.
9. Minimum 30-foot triangulated visibility easement on front and side streets measured along the face of
intersecting street curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See
diagrams on following pages)
: 10. Where a minimum five-foot wide HOA landscape parcel lies between a lot or cluster and an adjacent street, the
adjacent lots or cluster shall be considered an interior lot for setback requirements.
11. Usable yard area may be provided in more than one location within a lot with a minimum 150-square foot yard,
~~ deck, patio, courtyard, or similar area.
Page 5• Site Development Standards
SD ~S ~
;,no„ . ~r,~ ~n~n
12. If a secondary unit is present on the lot, one additional uncovered parking space will be required and can be
provided in the driveway.
13. Refer to the Setback and Lot Coverage Exhibit (PD2-8) for specific setback dimensions for each lot.
"° 14. A minimum 3' clear pathway shall be maintained on one side of the house at all times.
Page 6• Site Development Standards
~1~~7~'~
>,~ . a„r,> >n~n
SITE DEVELOPMENT STANDARDS
Typical Plotting Concept
Mrnimum usabk level yazd = 500 S.R. wlth Whca lam arc dov~msloping and do nat have a--
minimum 12' dimet~ian. Yattt area may be klat mr~ the minimwu usable }~ard azea shall
provide~i im m~tG theu one locatumwithia a be a minimum 356 S.F. wiUt a minimum
lot, wid~ a minimum 150 S.F, area. dimeavicsn af 8'.
Yard area cen be definal as a yard, deek, Yard area ean be defined as a dec$ batconX
~afio, cou~tyazd ar similsr azea. &out courtyard or similsr.
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T will tt~ve s minimum
I 2a'rearaet6aclc.
Page 7• Site Development Standards
Sa ~ ~s~~
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PR~F:~',:R..'I~'~""
Landscape and Open Space Guidelines
CONCEPT
The Nielsen Property is designed as a distinct neighborhood that compliments its site and the surrounding
context, topography and land uses. The overall landscape theme will continue and enhance the rural feel of the
existing site and adjacent areas, encourage pedestrian access and mobility, and provide the project with design
cohesiveness.
BASIC DESIGN PRINCIPLES
~ • Continue the character and plant palette of adjacent properties along Tassajara Road.
• The entry to the Nielsen Property will provide a distinct character for the neighborhood. The design of
the entry monuments and landscaping will foretell the image for the rest of the neighborhood.
`~ • The streetscape design for the Nielsen Property will provide a visual thread to tie the neighborhood
together. Narrow streets, sidewalks, and canopy trees will provide a friendly and rural neighborhood
character for the project.
" • The open space areas within the project will provide a smooth transition between the Nielsen Property
development and its surrounding properties. Plantings and hydro-seeding on slopes that are graded will
be used throughout the project.
~~ • The neighborhood fencing and wall systems will be designed to blend with the project's theme, not be
visually intrusive and will enhance the overall character of the project.
.,~, • Management and maintenance of the open space and HOA common areas will be an integral component
of the landscape system.
Page 8• Landscape and Open Space Guidelines
5~3 ~,~ 7sg
S~ bd 7~~
Nielsen Propertv- Tassaiara Yalley • Apri12010
TASSAJARA ROAD
Tassajara Road, a main arterial in the City of Dublin, has multiple residential projects lining it. The Nielsen
Property will follow the ultimate Tassajara Road plan line established by the City of Dublin. The landscape
character will blend with the surrounding properties.
• A 12 foot wide landscape and sidewalk area bettiveen the curb and the right-of-way will be included.
• An 18 foot landscape easement behind the right-of-way will be provided. This area will allow the sidewalk
and planting areas to meander. Retaining walls are allowed within this 18 foot landscape easement.
• A six-foot wide sidewalk may meander through the 30 foot total area between face of curb and back of
landscape easement. However, the sidewalk must be located between 6 and 14 feet from the face of curb
and 4 feet from a retaining wall.
~ The frontage of the Nielsen Property is designed to take up grade to reflect the existing terrain, and
therefore has multiple walls. These walls, regardless of retaining or freestanding, will be designed in a
~ consistent style that matches the theme and design established for the project.
• There will be lush landscaping planted between the retaining walls, as well as in front of the walls, and
shall be designed to reflect the character of the project. Shrubs and low plantings will contribute to the
~,~- overall landscape design. Where the space is large enough between the walls, trees will be planted.
_ • Half community retaining wall/half view fences will be provided along the property line of the lots that
back onto Tassajara Road. Where sound attenuation is required for Lots 1-3, six foot tall community
~ walls will be provided.
• Refer to the plant palette for suggested plant species and required sizes.
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TASSAJARA ROAD
Page 10• Landscape and Open Space Guidelines
55~~ 7Sg
Nielsen Property- Tassaiara Valley • April 2010
NEIGHBORHOOD STREETS
Street A and Street B are the Neighborhood Streets within the Nielsen Property. They are designed to be narrow
to enhance the rural neighborhood character and encourage slow vehicle speeds to create a livable and safe
pedestrian environment.
• A 4.5 foot monolithic sidewalk will be provided on both sides of Street A and Street B when there are
houses fronting on both sides of the street. Where houses only abut one side of the street, a 4.5 foot
monolithic sidewalk will be provided on that side of the street.
~ One street tree shall be provided in the front of each lot within the landscape easement. The street tree
species will be the same canopy tree throughout the project.
• Two street trees are required in each side yard landscape easement along the side street of corner lots.
These trees shall be the same species as the trees along the front of the lots.
• Where lots front onto Street A and Street B, an 8 foot landscape easement is provided from the back of
walk. This S foot landscape easement allows for the maintenance of the street tree by the HOA. Where
lots have side yards that abut Street A or Street B, a 5 foot landscape easement will be provided. A 5 foot
or S foot public service easement will overlap the landscape easement.
• Street trees should be coordinated with the utilities and street lights to provide a continuous canopy of
trees.
• Where side yards abut Street B, a minimum of 5 feet flat area is required between the back of sidewalk
and the yard fence.
• Refer to the plant palette for suggested plant species and required sizes.
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NEIGHBORHOOD STREET - 45' ROW
Page 11 • Landscape and Open Space Guidelines
~~~~s~s
Nielsen P~roperty- Tassajara Valley • Apri12010 _
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NEIGHBORHOOD STREET - 33' ROW
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LANDSCAPE EASEMENT/PUBLIC SERVICE
EASEMENT
AT SIDEYARD WITHOUT SLOPE
5' 4S'
c,~,a- sw
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LANDSCAPE EASEMENT/1'UBLIC SERVICE
EASEMENT
AT SIDEYARD WITH DOWN SLOPE
Page 12• Landscape and Open Spoce Guidelines
~
~~
~:
LANDSCAPE EASEMENT/PUBLIC SERVICE
EASEMENT
AT SIDEYARD WITH UP SLOPE
s~~ ~~g
Nielsen Property- Tassajara Valley • Apri12010
EMERGENCY VEHICLE ACCESS
The Emergency Vehicle Access (EVA) runs from the terminus of the cul-de-sac of Street A to Tassajara Road.
• The EVA is a 20 foot wide all weather section with a minimum 16 foot paved drive area. The paved area
should be contained by a minimum of 6 inch wide concrete flush curbs.
• Removable bollards will be provided at the top of the EVA to prevent unauthorized vehicular access.
The exit of the EVA onto Tassajara Road may have an ornamental gate with a Knox box or removable
bollards to prevent access from unauthorized traffic.
• Where the EVA crosses into the right of way along Tassajara Road, the sidewalk will remain and the
parkway will be all weather to allow access of emergency vehicles. The curb shall continue to be a 6 inch
vertical curb on Tassajara Road.
• Lush landscaping will be provided in the HOA parcel where the EVA is located. The plants will consist
of a mix of groundcovers, shrubs and trees.
• Bollards will be of high quality design and attractice materials.
OPEN SPACE AREAS
The open space areas include the area along the east side of Street A, the east side of Street B, the open space at
the project entry, the northeastern hillside area of the site, and potentially the open space parcel above Tassajara
' Road and abuting the Arac Property, which will be owned by HN Enterprises.
• Open Space areas will retain existing grades where practical.
• Peripheral hillside areas that are graded shall be hydro seeded with native and other drought tolerant
grasses and wildflowers. Typically, areas closer to the neighborhood streets and Tassajara Road shall be
planted with groundcover, shrubs and trees; in cases where the entire area behind the curb is natural
looking, no ornamental planting would be required.
• Open Space areas will transition to the surrounding properties to provide a harmonious character for the
area through the use of grading and plant material.
• The Nielsen Property will adhere to the wildfire management plan on areas that abut to certain Open
Space areas.
,-' WATER QUALITY ELEMENT
The current proposal allows the first flush water from the Nielsen Property to be treated in the Silvera Ranch
water quality basin. Other flows from the Project and Silvera Ranch would then bypass the basin and be treated
by a separator unit before connecting to the City's storm drain system. If it is determined a separate water
quality system is needed for the Project, a new water quality basin will be located at the site of Lot 1, at the
northwest corner of the property.
• Appropriate landscaping will be integrated to enhance the project entry.
• Refer to the plant palette for suggested plant species and required sizes.
• If retaining walls are needed for the water quality element and are within public view, they will be
attractive and support the theme of the project.
Page 13• Landscape and Open Space Guidelines
SB~~s~>
Nielsen Propertv- Tassajara Valley • April 2010
FENCING AND WALLS
The fencing and walls throughout the Nielsen Property will define entries and properties, provide security, and
shall be aesthetically pleasing. Fencing should not visually dominate the neighborhood, especially on hillsides.
All wall and fencing designs will be finalized at Site Development Review. As long as these designs are consistent
with the following guidelines, the Community Development Director can make discretionary approval of any
future refinements. Refer to the Conceptual Wall and Fence Plan for the locations of wall and fencing types.
COMMUNITY WALL
Location:
The Community Wall is used to define and set the character at significant locations within the Project. The
Community Wall is used along portions of Tassajara Road, certain other project boundaries, as well as at the
project entry. The Community Wall takes many forms in that it may be retaining or free standing and the height
varies. Regardless, these different wall forms shall match in design appearance, materials, and color.
Overall Design:
~ Wall will be of a high quality and good design.
• Wall will be of precast or masonry.
• Columns should be provided at approximately 26 feet on center as is structurally appropriate.
• The wall and columns will have an ornamental cap.
• Columns should be located at the toe of slope or at retaining wall locations where grade changes occur
between lots. Column and wall heights may increase as necessary at grade changes to maintain a constant
top of wall elevation between columns.
• Where no grade changes occur, columns will be placed at property lines.
`" • Columns will be placed at the terminus and at major directional changes in the wall.
Overall Style:
• Dynamic Precast Layered Stone, other precast or masonry unit with cast stone veneer, or equivalent.
Overall Color:
• The color of the walls and columns will be light earth tones.
Page 14• Landscape and Open Space Guidelines
~9~~ ~s~'
~ Nielsen Property- Tassaiara Yalley • Apri12010
Retaining Wall Condition
Location:
Along Tassajara Road and at the project entry.
Design:
• Retaining walls should not exceed nominally 6 feet in height. However, as noted previously, column
and wall heights may increase as necessary at grade changes to maintain a constant top of wall elevation
between columns, as approved by the Planning Commission.
• If more than one wall is utilized, a minimum of 5 feet of planter area between walls will be provided.
(Example on Page 10)
Freestanding Condition
Location:
In cases where no retention is needed, along portions of Tassajara Road for aesthetic or sound attenuation needs,
or along the boundaries of the project entry, a free standing wall will be placed to continue the appearance of a
"" continuous wall and/or provide enclosure.
Design:
• Wall will be 6 feet tall.
Page IS• Landscape and Open Space Guidelines
~
~~ ~s~~
Nielsen Property- Tassajara Valley • Apr•il 2010
Community Wall/View Fence Condition
Location:
Where Lots 1-9 back onto Tassajara Road and Lots 10-14 abut the Silvera Ranch Project. This design allows for
providing views from the homes into the Valley and limits the sense of a walled community.
Design:
• Utilize the Community Wall/ View Fence; however, the wall portion shall match the design and
appearance of the Community Wall used in other conditions in this section, and the view fence portion
shall match the design and appearance of the View Fence used in other conditions in this section.
• This wall may be free standing or be retaining. The "wall" portion of this element may vary, but will be
a minimum of 4 feet in height.
• The total wall/fence height is 6 feet, unless retaining is incorporated into the wall segment and /or the
height grows to maintain a constant top of wall/fence elevation between columns or posts. If the wall is
retaining the view fence should be a minimum of 4' tall.
Overall Style:
• Dynamic Precast Layered Stone, other precast or
masonry unit with cast stone veneer, or equivalent.
• Wrought Iron
Color
• Masonry: Light earth tones.
• View Fence: Black.
ENTRY PILASTERS
Location:
.,~ There will be three entry pilasters at the entrance to the Nielsen I'roperty along Street A. There will be a pilaster
in each parkway on either side of the road as well as one within the median.
Design:
• The entry pilasters will match the Community Wall in design and materials.
• The entry pilasters will be 8 feet tall.
• An ornamental cap will be used.
• Project signage may be incorporated into the pilasters.
Page 16• Landscape and Open Space Guidelines
~~ ~ ~~
Nielsen Property- Tassaiara Valley • April 2010
Color
• The entry pilasters will match the Community Wall's color.
WATER QUALITY FEATURE WALLS
Location:
Retaining walls that may be contained within the water quality feature.
Design:
• The wall(s) will be a maximum of 6 feet high.
• Standard Retaining Wall or equal may be used.
• If there are multiple walls, there will be a minimum of 3 feet between them for landscaping.
RETAINING WALLS
ENHANCED RETAINING WALL
Location:
The Enhanced Retaining Wall is used within front and side yard areas of lots and within common HOA open
space areas that are located along the streets such as on the east side of Street A and Street B and are publically
visible.
Design
• 6 foot tall maximum in open space areas and 4 foot tall maximum in lots.
• An ornamental cap shall be provided.
• A minimum of 5 feet will be provided between enhanced retaining walls to allow for landscaping in
open space areas and 3 feet within lots.
S tyle:
• Will match in style and design to the Community Wall.
Color:
• The color of the walls will match the Community Wall.
STANDARD RETAINING WALL
Page 17• Landscape and Open Space Guidelines
~~ ~ ~sg
Nielsen Property- Tassaiara Yalley • April 2010
Location:
The Standard Retaining Wall will be used when walls are not visible to the public, such as when retaining walls
are required to address grade change differences on individual lots outside of the front yard.
Design
• 4 foot height maximum.
• A minimum of 3 feet will be provided between retaining walls if more than one wall is used.
Style:
~ Dynamic Precast Block Pattern wall, masonry unit, or equivalent.
Color:
• The color of the walls will complement other walls used in the Project.
RETAINING WALL PLACEMENT CRITERIA
FRONT YARD
• Front yard retaining walls shall be placed at or behind the Landscape Easement and Public Service
Easement.
• Front yard retaining walls shall be placed a minimum of 3 feet off of the house.
• The front yard retaining walls should be a maximum of 2 feet high.
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FRONT AND SIDE YARD RETAINING WALL
Page 18• Landscape and Open Space Guidelines
~3 ~~ ?s'$
Nielsen Property- Tassajara vallev • April 2010
REAR AND SIDE YARDS
• Side and rear yard retaining walls that are 2 feet or less in height shall be located on the property line.
• Side and rear yard retaining walls that are greater than 2 feet shall be placed a minimum of 3 feet off of
the property line and allow for a maximum 2:1 slope from the property line to the wall. Lots 1-9 and 10-
14, which are down sloping, are an exception and the rear yard wall can be placed on the property line.
• Where there are two or more walls, the walls shall be placed at a minimum of 3 feet apart for landscaping
between the walls.
• When rear or side yard walls are 4' and greater and have a large slope behind them, an access staricase
shall be provided.
Peue on Pmp~ty
Iar~e
Sicle ~ I Side ~ 2' I~~fax ~e~airttt~ Wall
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5 5'
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2' AND LESS RETAINING WALL WITH FENCE
~
2-4' ~i~ining
Wal1
GREATER THAN 2' RETAINING WALL WITH FENCE
SLOPE ACCESS WITH STAIRS
Page 19• Landscape and Open Space Guidelines
~ l~ `~~~ 758
Nielsen Prope~~ty- Tassaiara Vallev • April 2010
GOOD NEIGHBOR FENCE
Location:
The good neighbor fence occurs between lots, on property lines, and on side yards of corner lots where privacy
is desired.
Design:
• A minimum of 5 feet should be provided behind the front fa~ade before this wall occurs.
~ The fence will be a total of 8 feet tall and constructed of vertical boards.
• The fence may be enhanced at the top with 2 feet of framed wood lattice or a similar design capable of
admitting not less than 50% light. Solid inserts including plexiglass are not permitted.
• Wood posts will be a maximum of 8 feet on center.
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• On corner lots, the neighborhood fence shall overlap a maximum of 25% of the side house length. View
fences may be added to extend the fenced area along the side of the home, but can extend no closer than
5' from the front fa~ade.
x
CORNER LOT FENCING
Page 20• Landscape and Open Space Guidelines
GOOD NEIGHBOR FENCE
~5 ~ ~~~
Nielsen Property- Tassaiara Valley • Apri12010
Wherelayouto£1
om ccu~er lotcr~a
]argesideyards~
may be ~elc7sed
vie~vfence,
VIEW FENCE
Location:
View fences may be used where views are desired to be preserved and to limit the impact of solid fencing on
visible hillside areas, on rear and side property lines of lots, and where lots back onto open space or school uses.
The majority of the side yard View Fences will end where the house "begins" - at this point, the Good Neighbor
Fence may occur.
Design:
• The View Fence will be an ornamental metal fence.
• 6 feet tall.
• Posts will be 8 feet on center and pickets will be spaced at a 4 inches maximum.
. Color:
• Matte black
Overall Style:
• Wrought Iron
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VIEW FENCE
Page 21 • Landscape and Open Space Guidelines
CORNER LOT FENCING
~~~ 7ss
Nielsen Property- Tassajara Valley • April 2010
' EMERGENCY VEHICLE ACCESS (EVA) BOLLARDS AND GATE
Location:
Removable Bollards will be provided at the access to the EVA from Street A to prevent unauthorized vehicular
traffic. The exit of the EVA onto Tassajara Road may have an ornamental gate with a Knox box or removable
bollards.
Design:
• Removable Bollards will be provided across the mouth of the EVA.
• The Bollards will be metal with the design approved at the SDR.
• The Ornamental Gate will match the View Fences in design and style.
• The Ornamental Gate will be a minimum of 5 feet in height.
• Community Wall columns will be provided on each side of the Gate.
Color
• Matte black
HERITAGE TREE
There is one tree on the Nielsen Property that is a Heritage Tree as defined by the City of Dublin Municipal
~ Code. This tree is a Cork Oak (Quercus suber). Three trees of the same species or a different oak species will be
planted as mitigation of the removal of the Cork Oak tree. The replacement trees will be planted in either the
landscape parcels, the open space parcel, or along Tassajara Road. The replacement trees will be a minimum of
36" box size.
LIGHTING
The City of Dublin standard Cobra light fixtures and posts will be used, as well as the city standards for placement
and design of the street lighting.
`~~ UTILITIES
• Above ground joint trench utility boxes should be kept away from the entry, primary views and
intersections as practical. Where the utility boxes occur, they should be located behind the walk and in
the landscape parcels to minimize their appearance from the street.
• Utility boxes will be screened with landscaping as allowed by the utility companies.
• Underground facilities should be used where practical.
Page 22• Landscape and Open Space Guidelines
~~~d ~s~
Nielsen Property- Tassaiara Valley • April 2010
• Where above ground utility boxes, lights, hydrants, and other related items are placed and require
a retaining wall to fit along a sloping street, the wall style will be the Enhanced Retaining Wall style
described earlier.
• Utilities should be grouped and combined with yard retaining walls to avoid multiple retaining walls
and to limit clutter.
• Air conditioning units are not permitted in front yards and should maintain a minimum 36" clear
passage.
PUBLICALLY VISIBLE DOWN SLOPING LOTS
Because of the hillside nature of the existing land, the Nielsen Property site plan has been designed to step the
lots up and down the slopes. To allow for the optimal use of the land, as well as work with split pad home
designs, the slope below the unit has been included into the lot in some cases. To ensure that these visible
down sloping lots (Lots 4-9, 25-28) are permanently and attractively landscaped and maintained, the following
guidelines shall apply:
• The back and/or side yards comprising the down sloping lot will be landscaped and automatically
irrigated prior to receiving a permit of occupancy.
• For Lots 25-28 the completion and of the irrigation and planting shall occur after the site grading. The
builder shall maintain these areas until the lots are conveyed to the homeowner.
• No pad drainage will be allowed to drain onto the slopes of Lots 25-28. Therefore house drains will be
stubbed to a storm drain line that will connect to Street A.
~ If the homeowner wishes to change their down sloping yard landscaping, they must follow these
guidelines, the SDR, approved landscape plans, as well as any additional guidelines laid out by the
CC&R's of the neighborhood.
• Refer to the Site Development Criteria for where accessory structures may not be built on the lots.
• The CC&R's of the neighborhood will be written to allow the HOA the ability to maintain the publically
Page 23• Landscape and Open Space Guidelines
UTILITY BOX WITH ENHANCED WALL AND LANDSCAPE SCREENING
~ ~~~~ ~s~
Nielsen Property- Tassajara valley • April 2010
visible down sloping yard areas if they are not maintained correctly and become unsightly or a hazard.
The homeowner will be charged for this work by the HOA.
MAINTENANCE RESPONSIBILITIES
Four entities will have responsibilities for the maintenance of the landscape within the Nielsen Property
Development:
1. The City of Dublin
2. The Homeowners Association (HOA)
3. The individual homeowner
4. HN Enterprises
The City is responsible for the maintanance of all streets as well as the sidewalk within the right of way on
x Tassajara Road.
The HOA is responsible for the Tassajara Road landscaping elements, entry feature landscaping within
the parkways, the median and the entry features, all project interior sidewalks, open space areas including
'~ communication facilities lands, a water quality feature if provided on site, and the EVA. The HOA is responsible
for the maintenance and replacement of the street trees within the 5-8 foot Landscape Easement. The HOA is
responsible for any walls and fences that are within their parcels. HOA may also maintain the hillside slope,
landscape, and irrigation of Lots 1-9 and 25-28 if the homeowner does not adequately maintain these areas.
Any maintenance required that is not related to landscape maintenance on the properties containing the
communication facilities shall be maintained by HN Enterprises or future owner.
The individual homeowner is responsible for maintaining all landscaping and irrigation on their property
including all fences and walls. Private driveways will be owned and maintained by the individual homeowners
with a shared access easement.
If a street tree is removed due to disease it must be replaced in a timely manner. This street tree shall be of the
same species as the existing street trees and of the same size as approved in the approved landscape plans. The
street tree will be located in the same position as originally planted.
Refer to the Open Space Ownership and Maintenance Map for further detail.
Page 24• Landscape and Open Space Guidelines
~~~ ~~~
Nielsen Property- Tassaiara Valley • Apri12010
SUGGESTED PLANT PALETTE
Plant material should be selected with the character of the site in mind. This plant palette is provided as a
suggestion and can be updated at the time of the Site Development Review to fit with the proposed theme and
-•~ character of the property. Drought tolerant plants should be used when possible. Trees and plants that are
tolerant of reclaimed water should be utilized if reclaimed water is used.
OPEN SPACE TREES
Minimum 24" box
30 % of all trees on the site must be a 36" box or larger.
Botanical Name Common Name
Acer macrophyllum
° Aesculus californica
Platanus racemosa 'multi trunk'
° Quercus agrifolia
° Quercus kelloggi
° Quercus lobata
° Quercus suber
Umberllularia californica
Bigleaf Maple
California Buckeye
California Sycamore
Coast Live Oak
California Black Oak
Valley Oak
Cork Oak
California Bay
_ STREET TREES
Minimum 24" box
30 % of all trees on the site must be a 36" box or larger.
Per the City's Streetscape Master Plan, species to be planted along Tassajara Road are noted below.
Botanical Name Common Name
Acer buergeranum
Acer rubrum
-~. ° Celtis sinensis
° Celtis occidentalis
`k'' Fraxinus oxycarpa'Raywood'
D Koelreuteria paniculata
Laurus nobilis'Saratoga'
Liquidambar s. Rotundaloba
Trident Maple
Armstrong Maple
Chinese Hackberry
Western Hackberry
Raywood Ash
Goldenrain Tree
Grecian Laurel
American Sweet Gum
Tassajara Street Tree
Page 25• Landscape and Open Space Guidelines
~~ ~ ~s~
Nielsen Property- Tassaiara Valley • Apri12010
° Pistachia chinensis Chinese Pistache
Platanus racemosa 'multi trunk' California Sycamore
Pyrus calleryanna'Aristocrat' Flowering Pear Tassajara Street Tree
Pyrus kawakamii Evergreen Pear
° Quercus agrifolia Coast Live Oak Tassajara Street Tree
Ulnus parvifolia Chinese Elm
ACCENT TREES
Minimum 24" box
30% of all trees on the site must be a 36" box or larger.
Botanical Name Common Name
Cercis occidentialis Western Redbud
Citrus Citrus
Lagerstroemia indica Crape Myrtle
Melaluca linariifolia Flaxleaf paperbark
° Olea europaea Fruitless Olive Tree
Pyrus calleryana Ornamental Pear
Pyrus cerasifera Flowering Plum
Sapium sebiferum Chinese tallow tree
OPEN SPACE SHRUBS
Minimum 5 gallon
Sotanical Name
° Arctostaphylos species
° Ceanothus species
*Clarkia bottae
*Deschampia c. holciformis
*Eschscholzia californica
° Heteromeles arbutifolia
Common Name
Manzanita
California Lilac
Snowy Clarkia
Dwarf Hairgrass
California Poppy
Toyon
Page 26• Lcandscape and Open Space Guidelines
~~ ~~ ~~B
Nielsen ProUertv- Tassaiara Valley • April 2010
Lepechinia calycina
*Lupinus n. vr. Nanus
*Melica californica
Mimulus longiflorus
*Nasella pulchra
*Nasella cerbna
° Rhamnus california
Rhamnus crocea
Rosa California
° *Salvia leucophylla
Sambucus Mexicana
Symphoricarpus albus
Pitcher Sage
Sky Lupine
California Onion Grass
Monkey Flower
Purple Needle Grass
Nooding Needle Grass
Coffeeberry
Buckthorn
California Wild Rose
Purple Sage
Blue Elderberry
Snowberry
Native grass seed mix
*Denotes a native species. Additional native species may be included as approved by the Planning Commision during tlie
SDR.
° Suggested drought tolerant species are denoted by a small D.
SHRUBS
Minimum 5 gallon
Botanical Name Common Name
Abutilon x'Moned' Red Flowering Maple
Agapanthus africanus Liy of the Nile
° *Arctostaphylos species Manzanita
Aucuba japonica'Variegata' Gold Dust Plant
*Berberis species Japanese Barberry
Buxus microphylla var. japoni Japanese Boxwood
Camellia japonica Camellia .
° *Ceanothus species California Lilac
° Cercis Occidentalis Western Redbud
Page 27• Landscape and Open Space Guidelines
~~ ~ ~s~~
Nielsen Propertv- Tassaiara Valley • Apri12010
° *Cistus species Rockrose
° *Coprosma repens Mirror Plant
Coreopsis spp. Coreopsis
*Correa pulchea Australian Fuchsia
Dietes bicolor Fortnight Lily
° *Echium fastuosum Pride of Madeira
Euonymus fortunei Euonymus
*Erigonum fasciculatum California Buckwheat
Escallonia Escallonia
Fejoa sellowiana Pineapple Guava
Hemerocallis hybrids Daylily
° Heteromeles arbutifolia Toyon
Heuchera maxima Coral Bells
Hibiscus syriacus Rose of Sharon
Iris douglasiona Pacific Coast Iris
Kniphofia uvaria Red Hot Poker
° Lagerstroemeria hybrids Dwarf Crape Myrtle
° Lavandula angustifolia Lavender
° *Lantana camara Lantana
Limomium perezil Statice
° *Mahonia species Mahonia
Myrica californica Wax Myrtle
_ Nandina domestica Heavenly Bamboo
Nasella pulchra Purple Needle Grass
~ Pelargonium pelatum Ivy Geranium
Penstemon species Penstemon
} Phormium tenax New Zealand Flax
D Prunus caroliniana Carolina Laurel Cherry
° Prunus ilicifolia Holly Leaf Cherry
° Prunus lyonii Catalina Cherry
° Rhamanus california Coffeeberry
Pcage 28• Landscape and Open Space Guidelines
7~ ~ ~s~;>
Nielsen Property- Tassaiara Yallev • April 2010
Rhaphiolepsis indica Indian Hawthorn
*Ribes species Current
° Rosa california California Rose
° *Rosa species Rose
D *Rosmarinus species Rosemary
° *Salvia species Sage
Santolina chamaecyparissus Lavender Cotton
*Symphoricarpos species Snowberry
Tulbahjia violacea Society Garlic
Viburnum tinus Viburnum
Verbena species Verbena
*Denotes a native species. Addi tional native species may be included as approved by the Planning Commision during tl2e
SDR.
° Suggested drought tolerant species are denoted by a small D.
GROUND COVERS AND VINES*
Minimum 1 gallon ground covers (must achieve 100% coverage within 3 years)
Minimum 5 gallon for vines
Botanical Name Common Name
° Acacia redolens Acacia
° Achillea species Yarrow
° Coprosma kirkii Coprosma
° *Cotoneaster horizontalis Rock Cotoneaster
° *Cotoneaster s. 'repens' Willowleaf Cotoneaster
Festuca longifolia Hard Fescue
Erigeron karvinkianus Santa Barbara Daisy
Festuca californica California Fescue
,~~
Festuca ruba creeping Red Fescue
~ Helianthemum nummularium Sunrose
° *Hypericum calycinum St. John's Wort
jasminum species Jasmine
uniperus species uniper Page 29• Landscape and Open Space Guidelines
~~~d ~s~
Nielsen Prr~perty- Tassajara Yalley • April 2010
° *Lantana species Lantana
*Mahonia Repens Creeping Mahonia
° Myoporum parvifolium prostrate Myoporum
Oenothera speciosa childsii Mexican Evening Primrose
Osteospermum fruticosum African Daisy
° Rosa'Carpet Rose' Carpet Rose
° *Rosa Rugosa Japanese Rose
° *Rosmarinus officinalis Rosemary
Solanum jasminoides Potato Vine
Trachelospermum asiaticum Asiatic Jasmine
*Trachelospermum jaminoides Star Jasmine
*Vinca major Periwinkle
Wisteria species Wisteria
*Suggested erosion controlling plants for down sloping lots are denoted by an asterisk.
° Suggested drought tolerant species are denoted by a small D.
Page 30• Landscape and Open Space Guidelines
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NOTES:
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- GOOD NEIGHHOR FENCES ARE 6' FDGH
- WHE1~E THE COMMUMTY WALL LS USED FOR
SOUND A11'EIVUATION (LO'I'S 1•3)9AE WALL Wpy
BE 6 HIGH
• THE ~'IEV~'FENCE WILL BE A 6' ORNAhffiNTAL
MCTAL FENCE.
- HALF COI~A~UMTY WALIIHALF VIEW PENCE
R'Il1. HAV6At~4NAtUM OF 4' OF WALL. WITH AN
ORNAMENTAL ME1'AL FINCE USID FOR THE
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NIELSEN
PROPERTY
Dublin, California
LANDUSE
AND DESIGN
STANDARnC
FENCE & WALL
PLAN
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ENHANCED R@TAINING WALL F7GI, HAVE SAME STYLE AND COIAR A5 THE
PROPOSED CO!~MUN7TY Wpiy.
~~ ~~ ~~~
NIELSEN
PROPERTY
Dublin, California
LANDUSE
AND DESIGN
STANDARDS
OWNERSHIP &
MAINTENANCE
PLAN
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April 2010
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P~~~~J~~ 1.
Architectural Criteria, Guidelines, and Styles
CONCEPT
The purpose of these Architectural Criteria and Guidelines is to provide design and style direction to the
homebuilder of the Nielsen Property. The Guidelines ensure attractive design and high quality construction for
the project will be done. The Criteria and Guidelines are not designed to be overly restrictive or limiting, but
instead to foster a livable environment that is enjoyable and interesting.
BASIC PRINCIPLES
Regardless of the architectural style, a home's design is comprised of many components including building mass
""' and articulation, roof form, fa~ade design, living areas and garages, and detailed architectural elements. These
components, when designed appropriately, provide a unified yet varied neighborhood.
; The following Design Criteria and Guidelines are provided to ensure that high quality architecture is built
utilizing authentic architectural styles and elements. Roof forms, materials and building massing shall be used
' to establish a recognizable style. In addition, detail elements may be used to enhance the character of a style. The
,~ appropriate scale and proportion of architectural elements and the selection of details should be used to provide
authenticity of each style.
.~
NEIGHBORHOOD DESIGN
~ General Design Parameters
Given the topographic variation within the project area and the premium location of the site, the Nielsen
~ Property is expected to be developed with semi-custom homes. Semi-custom homes would be production floor
plans with provision made for customized placement or addition of windows, porches, balconies, and other
architectural elements to respond to specific site situations, including topography and views. Semi-custom
a homes shaZl conform to design requirements outlined below.
4 r Neighborhood Plotting and Massing
It is important to create an attractive, diverse, and livable streetscape within the neighborhood. In addition to
home massing and design and garage placement, this can be achieved by home placement and orientation.
Page 31 • Architectural Criteriq Guidelines and Styles
~g~~~~
Nielsen Properry- Tassajara Valley • April 201 D
The entry and detailing of the front fa~ade should be the primary emphasis of the front elevation, rather than
the garage. Elements such as porches, trellises, living spaces or courtyards should project forward of the garage.
Entries of primary units should be visible from the street.
Architectural Plan and Style Mix
The Project shall provide a minimum of three different floor plans. Each floor plan shall be designed and built
with roof and elevation treatments representing a minimum of three different, architectural styles. Three color
schemes are required per elevation.
Corner Lot Homes
A different elevation should be created for corner lot homes, or an interior lot plan can be enhanced with
additional architectural elements, details, or materials on the corner side of the house that match those on the
front elevation.
Elements to consider on corner lot homes include:
• Entries placed on the side/corner elevation.
• A porch or projecting side gable that wraps the front and side of the house.
• Broad range of roof forms, and the use of dormers if appropriate to the style.
• Varied building massing.
• Enhanced detailing and materials.
• The building wall adjacent to the exterior side yard is as short as practical.
~ Interior Conditions
. Interior Lots should aim to have articulation so the side and rear yards do not have a canyon affect. Box houses
} are not acceptable. In order to not create these situations the following solutions are provided but are not meant
`~ to be limited to these solutions:
• Recess the second story in the rear of the building
~ • Provide plans that use articulation and do not utilize the entire lot setbacks in width and depth.
'~ SLOPE CONSIDERATIONS
Grading Sloped Conditions
~ The Nielsen Property should be designed to respond to the opportunities offered by the sloping topography.
Due to this, the lots should be stepped as a series of terraces rather than grading a large flat area. The existing
~ landform should be followed when possible with grading to step up or down the slope. Walls or slopes may be
~ used to take up slope within the development.
:~~ Plotting on Cross Slope Conditions
On street slopes greater than 4% the garage shall be plotted on the high side of the lot. Buildings should be
designed to take advantage of sloped conditions and maximize the views.
f~
Page 32 • Architectural Criteria, Guidelines and Styles
~~ ~ ~~~
~a Yallev • Apri12010
Rear Yard Slope Conditions
When buildings have rear yards sloping uphill, rear elevations on the second story should be stepped back to open
up the rear yard and avoid a"canyon-like" effect. On downhill sloping yards, rear elevations should be stepped
back to be more visually appealing from off-site. Refer to other sections herein for additional direction.
SECONDARY DWELLING UNITS
Second dwelling units are permitted and must be an integral and complimentary part of the main unit.
Regardless of location, the secondary unit shall match the style and appearance of the primary unit. The design
of the secondary dwelling unit shall follow the City's Zoning Ordinance with the following requirements and
exceptions
• Allowed on lots of 5,000 square feet or greater.
• Sized at a minimum of 275 square feet and a maximum of 1,000 square feet. The second unit shall not
exceed 35% of the total floor area of the primary single family residence.
• Only one second dwelling unit permitted per lot.
• One additional off-street parking space will be required; tandem or uncovered spaces permitted.
• The secondary unit shall be incorporated as an integral and seamless component of the primary unit
and/or the primary unit's garage, if a detached garage is provided.
., , DUPLEX UNITS
Duplex dwelling units are permitted within the project area if utilized towards fulfilling the project's Inclusionary
Housing requirement. In the design of duplex units for the Nielsen Property, attention shall be paid to the
` following:
• Duplex units shall be designed to match the single-family residential site development standards,
architectural criteria, and styles for the project area. Exceptions include the ability for zero setbacks at
attached building side, yard area (250 sq.ft. minimum with a 10' minimum dimension, and lot size and
coverage to be determined at Site Development Review.
~»~ • Duplex units shall be designed to appear as one cohesive structure (i.e.: architectural styling shall be
consistent for the entire building).
• Duplex units are encouraged to be sited on corner lots, with a goal of giving each unit more street
~' frontage.
• To facilitate a sense of distinction and ownership, entries should be separated from one another. Entries
sharing one path from the street are not permitted.
• To the extent feasible, entries to garages should be separate and should be visually associated with the
front door of the unit served.
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ARCHITECTURAL DESIGN
To develop diversity in neighborhood design and establish individual character for each home, the following
elements and criteria have been developed. These, combined with guidelines included under Architectural Styles
below, should be used to develop a varied but cohesive aesthetic for the project area. Elements and techniques
that create these characteristics include:
• Building Mass and Roof Form
• Variable Elevation Setbacks
• Two Story Houses
• Single Story Architectural Elements
• Garage Location and Design
• Entry Design
• Four-Sided Architecture
Suilding Mass and Roof Form
'` The general form of the building should be reflective of the architectural style of the home. Mass and form can
be manipulated to decrease perceived density by avoiding repetitious box-like forms, as well as highlighting
entries and de-emphasizing garages to create a more attractive streetscape. Roof forms should also reflect the
'° architectural style of the building. Roof type, pitch and articulation should vary throughout the neighborhood.
Rows of homes viewed from along Tassajara Road and interior streets are perceived by their contrast against the
sky or the background. To provide diversity and visual interest to the neighborhood and resulting street scene,
a variety of building and roof forms are encouraged. When designing the massing, elevations, and roof form of
~ each structure, the following is recommended:
• Articulate wall planes to provide interest and scale.
,. • Provide projections and recesses to create light and shadow.
~ Combine one and two story forms to break up massing.
• Vary building mass and roof lines to minimize repetitious forms, flat planes, silhouettes and roof ridge
heights.
• Provide a mix of different roof forms including front to rear, side-to-side, gables, and hips.
• Use a variety of roof pitch slopes within the project area, with roof pitch being authentic to the architectural
style referenced in the building elevation.
,, Variable Elevation Setbacks
.~ When authentic to an architectural style, variable facade setbacks should be provided. The second story shall
not completely overlay the first story without the pro~ision of a single story element or mass. To assist in
' varying setbacks and front elevation massing, alternative garage locations should be incorporated as practical
a~ with terrain and split pad constraints.
Homes rearing to Tassajara Road shall incorporate a horizontal or vertical massing break on the rear fa~ade to
prohibit a fully maximized building envelope along the publicly visible edge.
.~
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Two Story Houses
To reduce the visual impact of a second story home's height; style appropriate elements shall be used. Please see
the "Architectural Styles" section of this document for descriptions of specific elements for each style.
If appropriate to the architectural style, portions of the second story shall be stepped back from the first floor
fa~ade, or shall incorporate elements (such as projecting balconies, livable areas projecting above a first floor
porch, etc.) that create variation in the massing of the building. These variations may include stepping back the
building mass, projecting balconies or dormers, etc.
- < Single Story Architectural Elements
When appropriate to the architectural style, single story architectural elements shall be used to help create a
more human scale and provide interest, while creating variation and enhancing street character. A significant
` single story element shall be used on at least one plan. These single story architectural elements include:
• Interior living spaces that are a single story in height
• Enclosed front patios
• Single story garages with no building mass above it (on same front wall plane)
• Single story front or wraparound porches
• Cantilevered second story elements
The quality of a neighborhood is enhanced by the inclusion of a house plan designed specifically for corner lots
or an interior lot plan with the flexibility to include pop-outs, wraparound porches or other enhancements when
`' plotted on corner lots. Corner homes should have a significant one-story element (livable area or porch) on the
corner side to reduce the scale of the building along the street frontage.
Garage Location and Design
To create a visually pleasing neighborhood and limit the potential of a repetitive street scene, garages should be
„~
designed utilizing different design and placement techniques such as:
• Vary garage placement on the lot amongst house plans.
• Provide a collection of garage door appearances.
• Incorporate garage treatments such as porte cocheres and trellises.
"' • Recess doors a minimum of 12" behind the garage wall plane.
• Limit driveway curb cuts to 16 feet wide.
To the extent practical with split pad home designs, garage placement should be varied within the neighborhood,
with garage location varying from floor plan to floor plan. Differing garage placements can be achieved by
alternating front setbacks, incorporating different garage types, or providing a mixture of architectural elements
that draw one's eye away from the garage. Except for on streets with steep slopes plans should be reversed and
plotted so the garage and entry are adjacent to each other.
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The number of different garage placements within the project home plans is based upon the type of final unit
` plans designed. In instances where there are two split pad plans (one uphill and one downhill) with or without
flat pad units of less than 20 units, two (2) different garage placements are required. If 20 or more flat pad
units are incorporated into the project, three (3) different garage placements are required. Acceptable garage
placements are:
• Shallow Recessed - To reduce the mass of the garage, garages should be placed a minimum of 5 feet
behind the living space fa~ade.
• Mid-Recessed - These garages are typically placed at or near the midpoint of the home. These garages
shall be set a minimum of 10 feet behind from the living space fa~ade.
• Deep Recessed - Deep recessed garages are located a minimum of 20 feet behind the front fa~ade of
the home. These garages may be detached or attached to the home. This configuration creates usable
outdoor space.
• 3-Car Tandem - If a three car garage is offered, the third car space should be in tandem to the standard
two-car space to reduce the visual impact of a three car garage on the street.
Different patterns and colors should be applied to garage doors to give a variety of design. The use of windows
is encouraged. Incorporating other garage treatments is suggested to minimize the impact of garage doors along
the street.
Architectural elements can be incorporated in the fa~ade design to minimize the appearance of the garage door
and provide human-scaled elements along the street edge. Features that can be use to meet this include:
• Trellis over a garage door to provide texture and fa~ade relief.
• Porte coheres to create a screened parking spaces and outdoor spaces.
• Single car garage doors to provide additional articulation and light and shadow.
ARCHITECTURAL TREATMENTS
A minimum of three different floor plans with three elevations of varying architectural styles apiece should be
,~
provided for the Nielsen Property. The differences in these plans and elevations should be recognizable and
provide variety to the neighborhood, but the elevations and styles should not clash.
. Four-sided Architecture Treatments
~ Four sided architectural treatments shall be applied to all the houses within the Project. This is especially
important to the homes that are adjacent or visible to Tassajara Road. (Lots 1-9 and Lots 25-28) Architectural
treatments include window surrounds; shutters; detailed air vents, grille work, and other enhanced features.
~~ Elements provided shall be authentic to the selected style. Second story and roof elements should be given
special attention since these will be the most visible from the street. .
• Materials, colors, and building articulation shall be continued onto the side and rear elevations to match
that of the front elevation.
~ All material and color changes shall occur at an inside corner or other logical transition point such as
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chimneys, projections, or recesses.
• To provide a diverse and attractive neighborhood character, the portion of the rear elevations of homes
that back onto Tassajara Road (Lots 1-9 and 25-28) must include a variety of window treatments and roof
projections, as well as a variety of hipped and gabled roofs and architectural detailing.
~ The rear fa~ade shall be broken either horizontally or vertically at a minimum.
• Decks and patios provided off of the side or rear elevation shall match in design and style to the front
elevation.
Creation of Form and Relief
Recesses and Sl2adows
Recesses, overhangs, and projections are important for creating visual interest of a building form by providing
depth and mass by causing shadows and shade.
Architectural Projections
Projections on a buildings fa~ade should be used to create visual interest and emphasize important aspects of the
design such as the entry or major windows. If these projections are provided in an appropriate manner they can
distract from visually displeasing elements such as the garage or a large plain wa1L
Stepping Forms
Step elevations horizontally and vertically. Where appropriate to the architectural style chosen, material changes
should occur at these steps.
Entry Statement
The front entry to the home shall be designed as the focal point to the home. The entry should be easily recognized
by pedestrians and visitors.
~ Roof Considerations
Roof Forms and Materials
~~
Roof types and forms shall vary throughout the neighborhood and from plan to plan. Roof forms and characteristics
shall be consistent with the selected Architectural Style. Hip, gable and shed roof forms, or a combination
thereof, may be utilized. The use of dormers and similar elements are encouraged to provide interest.
Dual Pitch roof forms such as Gambrel or Mansard as well as flat roofs shall not be used on the Nielsen
' Property.
"' If asphalt composite shingles are used they will be 50 year architectural grade.
Roof Pi tch
A broad range of roof pitches and materials shall also occur within the neighborhood. Principal roof forms
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should typically have a pitch between 3:12 and 8:12, depending on style. A single roof pitch should be used on
opposite sides of a ridge.
Rakes and Eaves
Rakes and eaves should be selected based on the architectural style. Moderate or extended overhangs are
`" acceptable if properly designed. Similarly, tight fascias may be utilized when appropriate to the style. The
designer should ensure that fascia boards, exposed rafters and other roof elements are substantially sized to
avoid looking flimsy or weak. Roof detailing should not appear tacked on; rather it should be integrated with
the structure of the roof.
Stepped Roofs
Given the split-pad arrangement of the project area, stepped roof forms are expected to occur on most or all of
the houses in the project area. This stepping of the roof form should be seen by the designer as an opportunity
' to express the theme of the house and to provide visual relief and interest. Vertical steps in ridgelines should be
substantial enough to create visual impact and to allow for adequate weatherproofing.
Overhangs, Porches and Balconies
If appropriate to the architectural style, moderate or extended overhangs, porches and balconies are encouraged
to provide shade and passive cooling for energy savings. The use of porches and balconies expand outdoor
living opportunities, create entry statements and provide elevation variety. Covered porches may differ in roof
pitch than the primary structure.
Front porches should be provided on 33 percent of the homes. Porches should be sized to be usable by the
residents. Porches should match in style and material to the selected Architectural Style of the home.
Unit Entry Considerations
Entry Statement
The entry to a home is more than just the front door. The physical form of the front pedestrian entry serves
several stylistic and psychological functions including:
• Identifying and framing the front door
• Expressing the architectural theme of the home
Acting as an interface between the public and private realms (a "semi-public" outdoor space)
Placement and Visibility
The entries of the homes on the Nielsen Property should be located so that it is visually apparent the location of
~~ the front door. Architectural forms and details should be used to decrease the visual impact of the garage on the
streetscape.
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Incorporation of Roof and Architectural Features
Architectural features that are appropriate to the architectural style of the home should be used. Roof elements,
porches, columns, although the door might be visible, architectural elements such as roof elements, covered
porches, and columns should be used to announce the entry.
Front Door Considerations
Design
The front door is a major part in the style and architectural character of the house. The door should be setback
into the building form or covered by an overhead element. The entire door assembly should be built and
designed as a single unit. This includes the framing, the molding, and windows.
Materials/Colors
Wood is the preferred material for entry doors, but metal entry doors can be used if the have the same character
and feel as paneled wood doors.. The different characteristics of wood doors, such as the grain of the wood as
well as recessed panels contribute to the overall character of the entry.
The color of the door may match or contrast with the trim of the house, but must contrast substantially with the
wall color.
Use of Glass
Incorporating glass into the door assembly, whether as panels within the door or side lights, expresses a sense
of welcome and human scale (note that transom lights do not achieve the same effect.) The use of glass in the
overall door assembly is encouraged.
Residential Address Numbers and Entry Lighting
' Entries should be well lit for easy recognition and for safety. Residential address numbers should be prominent
and large enough to be read easily from the street. Street address numbers should be lit at night.
Windows
Placement and Organization
~
In the design of homes for the Nielsen Property, designers should look beyond the practical consideration of
room layout in determining the placement of windows. Window placement and organization should be used
~ to contribute positively to the exterior architectural character of the home and should take into account views
available from the individual lot on which the house is to be built. Attention should be paid to windows'
relationship to one another and to the wall and roof planes, creating a composition with a sense of order.
'"" Although they do not necessarily need to be of a uniform size, shape or type, all windows within one elevation
shall appear compatible, visually relating to and complimenting each other. Recessing is encouraged should be
used on windows where possible and if authentic to the architectural style.
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Feature and Theme Windows
Feature, or theme, windows create the dominant theme or form within the window hierarchy, creating a strong
visual focal point within an elevation. Feature windows should reinforce the architectural style of the home.
They may be used to deemphasize the garage, and highlight the entry or other significant elements of the building
or site.
Window Framing and Trim
There are a variety of window framing materials available today, including vinyl, aluminum, wood, or
cementitious simulated wood. The most important consideration for the designer should be whether a material
is compatible with the architectural style it will be supporting. When aluminum framing is used natural, silver
or gold anodized frames shall not be used, bronze anodized or colors that are complementary to the color palate
shall be used. Windows should be trimmed on all sides of the house as appropriate to the architectural style.
While all windows shall be articulated and or trimmed appropriately to the individual style as described in
the architectural style section of these guidelines, aluminum windows must take additional precautions to be
trimmed and articulated. These articulations may include wood or cementitious simulated wood trim, stucco
surrounds, shutters, or recessed openings.
Shutters
~ If shutters are appropriate to the architectural style used they shall be provided on all highly visible elevations.
Shutters must be appropriately sized for the window. "Closed position' shutters may also be used to provide
interest on a fa~ade where a window is not present.
Consideration of Side and Rear Elevations
'° While the significant topography of the Nielsen Property allows many or most of the homes built on the site to
enjoy impressive views, it also means that homes will be more visible to the surrounding community than would
homes in a typical subdivision. For this reason, it is imperative that the placement and number of windows on
publicly visible side and rear elevations be carefully located and in a quantity to take advantage of views and
limit blank and unattractive facades. Window style, placement, detailing and organization are applicable to all
elevations of the home.
Integrations with Roof and Architectural Details
~ Proper articulation of walT and roof elements may include the use of windows. Architectural projections and
roof gables and dormers may be used together with windows to create focal points. Attention should be paid to
overhangs and projections above south- and west-facing windows to achieve better summer cooling.
Sky Lights
Skylights and roof windows are acceptable so long as they are designed to appear as an integral part of the roof,
with clear or bronzed glazing and framework matching the roof or trim color of the house. The glass or plastic
material of the skylight must be flat no "bubble" designs are permitted.
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Balconies and Decks
Provided they can be successfully integrated with the architectural style of the home, the inclusion of balconies
and decks are encouraged. The inclusion of these elements can be used by designers to break up large wall planes
and create visual interest while adding human scale to the building. They can also provide desirable outdoor
living areas and elevated open space, qualities that will be especially desirable for the homes on the Nielsen
Property and will have view potential. Balconies and decks may be covered, open, or some combination. They
can project from the building or be recessed into the building's mass. Regardless of type, they shall appear to
be an integral element of the building, rather than an afterthought. Any and all details of the balcony and deck,
including roof, columns, eaves, soffits, and railing shall be consistent with the building style. Special attention
should be paid to avoid plotting decks side by side on adjacent homes.
Exterior Stairs
Exterior stairs may be used to access secondary dwelling units or to connect balconies or decks to other private
outdoor spaces. Such stairs should generally conform to the guidelines for balconies, above, to ensure that the
stairs appear as an integral and stylistically compatible part of the structure.
Railings
One of the most visible elements of balconies, decks, and external stairs is the railing. Although extruded
aluminum railings are not permitted, designers of homes for the Nielsen Property may employ a number of
railing types including open wrought iron, wood rail, picket or solid. Glass or plexiglass can be used for railings
in situations where the views would be reduced with a solid railing. The material and detailing chosen should
be in keeping with the architectural style of the home.
Posts, Columns and Arches
Insubstantial posts or columns (i.e. metal pipe, wood of less than 6" in diameter, etc.) are not allowed. Columns
may be clad in wood, masonry, stone or stucco and may be square, round or rectangular in shape. The width
of the column should be appropriate to the material finish. Attention should be paid to both base and capital
detailing of the column.
Arches related to posts or columns may be flat, round or segments of an arch, and may include a soffit, as
_ appropriate to the style.
Pergolas, Trellises and Patio Covers
Builder provided pergolas, trellises, patio covers and other exterior structures should reflect the character, color
and materials of the home served. Supports shall adhere to the guidelines for posts, columns and arches, above.
~ Materials for the horizontal elements shall be either wood, polymer wood composite, or the dwelling's roof
material. The pitch of the patio roof may be less than that of the home served. Sides of the structure shall not be
enclosed except where a wall of the dwelling forms the enclosure.
Awnings
~" Canvas awnings of solid accent colors conforming to the color palette of the referenced style are permitted in
moderation. Metal awnings are not acceptable. Non-fade high quality materials shall be used for all awnings.
Provision for future maintenance of canvas awnings should be considered when contemplating their inclusion.
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Gutters and Downspouts
Gutters exposed to view shall be colored to match fascia material to
downspouts shall be colored to match the surface that they are attached.
with a false copper patina.
Chimneys
reduce its visual impact. Likewise,
Alternatively, they may be finished
Chimneys, if used, can serve as major design elements and focal points within a building elevation. This element
should be constructed with style-appropriate materials as described in the Architectural Styles section. Attention
should be paid to the cap design, as well as any steps, curves or banding on the shaft and capital, as these will
have a major visual impact when viewed against the sky or roof.
Garage and Garage Doors
Door Materials and Face Design
- Door materials should be used to reflect the architectural style of the home. The garage door should not distract
the eye on the street fa~ade. Textured and raised panels should be used on metal, wood or fiberglass doors
as it follows the architectural design. Windows within the door face is encouraged. The garage door colors
- should complement the color palate for the home without distracting from the elevation. Doors shall not include
excessive decorations that distract from the elevation. All garage doors shall be the "roll-up" type.
Recessed Doors
Decreasing the visual impact of the garage door may be accomplished in part by extending the face of the wall
surrounding the garage door 6"-12" in front of the door. The increased prominence of the wall around the door,
and the shadowing of the door visually de-emphasize the garage door.
Accessory Structures
Any accessory structures shall be located per City of Dublin standards and site specific standards found in the
Site Development section of this document. All such structures shall match in style of the primary residence or
shall be screened from public view by landscaping. Prefabricated metal or vinyl sheds are not allowed.
Materials
High quality materials shall be used throughout the project. No exposed foundations will be allowed. All
m materials shall extend to the ground. Materials shall be placed a maximum of t~vo inches from any adjacent
concrete and four inches from the adjacent finished grade if impervious materials such as stone are applied. If
, wood, wood composition, board and batten or similar materials are applied, 6 inches from the adjacent grade
will be provided. No foam materials without a solid casing may be used within 6' of grade.
` m When not all elevations are provided in the architectural review package, non-illustrated elevations are expected
to follow the colors and materials that illustrated on approved elevations.
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Further Design Considerations
Trash and recycling receptacles and air conditioners shall be screened from public view. Utility meters, junction
boxes, and other mechanical and utility equipment should be screened from public view when pracical. Attention
should be paid to the placement of these items in side yards to ensure that pedestrian access in emergency
situations is not compromised. They may be located in rear yards so long as negative impacts on yard use
and layout are minimized. At a minimum a clear path of 3' on one side of the house shall be maintained at all
times.
Antennae shall be located in the interior of the residence. Exterior compact satellite dishes may be included,
provided they are located away from public view to the extent feasible. Fire sprinkler risers shall be located on
the interior of the unit or placed per the current fire code.
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ARCHITECTURAL STYLES
CONCEPT
The architectural styles suggested and discussed here provide the builder and design consultants the parameters
to design attractive and authentic looking homes. Because of the unique hillside character of the Nielsen Property,
the architecture of each home will be designed to complement the neighborhood, well as the surrounding areas,
and provide for views from the homes.
Six architectural styles are described and have been selected to provide an overall unified and consistent theme
for the project. These styles have been chosen to complement styles that are seen throughout the East Bay and
California and are reminiscent of past and present styles throughout the area. Three of the styles will be chosen
for the Nielsen Property at the time of Site Development Review.
- Where terms like "wood" or "stone" appear in the following guidelines, they may be interpreted to mean "wood
or cementitious simulated wood" or "genuine or cultured stone veneer."
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Nielsen Proper - Tassajara Valley • Apri12010
CALIFORNIA CRAFTSMEN
Historical Precedent
Craftsman style in California was influenced by the English Arts and
Crafts movement of the 19t'' century. Rustic elements, such as stone
and wood, were prominent in Craftsman architecture, as were built-in
furniture elements, broad overhangs on the exterior, and other artful
touches. Bungalows, a widely produced building style in the early 20t''
century in California, were so strongly influenced by the Craftsman
style that the two are almost synonymous.
Design Characteristics
• Wood columns, often with a wider base than top
• Projecting cantilevers and gable ends
• Gently pitched roofs with exposed rafters
• Often substantial entry porches
~ A variety of siding types used as an accent on the base and at
the ends of gabled elements.
• Overhangs with exposed rafter tails at eaves.
• Rustic building materials
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Design Requirements
Roof Pitch ~
4:12 standard.
Gables
Limited opposing gables: Typically 3:1 parallel to opposing.
Roof Materials
Shingle or flat tile, 50 year architectural grade composite.
Overhangs
Typically a minimum of 18", up to 30" on projecting gables and other highlighted features.
Siding
A variety of siding types, mostly rustic building materials: Wood or simulated wood oriented horizontally
(vertically acceptable for projecting gables and other accent areas), stone or brick base, similar to materials used
on historic craftsmen homes or accent treatments. All treatments shall stop at logical transition points and shall
utilize appropriate finishing details.
Stucco Finish ~
Stucco finishes should be minimized for this style and should be a light to medium sand finish.
Chimneys
Craftsman chimneys shall be faced with brick or stone.
Porches
Porches should be incorporated in the entry sequence and should extend across some or all of the front elevation.
Porch columns shall be appropriately detailed, as shall the porch roof.
Balconies
Balconies may be inset or projecting and shall be articulated with wood or simulated wood detailing.
Window Treatments
Window surrounds shall be trimmed with wood or simulated wood.
~ Entry
The entry shall be located within the front porch area and should be covered.
_ Doors
Doors shall be or appear to be wood, with simple, somewhat rustic detailing and/or multi-paned windows.
Sidelights are encouraged.
Garage Doors
Garage doors shall include or appear to include panels appropriate to the detailing of the balance of the building.
If windows are included, they should reflect the appropriate form for this style.
Front Elevations
The front elevation should include one or more prominent and detailed elements (entry, projecting gable, etc.)
The roof should be low and simple with wide overhangs.
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allev • April 2010
= FRENCH COUNTRY
Historical Precedent
The origin of French Country is a blend of farmhouse and chateau styles
reminiscent of the hillside villages in South France. Trademarks of this
style include the use of stone lintels or surrounds at doorways and
windows, stone accented entries, balconies, and shutters. Windows are
vertical and typically have divided panes.
Design Characteristics
Style and design elements include:
• Typically rectangular plan form with some recessed upper
story massing
• A main roof hip or gable form with intersecting gables
• Moderate to steep roof pitch with minimal overhang
• Smooth flat concrete roof tiles
• Stucco wall finish
• Vertical multi-paned vinyl wrapped windows on front,
enhanced, and publically visible elevations
• Real or faux stone entry accents
• Entry porches
• Shutters
• Decorative balconies
• Wrought Iron Accents
• Arched windows on 1St floor
• Dormers
• Turrets
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Design Requirements
Roof Pitch
Pitch may range from 4:12 to 8:12 for the mass of the building; a steeper pitch may be employed to highlight
entries or other architectural features.
Gables
Hip roofs are often utilized in this architectural style. Gables should be no more than 2 parallel to 1 opposed.
Roof Materials
Shingle or flat tile, 50 year architectural grade composite.
Overl2angs
6-12" standard.
Siding
Brick, field stone, cobble, or random/semi-random ashlar stone veneer elements should be incorporated into
this style. All stone veneer shall stop at logical transition points, shall wrap around the face of the building and
shall utilize appropriate finishing details.
Stucco Finish
Light to medium sand finish.
Chimneys
Chimneys in the French Country style should be clad in stucco or match the material of the siding used on the
building.
Porches
None.
Balconies
Balconies shall be projecting from the main building mass and shall have wood.
Window Treatments
Window surrounds should be detailed with wood trim or stucco over building foam painted in trim colors.
Wood or wrought iron window boxes, shutters, fabric awnings, or other window embellishments should be
included in select locations.
Entry
Entries for this style may be a tower element, an alcove, or a deep recess over an enhanced front door. Stone or
brick should be used as an accent material around the entry, covering at least 50% of the entry element fa~ade.
Doors
The door should be a simple wood door, possibly including a single small view window.
Garage Doors
Panel breakups on the garage door should correspond to the details of the main building fa~ade or accent
elements. If the door has windows, they should be appropriate to the style.
Front Elevations
The front elevation should include one or more prominent and detailed elements (stone or brick entry element,
feature window accented with shutters and window box, etc.) T'he roof should include both gable and hip
elements.
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MONTEREY
Historical Precedent
The Monterey style reflects the early California Adobe architecture
style with New England Colonial two story massing. The second story
of the Monterey style can be clad with a different material, typically
wood siding. The ground floor is typically stucco or a brick veneer.
Upper story cantilevered balconies and arched entries are distinct
architectural details of this style.
Design Characteristics
Additional Monterey styling forms and details are as follows.
• Mostly simple, two story forms with a subtle roof pitch.
• Covered second level balcony with wood railings and columns
on front elevation
• Gabled or hipped roof with overhangs
• Barrel or "S" concrete roof tiles or flat concrete tiles with
shingle appearance
• Contrasting materials of stucco or brick on the ground level
and wood and/or stucco siding on the upper level
• Simple trim; minimum 4" wide wood on siding or encased
foam on stucco
• Vertical multi-paned vinyl wrapped windows on front,
enhanced, and publically visible elevations
• Shutters on primary windows
• Tile vents on gable ends
~ Heavy timber accents
Page 49 • Architectural Criteria, Guidelines and Styles
96 ~ ~s~
Nielsen Property- Tassajara Valley • April 2010
Design Requirements
Roof Pitch
Pitch for the main building masses may be no lower than 3:12. Shed roofs covering balconies and other projecting
elements may be reduced.
Gables
The use of front facing gables should be minimized. The primary roof forms should be gables running side-to-
side or hip. Gable ends should be detailed with tile vents.
Roof Materials
Shingle or flat tile with the appearance of shingles, or rounded concrete tile with the appearance of clay tile.
Overhangs ~
Rake boards shall be tight to the building, with rafters exposed under extended eaves.
Siding
° Wood, stucco and brick are acceptable siding types. Siding treatments should be used to break up large facades.
The use of brick or stucco is encouraged as at the base of the home. All siding and base treatments should stop
at logical locations and shall not stop without appropriate finishing details.
Stucco Finish
Texture on stucco finishes for the Monterey style should be light sand finish or smoother.
Chimneys
Chimneys should employ simple caps and be faced with stucco or brick, depending on the detailing of the
balance of the structure.
Porches
Any porches should be enclosed with stucco or other siding materials so as to appear as part of the mass of the
building.
Balconies
A prominent balcony of a useable size shall be an integral part of the front elevation. It should span most of
the front fa~ade with traditional cantilevered massing and be integrated with the primary roof form. Railing
and columns shall be wood or wood appearing. Balcony may extend over the first floor with support columns.
Balconies are encouraged on rear elevations of down-sloping homes.
Window Treatments
Wood trim details shall be included on all windows. Shutters shall be used as accents on select windows.
Entry
Entries shall be recessed under the projecting balcony. Sidelights and transom lights are discouraged.
~ Doors
Doors shall be simple wood with wood trim surrounds. The door may include a small window with wrought
iron detailing.
Garage Doors
Panel breakups on the garage door should correspond to the details of the main building fa~ade or accent
, elements. If the door has windows, they should be appropriate to the style.
Front Elevations
On the front elevation, emphasis should be placed on the contrast between the relatively light colored building
mass material and a darker roof, balcony and shutters.
Page 50 • Architectural Criteria, Guidelines and Styles
~~ ~ ~s~
~ • Anri! 2010
EUROPEAN ECLECTIC
Historical Precedent
The European Eclectic style is best characterized as a blending of
European cottage traditions, arising primarily out of Tudor and Norman
architecture of England and France. The style gained wide popularity
in the United States in the early 20t'' Century, aided by refined veneer
techniques allowing extensive use of stone and brick at an affordable
cost. Opposed to French Country which is has a more rectangular
appearance, European eclectic takes advantage of triangular angles.
Design Characteristics
Stylistic forms and detailing include:
• Steep roof pitch with little overhang
• Hip or half-hip roof with projecting gables
~ Occasionally asymmetrical gables, with similar roof pitch on
the top half, but with one side extended further down, often
with the roofline curving into a gentler pitch
• Roofs on two-story element often extending down to the one-
story roof level
• Extensive use of stone or brick veneer at the base of the building
and on tower, other wall elements, and entry elements.
• Limited relief in wall planes
• Decorative ledges and window accents
Page 51 • Architectural Criteria, Guidelines and Sryles
9~~ ~~g
Nielsen Proper - Tassajara Valle • Apri12010
Design Requirements
Roof Pitch
Standard pitch should be between 6:12 and 8:12, with limited use of pitches as shallow as 3:12.
Gables
Depending on the roof level, gables should end with a feature window, a wooden vent detail or both centered
under the peak of the roof.
Roof Materials
Shingles or flat raked tile.
Overhangs
Overhangs should generally not exceed 12".
Siding
Primary siding material is stucco. Wood siding may be used as an accent material in gable ends. Stone or brick
may be used as a base treatment. All siding and base treatments should end at logical locations and should
include appropriate finish details.
Stucco Finish
Finish on stucco work shall be light to medium sand.
Chimneys
Lower portions of chimneys should be clad in brick or stone. Where chimneys are highly visible, some of the
stones or bricks should be set in contrast to the prevailing courses as visual accents. The upper half of chimneys
should be stucco, and may include a taper toward the top.
Porches
None.
Balconies
~~ Any balconies on the elevations facing the street should be wood or wrought iron detailing as an attachment to
the building plane.
Window Treatments
~ Window surrounds shall be detailed with wood trim or stucco over building foam painted in trim colors. The
use of shutters is encouraged. When used, shutters should occur on all logical window that may be viewed from
the street. Fabric awnings and wrought iron window boxes may also be used.
~:
Entry
Ideally, the entry should appear as a projecting mass, with the door set within. Stone or brick shall be used to
~, identify and accent the entry area.
Doors
Doors should be wood with wrought iron accents such as grill work over windows or decorative hinges.
~ Windows in the door should not occupy more than.a quarter of the door area. Side lights may be used.
Garage Doors
~" Panel breakups on the garage door should correspond to the details of the main building fa~ade or accent
elements. If the door has windows, they should be appropriate to the style.
Page 52 • Architectural Criteria, Guidelines attd Sryles
~9 ~ ~~~
Nielsen Property- Tassajara Valley • April 2010
Front Elevations
The front elevation of the European Eclectic style should generally appear as several interlocking masses, with
roof ridges at a variety of elevations. The building should appear to sit heavily on the ground (with stone or
brick "grounding" the building), becoming lighter as the eye moves upward (with stucco siding and a high
- peaked roof.)
~ Page 53 • Architectural Criteria, Guidelines and Styles
1~.~ ~s~
Nielsen Property- Tassajara Valley pril 20 0
EAST COAST TRADITIONAL
Historical Precedent
The East Coast architectural style in California is strongly influenced by
American Colonial and Georgian Revival traditions. Simple, functional
design, such as that embodied in the Cape Cod and Farmhouse
architectural traditions, has also had influence on this style. The main
house form is typically two story rectangular with extruding gabled
massing.
Generally, this style may be characterized as a harmonious combination
of one- and t~vo-story massing, with single story wings and porches,
and gabled roofs with dormered windows.
Design Characteristics
The essential concepts for appropriate scale, massing and proportion of
the East Coast style are:
• Combining one- and two-story roof elements
• Prominent use of gabled roofs
• Wood siding
• Entries covered by a porch roof or an entry portico
• Wood detailing around windows, including the use of shutters
• Simple round or square columns for porches, with limited
detailing of base and capital
Page 54 • Architectural Criteria, Guidelines and Sryles
~6/~7~8
~~o,~ . a.,Y>> >n~n
Design Requirements
Roof Pitch
Standard roof pitch may vary between 5:12 and 8:12
Gables
Gables should not dominate the front elevation. They are appropriate for use as entry elements and dormers.
They may include entire or broken horizontal entablature to form a pediment or broken pediment. Where
appropriate, they may be detailed with round, wooden vents.
Roof Materials
Shingle or flat, raked tile.
Overhangs
Standard overhangs should be 12"-24". Rafters should be hidden by rake boards.
Siding ~ ~ ~
The predominant siding type for this style shall be horizontal or vertical wood siding. Brick may be used as
an accent material. Use of stucco should be limited to areas not visible to the public. All siding and accent
treatments shall stop at logical locations and shall be finished appropriately.
Stucco Finish
In the limited circumstances where stucco is used (see above), it shall be a light to medium sand finish.
Chimneys
Chimneys for the East Coast style shall be faced in brick.
Porches
A porch or portico shall be a prominent feature of the front elevation and shall encompass the entry and front
door. Porches should be substantial in size.
Balconies
Balconies may be used on second story elevations. Columns, rails, posts and other balcony details and accents
shall be wood.
Window Treatments
The use of dormered windows is strongly encouraged. All windows shall be trimmed with wood surrounds. If
shutters are used, they should be used on all facades of the building, with special attention to those seen from
public streets.
Entry
Entries shall be covered by a porch or portico. The use of decorative lighting for the entry is encouraged. The
entry shall include sidelights and may include transom lights.
Doors
Doors shall be paneled wood, with or without lights.
`~ Garage Doors
Panel breakups on the garage door should correspond to the details of the main building fa~ade or accent
elements. If the door has windows, they should be appropriate to the style.
Front Elevations
- The overall appearance of this style should be one of simple vertical and horizontal lines. The entry should be
prominent, and the gently pitched roof should be accented by simple gables.
Page 55 • Architectural Criteria, Guidelines and Styles
lDa ~ s~~
NIEL S EN
PROPERTY
Vesting Tentative Map
Project Description
Introduction
The Nielsen Property consists of approximately 10.9 gross acres within the Eastern
Dublin General Plan Amendment/Specific Plan (EDGPA/SP) area. This Vesting
Tentative Map submittal is being processed concurrently with a General Plan/Eastern
Dublin Specific Plan amendment, a Stage 1 PD Amendment and Stage 2 PD Rezone. The
Project Area is located at the northern end of the City of Dublin on Tassajara Road at
Silvera Ranch Drive. The site is bordered by Tassajara Road and the Wallis Ranch
development to the west; the Silvera Ranch housing development to the north; Quarry
Lane School to the south; and the Lin Property of Dublin Ranch to the east.
Existing Site Conditions and Land Uses
The property contains two occupied residences, numerous outbuildings, a horse arena
and various cellular facilities. Seasonal Christmas tree sales along with cattle grazing
also occur on the site. All residences and trees will be removed. Cellular facilities are
anticipated to primarily remain as located, but some will be adjusted on-site to
accommodate the new neighborhood. The property is not under a Williamson Act
Contract.
The majority of the land within the Nielsen Property boundaries is mildly sloping with
areas that have been graded to provide plateaus for buildings and a horse arena. The
majority of the site is not a natural slope and has been engineered to accommodate the
existing uses. There are a few areas of the site that have slopes of 30% or greater, many
of these areas will remain undeveloped. The property is covered primarily with non-
native grassland vegetation. Ornamental plantings occur around the primary residence.
One heritage tree, a cork oak, exists on the site. The cork oak is not a native species to the
<~ area. The lowest elevation of the site is approximately 444 feet above sea level, while the
highest elevation is at approximately 570 feet.
~ Preliminary level geologic and geotechnical investigations of the Nielsen property,
undertaken by Berlogar Geotechnical Consultants in July 2007, conclude that the Nielsen
Property is suitable for the development intended. The project site is not located within
F~ a"Special Studies Zone" for active faults as defined by the State of California (1982) and
no fault zones exist on the Nielsen property.
~~ Any and all landslides within the development area will be stabilized, removed, or
avoided in accordance with design level geotechnical reports. Development in hillside
areas is carefully regulated under the Eastern Dublin Specific Plan to insure that
:~
Page 1• Vesting Tentative Mati
~~3~~ ~s~
hazardous hillside conditions are avoided or remedied. The Federal Emergency
Management Agency (FEMA) FIRM community panel No. 0607050002 B(dated Revised
November 1, 2002) and NO. 060001 0115C (dated Revised September 17, 1997) maps
indicate that no 100-year flood zones are present on the property.
A biological study within the project area was undertaken by LSA in December of 2007,
and updated in Apri12008, while no special status plants or animals were indentified on
the property, it was determined that certain rare plant studies and wildlife surveys are
necessary prior to site construction. The property does not contain any stream or
wetland areas that would potentially be subject to resource agency jurisdiction.
Proposed Land Uses and Development Concept
The Stage 2 Development Plan for this project proposes 36 Single Family Residential
homes on approximately 10.9 gross acres. The single family residential use falls within
the ranges permitted by the residential category as specified in the EDSP/GP. The
project is consistent with the General Plan and Eastern Dublin Specific Plan, as
amended, and adheres to the policies and intent of these documents.
The 36 units have been arranged on two cul-de-sacs to work with the natural grade of
the site and utilize terraces and stepping the houses up the slope. Each lot is a minimum
of 5,000 square feet. Lots have been designed assuming a split level residential unit to
better fit the topography of the site by stepping up the slope and to reduce the need for
exterior retaining walls. However some units and lots have the option to be offered as
flat pads. In addition, the stepping and positioning of the lots will provide optimum
views of the valley and hills to the north, west and south of the project.
The project proposes a gated entrance to provide privacy and security to the residents of
the Nielsen Property. Narrow streets, sidewalks on one side of the streets, as well as the
landscape theme, will keep with the rural character of the surrounding areas.
The Nielsen Property will be completed in one phase.
Project Access and Circulation
Primary access to the Project Area will be via Silvera Ranch Drive, an entry street, that
connects to Tassajara Road at a signalized intersection. Tassajara Road will ultimately be
i' a six-lane divided arterial street.
For local residential neighborhood streets, where there are houses on both sides of the
~~k street, parking will be provided on both sides. 'The roads will transition into parking on
one side where the houses are single loaded. Both cul-de-sacs will not have parking on
them, but are sized to meet fire standards. Except at the entry road, a sidewalk will be
provided on one side of the neighborhood street to accommodate pedestrians, and a
meandering walk will be placed on Tassajara Road in keeping with the ultimate design
Page 2• Vesting Tentative Map
~~~ ~s~
~
Nielsen Property • April 2010
of Tassajara Road. The entry road will have separated sidewalks with 6' parkway strips
as well as a landscape median. The proposed street sections are comparable to those
already approved or built in other areas of the Specific Plan.
An EVA is provided between Street A and Tassajara Road. This feature can double as a
trail providing another pedestrian connection to Tassajara Road for the residents of the
development.
Utility Services
The Dublin San Ramon Services District (DSRSD) will provide sewer, water, and
recycled water services to the Project Area. These services are planned in accordance
with the DSRSD Eastern Dublin Facilities Master Plan (and/ or subsequent revisions)
that includes the proposed Project Area.
It is anticipated that existing water storage reservoirs and pumping stations will
provide water service for the Project Area through build out. The Project Area will be
served by Pressure Zone 2 potable water. Zone 2 mains exist around the project in
nearby existing streets. Final locations and sizing of these facilities will be in accordance
with the standards and recommendations of DSRSD.
Sewer service for the Project Area will require connection to DSRSD's existing sewer
system and sewer treatment will occur at DSRSD's treatment plant. Gravity sewer
mains exist in the adjoining streets. Final sizing and location of sewer facilities will be
determined in conjunction with DSRSD. Force mains may also be utilized, if necessary.
Recycled water will be provided for irrigation of the Tassajara Road right-of-way, and
the entry median island thereby reducing potable water use. Final location and sizing of
recycled water facilities will be per the updated Master Water Facilities Plan prepared
by DSRSD.
The storm drain system for the Project Area will consist of local facilities. Local facilities
generally consist of smaller diameter pipes connecting individual sites or areas to the
collector system previously installed in adjoining streets. The project proposes to
connect to existing storm drain facilities in Tassajara Road and Silvera Ranch Drive. The
actual sizes and locations of proposed storm drain facilities will be determined at the
improvement plan stage. The Project Area is within the Zone 7 Drainage Study Area,
therefore, its expected flows are anticipated and planned for by Zone 7 and the project's
facilities will be sized appropriately.
, A strategy for maintaining the quality of storm water runoff for the Project, once
development occurs, will be determined in conjunction with the City of Dublin. In
accordance with the Regional Water Quality Control Board's Alameda County
,k Municipal NPDES permit for stormwater, a series of best management practices (BMPs)
will be designed to mitigate the introduction of pollutants associated with development
into downstream watercourses. The primary focus of water quality design is to direct
Page 3• Vesting Tentative Ma~
~ ~0.5~ 7ss
Nielsen Properi~ • April 2010
"first flush" runoff, typically containing the highest pollutant load, into water quality
treatment facilities.
'" The proposed site plan anticipates utilizing one of two options for water quality
treatment. The existing bio-retention cell at the corner of Silvera Ranch Boulevard and
Branding Iron Drive may be utilized by the Nielsen Property with some minor upgrades
as determined in conjunction with the City of Dublin. If the existing bio-retention cell is
not utilized, a bio-retention cell located at the north western corner of the site may
provide storm water quality treatment. An additional water quality swale may
be located on site to provide for storm water quality treatment of runoff from the EVA
and the western-most lots. The storm water quality treatment facility final design and
location will be determined with the improvement plans.
Pa e 4• Vestin Tentative Ma
~ ~~~~s~
NielGen Propertu • Apri12010
Tentative Map
Written Statement
- A. How will the proposed subdivision benefit the Cit~o Dublin?
This project will allow the construction of 36 dwelling units for the City of Dublin,
increasing the assessed value of the City. The provision of homes within the project
area will help facilitate a City-wide balance between jobs and housing. Future
residents will strengthen the market for nearby commercial uses projected to occur
in accordance with the Eastern Dublin Specific Plan. This in turn will substantially
increase sales tax revenue for the City of Dublin.
B. Describe how the proposed subdivision will be compatible with surrounding land uses
enhance the development o the general area, and create an attractive and safe environment
Development of the project area will be harmonious with and relate to existing and
future development. The site plan for the property adheres to the General Plari s
and the Eastern Dublin Specific Plari s goals and policies. This will ensure that the
project will be compatible, both in terms of land use and physical design, with
adjacent development. The proposed land use will blend with the neighboring
developments with residential areas to the north, west, south and east. The Project
will blend with the neighboring areas to create a viable, cohesive community.
C. Will the proposed subdivision be consistent with all elements of the General Plan and anU
applicable Specific Plans o the Citu o Dublin? ~
This project is requesting a change of land use from Rural Residential/Agricultural
to Low Density Residential. A General Plan/Specific Plan amendment has been
included in this application to address the changes that will occur. These changes
will follow the intent of the Plari s policies and goals.
D. Is the site physicalli~ suitable or the tupe and intensit~ o{development bein~proposed7
The project site is physically suitable for the type and intensity of zoning being
proposed. Development patterns outlined in the General Plan and the Eastern
Dublin Specific Plan have generally concentrated higher density uses in the
lowlands along Tassajara Creek, while the steeper and higher elevation portions of
the area have been reserved for lower density residential uses. This project follows
these plan's density and land use objectives.
The 100-year flood event is maintained within the top of banks of the creek and
tributaries. This is supported by FEMA community map panels No. 060705 002 B
(dated Revised November 1, 2002) and No. 060001 0115C (dated Revised
September 17,199~ that illustrate that there are no flood hazards on the property.
Page 5• Vesting Tentative Ma~
~ i~~ J~ ~s~
Nielsen Property • April 2010
E. Is the desi~o{the subdivision or proposed improvements likelt~ to cause substantial
environmental damage or substantialli~ injure ~ish or wildli{e or their habitat7
~ The project is not anticipated to cause substantial environmental damage. A
biological study within the project area is being undertaken by LSA. Initial review
of the property indicates no special status species are located on the site. Once this
report is completed it will be submitted to the city.
F. Will the desiQrc o{ the subdivision or ti~pe of improvements adversel~a{fect the liealth or
' sa{etu o{tiersons residin~ or working in the viciniti~ or be detrimental to the public health
sa~tu and welfare?
The proposed project is consistent with the Eastern Dublin Specific Plari s
ordinances for public health, safety and welfare. The project will not adversely
affect the health or safety of persons residing or working in the vicinity, nor will it
' be detrimental to public health, safety or welfare. Additionally, no noxious odors,
hazardous materials, or excessive noises will be produced.
Any and all landslides within the development area will be stabilized, removed, or
avoided in accordance with design level geotechnical reports. Development in
hillside areas is carefully regulated under the Eastern Dublin Specific Plan to
' insure that hazardous hillside conditions are avoided or remedied. The Federal
Emergency Management Agency (FEMA) FIRM community panel No. 0607050002
B(dated Revised November 1, 2002) and NO. 060001 0115C (dated Revised
September 17, 1997) maps indicate that no 100-year flood zones are present on the
property.
None of the residential lots in the Nielsen Property project will have direct access
onto a major arterial street.
G. Will the desiQn of the subdivision or tl{pe o{improvements conflict with easements acquired
by the public at lar~,e, for access through or use o,fproperty within the proposed
subdivision.
The subdivision will not conflict with any public easements on the site.
H. Is the site where the subdivision is proposed located on a hazardous waste and substances
site (pursuant to Government Code Section 2 65962 5)
}m A Phase 1 Environmental Assessment of the Project Area and has been conducted
- by Berlogar Geotechnical Consultants (dated 6/12/2008) to determine the presence
of any hazardous waste and substance sites. The findings of this study revealed no
evidence of recognized environmental conditions in connection with the property.
Two above-ground diesel fuel storage tanks (AS1~ and one small surface water oil
AST. These ASTs appeared in good condition and signs of spills or leakage were
not observed. A review of available ageney files did not reveal any AST violations
for the property address. These tanks will be removed at the time of development.
~
Pa e 6• Vestin Tentative Ma
r l~8`~ 7s~
~
Nielsen Pro~ertu • April 2010
The main residence is of sufficient age that it may have ACBM and LBP. When
building demolition occurs these materials should be managed and disposed by
' qualified contractors.
;~
Pa e 7. Vestin Tentative Ma
~
~
TENTATIVE MAP N~TES:
1. OWNER
4. APPLIC>NT:
8. FNGItEEPoP1ANNER:
ROBHiT JOFM NIELSEN, JR.
eao~Tassainea~oao
W&JN, CA 9M158B
(97S)BB68485 ~
ROBFATJdiN NIELSEN, JR
seo~ TassauRA aoao
WBL1N, CA84588
(925) 82&8199
MhCKAY850h1P5
5142 FRANIQIN UR. SUITEB
PLFASPNTON,G~BJ~S
(~I ~
CONTACT: LISAVIL}iAUER
4. GEOTECHNICALCONSILTANTS: BERLOG.4HGEOlECHNICFLCANSULTANT3
, 5587SUNOLBOVLEVMO
PLF.ASWJTON, CA 9d588
19~1 ~
CONTACT:WIWAMSTEVENS
5. AREASUB,kCTT01NUNMTION: NONEPERFEMAFlRMCAMMUNRVPANELNO.060001~0115C,
&11R7AN0 PANEL N0.060705-0002B, REVISm NN102
~
8. SUB~NIOE~AREA', 10.BACflES
~ 1. A3SESSOR'SlfRACTPARCELNUA9ER3: APN985U002-0039'L,TAACT7950
8. WAIERISEWERSYSTQA: TOBEINSTALLfDINCONFORA4WCEWITHDUBLIN
°"~ SANRPMONSERVN;ES~ISTRICT~OSRSD)STAN~S. ~
9. IXiAINAGE TOBEINSTALLEDINCANFORMAP&EWITHCIttOF
WBUNSfRNDAR0.5.
10. GAS d FJ.ECTWCIIY~, TO BE INSTALIED W CONFORMANCE MIITH
STANDARDS Of PACIFIC CJS ANO HECiRIC C0.
11.TELEPHONE: TOBEINSTALLEDNCONFOIiMPNCEWfIFISTANDAR0.50FAT8T.
1Y,CABLE TOBEINSTALLEDINCANFORMANCEWIIHSTANDARDS ~
OFCOMCPST.
13.&TREETIMPR04EMENT3: PERCITYOFOUBLINSTANOAR~SPNOPA.APPHOVALS.MINIMUM
STREETGFAOE 150.5%FOR PRNAlE61.096 FOR PUBLIC SIHEETS.
11. IXISTINGZONING: RUMLRESIDENilAVAORICULNPAL
15. IXIS7INGUNDUSE: RURALRESIDENIIAL
18. PROPOSFDUN~USE: SINOLEFAMILYRESIDBVTIAL~38LO7S)
17. THE ELEVATION DANM IS PBtALAA1EDAC0UNTY BENCHM4RK
7HE TOPIX'RAPHY WASBASFD ON AN AERIPL FLGHT DONE BY B.K.F.
(UATED JULY 24. 2007~.
18. UNLESSOTHERWI9E8PECIfIGllYSTATEDINhIECONDRI0N50FMPROVNL,
LOCAL AGENCY APPFi0VP10F THIS MAP SlW.L CONSTITUiEAN FXPftES$ FINOING
1HATIHE PROPOSm DMSION AN~ ~EVELOPMENTOF THE SU&IECT PROPERIY
WILL NOT UNAFASONABLY NTERF9iE WTIH THE FEE AND COMREIE E)(F.Rq$E OF
RIGHTS DESCRIBm IN GOVEANMEN~ WDE 5ECTION 88438(eK3XAHl)
19. UfILfiYSI7.E9ANDLOCATI0N,51RffTGRME3AN~lATDIMENSIONSARE
°RE!!MINARYANDSUBJEM?OANA! ENGINEERNG~ESIGNANO!MAi9EM.OT!ING.
2~. BUIL~INGSE7~ICKSYNLLBEESTABLISHEDBYTHEPD.FORT}iENIF15BJPROPEpTY.
21. Al1 SEWERANO POTABLE WATER AIAINS ARE B' UNLESS NOTED. ALL A1NN STORAI ~RRNS ARE
1A'UNLESSNOTFD.
a. Fnc~ o~ cu~a ~u~x Raoii mnirc~ n~e sueomsaN u+~ as uN~ss on~~vnse xo~o.
23. OEYELOPER AU1Y RECORO MUfIPLE htACT MIf~PS ON 1HI5 Pfi0PER71' ASMPHOVfD BY
~ 7HE GTY FNGPlEER.
VESTING TENTATIVE TRACT
MAP N0. 7950
FOR THE NIELSEN PROPERTY
DUBLIN, CALIFORNIA
APRIL 2010
GR4DING NOTESIEROSION CONTROL NOTES;
1, THE FACILITIE3 SfIOWN ON THI9 PIAN ME DESIGNED TO CONfROL
SEOIMFM DUIiING THE MINY SF0.SON, OCTOAER 1 TOAPHIL 15AFfER
ROUGH GRADING HA9 BEEN COMPIEiED. MFASURES ARE TO BE
OPERA&.E PRIOR TO OCT06ER 15f dF ANY YEM GRADING OPERATIONS
H4VE LEFT AREhS UNPROTECTEl1 FROM EROSION.
2. MAINTEWJlCEISTOBEPERFORNmASFOLI.OWS:
A. REPAIROAM4GESCAUSm9YS01LERQ4pNORWNSTRUCTIONAT
THE F110 OF E4CH WORI(ING DAY.
B. SWAlESSHALLBEINSPECTFllPERIDDICALLYANDMAIMAINmAS
NEOUIRED.
G WATRES,BERMSAN~SNALESARETOBEINSPECTEORFIEREACH
STOAMPN~ RFPAIRS MME AS NEEDE~.
D. SEDIMEMSHN.LBEREMOYE~ANDSEDIMENTTRAPSRE9TqiEDTO
ORIGINAL~IMENSIONSWHENSmIMENf HASACCUAULATE~TOWI7HIN
. ONE FOOTOF OUILEf FlEVATION.
E SEDIMENTREMOVEDFROMTRAPSHNIBE~EP0.41iEDINSUITABLE
AREAANO IN SUCH A MMJNEFi 7HAT RWILL NOT ERODE.
3. Ol1RING 7HE RAINY SEASON, ALLPAVED AREAS SHALL BE KEPTCLFAR CF
EARTH MRTERIALAND OEARIS, THE SIiE SHNL 8E MAIN~AII~D
SO AS TO MNIMIZE SEDIMENT LADEN AUNOFF TO M!Y STOIiM DR,41N
SYS7EA1.
0. WNS7RUCTIONBrfRANCETOBEPR~VIOEDATEACHVEHICLEACCESS
POINTiO F.XISTNG PA4ED STREETS.
5. INLETS NOT USE~ IN CANJUNCTION WfIH FAOSIIXJ CANTROL TO BE
BLOCKED UNlESS iHE AREA~RNNFD IS WpSNNBm OR STABILIZm.
8. ALLERO~ONCONTROLMEASUR6SFl4LLBEM4INTAINmUNTII
OISNH6mAREAS ME STABIL~. CHANGES TO7HI5 ER0.SION
CONIitOL PUN SHAIL BE MPDE ONIY WITH 7HE FPPROVAL OF OR AT
TFE OIRECTIONOF7HECRYENGINEER.
7, lHIS PLAN MAY NOT COYEN ALL THE SITUATIONS 1}NT MISE Dl1HING
CANSTRl1CTI0N DUE TO UNANTICIPATED FlELD CONDITIONS.
VARIATIONS MUYBEMADETOTHEPLANINTHEFlElDSUB,ECTTO
THEMPROVAL OF CITY.
B. PAD AND SINEETTOP OF CURB GNA~ES ARE SHOWN ON GRADING PLANS.
8. THISPLWD06NOTAMIqPATETWIT7HEEARTMWOHRN7LLBWANCE
WIiFIIN THE PROJECT $RE~
10. THE GRF-ING SfVdL BE IN CWFOAMANCE WITH THE CfIY OF ~UBLIMS
GRRqN60RDINANCE UNLESS O7FERYYISEAPPROV@.
it. PROPOSED GfUDES SHOWNON THE PREllMINARY (#iADING PLAN ARE
SUBJECTTORNAL@lGIPEERRJG DESIGNANDCITYAEVIEWANOAPPROVAL
Pll GNPDING ISTO BE UNOER~AI~N PER THE REfAMMENDATI0N54F
A SOILS REPORTANO UNDER THE OBSFAVA710N OF THE SOILS ENGINEER
12 ALLLOTS WILL ~RrVN TOADJAC@ff S7IiEEf STOfUA OW~M EASEMEM.
11 IX611NG CINlf WR IM9fJl~l IS 0.5 SHONM.
14. SLOPESWIiHNLOTAREASMETOBEGRADFDATAGRMIBlTNOiTO
~mz~ ~oa¢oMUrov~xncu}
15. STORM WATER WAIfiY FEANNES WILL BE CO~TRUCiIDAS PART OF
PRO1ECf OEVF.L~MEM.
18. AETMNNG WALLPNDlOR 9LOPES N7LL BE NSTALLED TO MAI~ UP GRAOE
oiFr~aea t~s e~w~N aod~c errr rws uo s ra~rs. wnu auo xoa~
WILL BE SHOWN ON FlNAL ENGINEEWNG DESIGN PI.ANS
17. EXISTiNGWELLS ~F ANY~WILL BE ABPNWNED PERTHE DIRECTION OF
NAMEDACOUNIYZONE7.
1& PLLFJa5T1NG7REE5Nl~BUILqN0.5WILLBEREMOVFD.
INDEX OF SHEETS
SHEET DESCRIPTION
1, COVER SHEET AND NOTES
2, SECTIONSANDDETAILS
3. SITE AND UTILIiY PLAN
4. GRADINGPLAN
5. GRADINGSECTIONS
6. EROSION CONTROL AND DETAILS
7. EROSION CONIROL PLAN
ABBREUTATION
BNDY BWNDARY
BW BOTfOMOFWALL
C!L CENTERLINE
ESh1T EA5Eb1ENf
EVA EMERGBdCYVEHICLEACCE55
FC FACEOFWIffi
l13 LANDSCAPE
LSE WlDSG4PEEASBAENT
P PADGRADE
PAE PHNATEACCESSEASEMENT
Ph PROPFAttLINE
PSE %18LICSERVICEFRSB~EM
PUE PUBLIC U7NY EASEMENT
RW WAlERl1NE~RECWMEO)
RIW RIGHTOFWAY
so smw,+or~iN
SDE STpiMDRAINEASEMENf
SS SANITARYSEWER
SSE SANRARYSEINEREFSEMENT
sw sioEwux
TC TOPOFCURB
TN TOPOFWALL
W WAIERLINE~DOMESTIC)
II ZONEYWATER
LEGEND
EXISTNGIBYOTHEAS PROPOSFD
- -..~~.._.._ _..a._~.._
~
~
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__.___..{XI___.__..._ _...-,..N..._.,.-
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P523.5
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e_____
;~
BWNOAAt'lNE
RN',Hf OFWAY
STptM pNIN, MANMOLE
AN~ q1RB INLET
YPAD DRAIN
FlFlD INkT
WATEHLtEPNOVPLYES
WA791lAE(RECW~.FD)
9ANRMYSEWENAro MANHOLE
PMCELINE
PPDGRAOE
E3ECTROLIER
FIRE M9RRIf
2:t s~are un~ess on+mwise
N~TED
~ R~raMxcwat
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~ PPACELM~.6ER
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VICINITY MAP I~
No scn~E
PARCEL PROPOSED
OWNER MAINTAINED
BY PROPOSED
USE
A HOA HOA ENTRYLANDSCAPE
B HOA HOA OPEN SPACEILANDSCAPEISDE
C HOA HOA OPEN SPACEILANDSCAPEISDE
D HOA HOA OPEN SPACEILANDSCAPEIEVAISDE
E HOA HOA ENTRYLANDSCAPEISDE
LOT34 NIELSEN HOA OPEN SPACEILANDSCAPElEVAI
SDE I CELL TOW ER FACILITIES
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TYPICAL 60' R/W ENTRY ROAD SECTION
ISTREET AI
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TYPICAL 53.5' R/W ENTRY ROAD SECTION
ISTREET Al
NTS
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CURB CUfiER PER CI
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TYPICAL 34' R/W STREET SECTION
[STREET A AND STREET BI
Nrs
R/w R/W
~5'-B' PSE~LSE 2Y.Y C/I` 225' S~-8~ ~I~I
i 1' MI~ ~.5' S/W 8' PARKING i 70' 1RAY0. WAY II 1Q' TRAVEL WAY 8' PARKING ~S~ SI~ 1' I~
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ISTREET BI
NTS
TYP. CONCRETE 'J" DITCH
N75
TYP, CONCRETE DITCH/SWALE
Nrs
ALL
TYP. FRONT YARD RETAINING WALL
NTs
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OREATER THAN 2•FT
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LIST OF DETAIIS
CITY OF DUBLIN STANDARDS
CD-103 CD-4~6
C6104 CD~18
C0.105 CD-SOD
* co-ios~oRCo->>i~ ca7ao
co-~o~ ca7o~
CD-110 CD-702
CD-300 CD-7a3
CD-301 CD-7~4
co-so2 co-eoo
co-ao~ co-eo~
CD-407 CD-802
coa~o CD-803
CD-412 CD-604
CD-415
* DEPRESSE~ DRIVEWAY DETAIL
CD-106 OR CD-111 TO B E USED
LOCATE WATER MEfER
AND SS LATERAL STUB
PER DSRS~ STANDAR~S
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~~, N,5 SECTION G-G SECTION H-H SECTION J-J SECTION K-K
~~ Nrs Nrs
NT5 NT5
R/w q, pqU10~ A
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ORDINANCE NO. XX - 10
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*~**~**~*~*~*
APPROVING A PLANNED DEVELOPMENT REZONE WITH A RELATED STAGE 1
DEVELOPMENT PLAN AMENDMENT AND STAGE 2 DEVELOPMENT PLAN
FOR THE NIELSEN PROPERTY RESIDENTIAL PROJECT
(6407 TASSAJARA ROAD - APN 985-0002-009-02)
PA 07-057
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. The Nielsen Property project site is located at 6407 Tassajara Road. Through Ordinance
15-02, the City Council adopted PD-Planned Development zoning and a related Stage 1
Development Plan which, among other approvals, allowed the existing rural residential uses to
continue on the Nielsen Property.
B. The Nielsen Property Planned Development Rezone with a related Stage 1 Development
Plan Amendment and Stage 2 Development Plan, as proposed, would permit the future
development of up to 36 units on the project site. The Stage 2 Development Plan establishes
the permitted, conditionally permitted, and accessory uses, site plan, site area and maximum
proposed densities, maximum numbers of residential units by type, development regulations,
architectural standards, and preliminary landscape plan for the up to 36-unit development.
C. The Planning Commission recommended adoption of the Planned Development Rezone
with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan through
Resolution 10-19 following a properly noticed public hearing on April 27, 2010.
D. The City Council considered the Planning Commission recommendation at a properly
noticed public hearing on May 18, 2010 at which time all interested parties had the opportunity
to be heard. The City Council considered the adopted Supplemental Environmental Impact
Report and prior environmental documents, and all above referenced reports, recommendations
and testimony to evaluate the Project, including the PD zoning.
Section 2. FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as
follows:
1. The Nielsen Property Planned Development Zoning, including the Planned
Development Rezone with a related Stage 1 Development Plan Amendment and
Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 in that the
development plan contains a desirable use of land that complements surrounding
land uses, in particular that provides additional residential units in close proximity to
existing residential uses to the north of the project site and continues the
concentration of residential development along the Tassajara Road corridor.
1~~U. ~S~
~
2. The a Planned Development Rezone with a related Stage 1 Development Plan
Amendment and Stage 2 Development Plan will be harmonious and compatible with
existing and potential development in the surrounding area in that the Project will
implement the type and scale of development envisioned along Tassajara Road in the
General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the
character and density of existing development in the surrounding area. It will provide
attractive and interesting development and will provide pedestrian and bicycle
connectivity along the Tassajara Road frontage of the project site. The cellular phone
facilities that currently exist on the property are expected to remain although their
location may be adjusted slightly to accommodate the new homes. Any new location
will need to be approved through the Site Development Review process and is not
approved in this Planned Development Rezone with a related Stage 1 Development
Plan Amendment and Stage 2 Development Plan.
B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council
finds as follows:
The Planned Development Rezone with a related Stage 1 Development Plan
Amendment and Stage 2 Development Plan will be harmonious and compatible with
existing and potential development in the surrounding area in that the Project will
implement the type and scale of development envisioned along Tassajara Road in the
General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the
character and density of existing development in the surrounding area. It will provide
pedestrian and bicycle connectivity along the Tassajara Road frontage of the project
site, which already exists both north and south of the project site.
2. The Project site is physically suitable for the type and intensity of the zoning district
being proposed in that the project has been designed in a manner where the 34 lots
are arranged on finro cul-de-sacs to work with the natural grade of the hilly site and the
plan utilizes terraces and stepping the houses up the slope. Lots have been designed
to fit the topography of the site by stepping up the slope and to reduce the need for
exterior retaining walls. The Stage 2 Development Plan will implement all project-
specific mitigation measures and previously adopted CEQA mitigation measures
related to potential environmental impacts associated with development of the site.
3. The Planned Development Rezone with a related Stage 1 Development Plan
Amendment and Stage 2 Development Plan will not adversely affect the health or
safety of persons residing or working in the vicinity or be detrimental to the public
health, safety and welfare because the Project will comply with all applicable
development regulations and standards and will implement all mitigation measures in
the Project Final Supplemental Environmental Impact Report and all applicable
mitigation measures in the prior EIR.
4. The Planned Development Rezone with a related Stage 1 Development Plan
Amendment and Stage 2 Development Plan is consistent with the Dublin General
Plan and Eastern Dublin Specific Plan in that on May 18, 2010 the City Council
adopted Resolution No. -10, approving an amendment to the Dublin General
Plan and Eastern Dublin Specific Plan to permit the development of up to 36 single
family homes on the Nielsen Property and reducing the width of on-site streets. Once
2
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the amendments were approved, the project became consistent with both the General
Plan and the Eastern Dublin Specific Plan.
C. Pursuant to the California Environmental Quality Act, on May 18, 2010 the City Council
adopted Resolution No. -10 certifying the Final Supplemental Environmental Impact
Report and Adopting Environmental Findings under CEQA.
D. All of the above referenced resolutions and ordinances are incorporated herein by
reference and available for review at City Hall during normal business hours.
Section 3. ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is
amended to rezone the following property ("the Property") to a PD-Planned Development
district:
10.9 gross acres at 6407 Tassajara Road; APN 985-0002-009-02.
A map of the rezoning area is shown below:
l~q~~~
Section 4. STAGE 1 DEVELOPMENT PLAN AMENDMENT
The Stage 1 Development Plan is amended by changing the zoning from PD-Planned
Development (Rural Residential/Agricultural) to PD-Planned Development (Single Family
Residential).
Section 5. STAGE 2 DEVELOPMENT PLAN APPROVAL
The regulations for the use, development, improvement, and maintenance of the subject
property are set forth in the following Stage 2 Development Plan, which is hereby approved.
The Stage 2 Development Plan permits the development of up to 36 residences on 34 lots,
pursuant to approval of Site Development Review. Any amendments to the approved Stage 2
Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code.
The Stage 2 Development Plan consists of the items and plans identified below.
1. Statement of compatibility with Stage 1 Development Plan
The project proposal includes an amendment to the existing Stage 1 Development Plan that was
approved by the City Council in October 2002 via Ordinance 15-02. The Stage 1 Development
Plan that was approved at that time allowed for the continued use of the Nielsen Property as a
rural residence. This amendment to the Stage 1 Development Plan would allow the
development of up to 36 residential units on 34 lots on the property. Once the amendment is
approved through the adoption of this ordinance, the Stage 2 Development Plan will be
compatible with the Stage 1 Development Plan (as amended).
2. Statement of uses.
The Permitted, Conditionally Permitted, Accessory, and Temporarily Permitted land uses
allowed under the Nielsen Property Planned Development zoning district include, but are not
limited to, the following:
Permitted Uses:
Animal Keeping - Residential
Cellular Towers and related communications facilities (except on a residential lot with a
private residence)
Community Care Facility - Small
Home Occupation in accordance with Chapter 8.64 (Home Occupations Regulations) of the
Dublin Zoning Ordinance
Community clubhouse or similar facility (pool, spa, fitness room, event area for small
gatherings, kitchen, etc)
Second Unit in accordance with Chapter 8.80 (Second Units Regulations) of the Dublin
Zoning Ordinance
Single-family dwelling
Family Day Care Home - Small
Open Space
Water Quality and Retention facility
Other uses similar and related to the uses above as determined by the Community
Development Director
4
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Conditional Uses:
Bed and Breakfast Inn
Family Day Care Home - Large in accordance with Chapter 8.66 (Large Family Day Care
Homes) of the Dublin Zoning Ordinance
Accessory Uses:
All Accessory Uses should be in accordance with Chapter 8.40 (Accessory Structures and
Uses Regulations) of the Dublin Zoning Ordinance
Temporary Uses:
Temporary Construction Trailer in accordance with Chapter 8.108 (Temporary Uses Permit
of the Dublin Zoning Ordinance.
Tract and Sales Office/Model Home Complex in accordance with Chapter 8.108 (Temporary
Uses Permit of the Dublin Zoning Ordinance
3. Stage 2 Site Plan
The Stage 2 Development Plan is shown below and is also included as Sheet PD2-1 in the
Project Plan Set, dated received April 9, 2010, on file at the Community Development
Department. The site plan illustrates potential building envelopes.
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4. Site area, proposed densities.
Land Use Designation Site Gross Site Net Number of Gross Net Density
Acres Acres Units Densit
Single Family Residential 10.9 10.0 36 3.3 du 3.6 du
0.9 to 6.0 units er ross acre
5
~°~ ~ ~ f `~ t~~
5. Development Regulations.
The Development Regulations for the future development of the Nielsen Property are included
below.
Site Developnfent Standarcis
~~nunurn treet rontage ot i t ~,~
° ax~nurn ot a~a era e
n~ha u oo rult :. ra
ter ~ ,~,
~ixnnum u ~n e1 t 3,5
a~ccunum Stanes 25
~.n.unurn ronf et ac s
ivui ace ~
arc i or con
rant acin ara
iving pace over arw ard arage 5' -o ar less of the s~ c~nd story living area
abc~ue garage may ext~nd past recessed first
~.
~nnnurn i e ef ac s
1 tor 'vin ace ~~ara e i u ex s~are ot ' e
+ to vin ac~ s
c~rner ot Livin r~x e to Shreet Side PL '~'0 2?' "~-sto , 1' su~ e-5-tvey element
or~: or c on
14 ui~num ear et ac s"
ivang pace arage min.
~20' min. when rear yard is adjacent tc~ another
ec '~ ot et ac ~~e uiremen#s `
ots - et ac ' e om assa'ara ~a ~
ots L min were rernove ~i ~ et ac ~
ots - ~ min
ots 1 20 tY min
~f
ots - min
ots u` ' g enve ope ~v' en eyan top o
ots .~ ntin om rear ~r~perty e
~~.
er e uirements
' i~num sa e ar
Downhill lots on sloped terrain
I2' min flat yard if aehieE~ able if not .3~ S.F. flat
deck, balcony or frvnt ~c~urtyard wrifih a min
dimension of 8'
5~ S.F. flat area ~vith a min. dirnension of 12'.
^ axirnum ncroac nients ' c ear on ane sic e ar
Aecesso Structares et ac s
ec c. ccessarV cture e uir~ments
ots ~ itlun 2 o rimar~~ buiidin stnicture.
ots .. ust e t w1 e esig~ate ' ing
- at~ aces e uire er on~e ~~ covere an est
anler ot riangu ate isi ~~t~~ asement
l9) _ om ace o intersecting 5~treet cur
6
laa ~~ ~~,~
Notes for Site Development Standards
(A) Setbacks are measured from the property line.
(B) Encroachments: Items such as, but not limited to, roof overhangs, air conditioning condensers, entry stairs,
exterior building stairs, on-grade stairs and approaches, porches, chimneys, bay windows and media centers
may encroach up to two feet or more into the required setback provided there is a minimum of 36 inches of
unrestricted access on one side of the building. Air conditioning units cannot be placed in the front yard. All
utilities are to be screened from public view via walls, enclosures, roof placement, etc.
(C) Setbacks for accessory structures shall be in accordance with Chapter 5.40 (Accessory Structures) of the Dublin
Municipal Code, Accessory Structures or as identified in these development standards and PD Rezone. Noise
generating uses such as pool and spa equipment shall be acoustically screened or located outside the setback area.
(D) Accessory Structures as defined in Section 8.08 of the Dublin Municipal Code and covered patios are allowed
an additional five percent of coverage when located in the rear or side yard of the house, or in accordance with
Section 7.28.290 of the Dublin Municipal Code. This percentage may increase if the building footprint coverage
is not at the maximum percentage allowed. However, in no event shall the total coverage on a lot exceed the
cornbined "Building Footprint" and "Other" coverage.
1. Maximum lot coverage regulations are intended to establish maximum lot area that may be covered with
buildings and structures. Building and structures include a11 land covered by principal buildings, garages and
carports, permitted accessory structures, covered decks and gazebos, and other enclosed and covered areas;
but not standard roof overhangs, cornices, eaves, uncovered declcs, swimming pools, and paved areas such as
walkways, driveways, patios, exterior siairs, uncovered parking areas or roads.
2. Subject to Building Code requirements for access.
3. Where 50 percent or more of the elevation of a home is a single-story element, the setback for the single-story and
two-story elements of that elevation shall be considered as that for a single-story building.
4. Swing-in garages are prohibited on lots less than 55 feet wide.
5. Retaining walls up to six feet high may be used to create a level usable area. Retaining walls in excess of four feet
to create useable area are suUject to review and approval of the Cominunity Development Director. Walls over 30
inches in height are subject to safety criteria as determined by the Building Official.
6. Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to
buiiding overhang to be 36-inch minimum or as required by current City Building Code Standards.
7. At cul-de-sac bixlbs or knuckles where lot depths are less than the standard lot depth, minimum rear yard setback
reyuirements may be reduced by an amount equal to lot depth minus the actual depth of the lot (i.e. 100'-90' _
10'). In no case will the rear yard setback be reduced to less than 12 feet.
8. Curbside parking may be counted toward the rec~uired number of guest spaces. Tandem garage parking is
permitted for non-required spaces.
9. Minimum 30-foot triangulated visibility easement on front and side streets measured along the face of
intersecting street curb lines. No structures or shrubs/ groundcovers over 30 inches in height allowed. (See
diagrams on following pages)
10. Where a minimum five-foot wide HOA landscape parcel lies between a lot or cluster and an adjacent street, the
adjacent lots or cluster shall be considered an interior lot for setback requirements.
11. Usable yard area may be provided in more than one location within a lot with a minimum 150-square foot yard,
deck, patio, courtyard, or similar area.
12. If a secondary unit is present on the lot, one additional uncovered parking space will be reyuired and can be
provided in the driveway.
13. Refer to the Setback and Lot Coverage Exhibit (PD2-8) for specific setback dimensions for each lot.
14. A minimum 3' clear pathway shall be maintained on one side of the house at all times.
i~~ ~ ~~ ~~
6. Architectural Standards.
The Architectural Standards for the future development of the Nielsen Property are included
below.
Architecfural Criteria, Guidelines, and Siyles
CO~JCEPI'
The purj.~c~se of these Arclutectural Criteria and Guidelines is to provide design and st,yrle dire~~ion to the
harnebuilder of the Nielsen Property. T~~e Guidelines ertsure attractive design and high qualit~y~ construction for
the praje~rt will be dcme. The Criteria anci Guidelines are nat c~esigned to t~e c~verly resfricti~~e or limiting, ln~t
instead to f~ster a livable envir~nment tlaa# is enjayable and interesting.
Br1SIC PR.~VC~I'LES
Re~ardless c~f the a~•chitectural styl~, a hc~me's design is camprised of many components including btulding mass
and articulation, roof form, fa~ade design, living areas and garages, and detaii~d arclutectural elements. Tllese
c~~lponents, wher~ designed ap~-n-opriately , pro~~ide a unified ~~et vaiieci neighborha~~d.
The foll~wing Design Criteria and Guidelines are prc~trided tc~ ensure that high quality ~rihitecture is built
utilizing authentic architectural styles and elements. R~of forins, materials anci building m~ssing shall be used
to establish a recognizable style. In addition, detail elements may be used to enhance the character of a style. The
ap~~•opriate scale anr~ pr~portion af architectural elements and the selectian of details should t~e used t~ pro~~ide
authenticit~~ of each style.
IVEfGI~BORHQO~ DESfG~V
General Design Parameters
Giti~en the tc~pog7~~~hic u~•iati~n tivithin the pr~~ject area and the pr~niurn l~catic~n of the site, the Nielsen
Prt~~.~erty is expected to tze develaped with senu-~~istom homes. Semi-custom hames would be praciuction floor
plans with provisic~n made for custonuzed placement or addition af z~indati~,~s, porrlles, balconies, and c~ther
architectural elem~nts to responc~ to specific sit~ situations, including topo~raph~F and vie~~ls. Semi-custc~m
homes shaIl confarYn to design rec~uiremerlts outlined below.
Neighborhood Plc~tting and Massing
It is important to create an attraetive, di~erse, and livable streetscape withut the neighborhood. In addition to
hor~e massing and desi~n and garage pl~cement, this can be achieveci t~}r home plac~nent and orientation.
la~~ ~y~~
The entry and detailing of the hont fa~ade should be the prunary emphasis of the front elevation, rather than
the garage. Elements such as porches, trellises, living spaces or courtyards should praject forward of the garage.
Entries of primary units should be visible from the street.
Architectural Plan and Style Mix
The Project shall provide a min,T„wn of three clifferent floor plans. Each Iloor plan shall be designed and built
with roof and elevation treatments representing a uin;mum of three different, architectural styles. Three color
schemes are required per elevation.
Corner Lot Homes
A different elevation should be createcl for corner lot homes, ar an interior lot plan can be enhanced with
additional architectural elements, details, or materials on the corner side of the house that match those on the
front elevation.
Elements to consider on corner lot homes include:
• Entries placed on the side/corner elevation.
• A parch or projecting side gable that wraps the front and side of the house.
• Broad range of roof forms, and the use of dormers if appropriate to the style.
• Varied building massing.
• Enhanced detailing and materials.
• The builcling wall adjacent to the exteriar side yard is as short as practical.
Interior Conditions
Interior Lots should aim to have articulation so the side and rear yards do not have a canyon affect. Box houses
are not acceptable. In order to not create these situations the following solutions are provided but are not meant
to be limited to these solutions:
• Recess the second story in the rear of the building and nn the sides nf the huildinQ
• Provide plans that use articulatioll and do not utilize the entire lot setbacks in width and depth.
SLOPE CONSIDERATIONS
Grading Sloped Conditions
The Nielsen Property should be designed to respond to the opporhuiities offered by the sloping topography.
Due to this, the lots should be stepped as a series of terraces rather than grading a large flat area. The existing
landform should be followed when possible with grading to step up or down the slope. Walls or slopes may be
used to take up slope within the development.
Plotting on Cross Slope Conditions
On street slopes greater than 4% the garage shall be plotted on the high side of the lot. Builciings should be
designed to take advantage ot sloped conditions and maximize the views.
9
~~~~~75g
Rear Yard Slope Conditions
When buildulgs have rear yards sloping uphill, rear elevations on the second story shoL~ld be ste~ed back to open
up the rear yard and avoid a"canyon-like' effect. On downhill sloping yards, rear elevations should be stepped
back to be more visuaIly appealing from off-site. Refer to other sections herein far additional direction.
SECONDARY DWELLING UNITS
Second dwelling units are permitted and must be an integral and complimentazy part of the main unit.
1Zegardless of location, the secondary unit shall match the style and appearance of the primary unit. The design
of the secondary dwelling unit shall follow the City's Zoning Ordinance with the following requirements and
exceptions:
• Allowed on lots of 5,000 square feet or greater.
• Sized at a minimum of 275 square feet and a maximum of 1,000 square feet. The second unit shall not
exceed 35% of the total floor area of the primary single farnily residenc~ .
• Only one second dwelling unit pemutted per lot.
• One additional off-street parking space will be required; tandenl or unmvered spaces permitted.
• The secondary unit shall be incorporated as an integral and seamless compone~t of the primary unit
and/or the primazy unit's garage, if a detached garage is provided.
DUPLEX i.iNITS
Duplex dw elling units are pernutted within the project area if utilized towards fi,ilfillu~g the project's Inclusionary
Housing requirement. In the design of duplex units for the Nielsen Property, attention shall be paid to the
following:
• Duplex units shall be designed to match the single-family residential site development standards,
azchitectural criteria, and styles for the project area. Exceptions include the ability for zero setbacks at
attached btulding side, yard area (250 sq.ft. ~ninimwn with a 10' min;mwn climension, and lot size and
coverage to be determined at Site Development Review.
• Duplex units shall be designed to appear as one cohesive structure (i.e.: architectural styling shall be
consistent far the entire building).
• Duplex tuzits are encouraged to be sited on mrner lots, with a goal of giving each unit more street
frontage.
• To facilitate a sense of distinction and ownership, entries should be separated from one another. Entries
sharing one path from the street are not permitted.
• To the extent feasible, entries to garages should be separate and should be visually associated with the
front door of the iuut served.
10
~~~~ ~~~~
ARCHITECTURAL DESIGN
To develop diversity in neighborhood design and establish individual character for each home, the following
elements and criteria have been developecl. These, mmbined with guidelines inducied under Architectural Styles
below, should be used to develop a varied but cohesive aesthetic for the project area. Elements and techniques
that create these characteristics include:
• Builciing Mass and Roof Farm
• Variable Flevation Setbacks
• Two Story Houses
• Single Story Arclutechxral Elements
• Garage Location and Design
• Entry Design
• Four-Sided Architeciure
Building Mass and Roof Form
The general form of the building should be reflective of the architectural style of the home. Mass and form can
be manipt~lated to decrease perceived density by avoiding repetitious box-like forms, as well as highlighting
entries and de-emphasizing gazages to cxeate a more attractive streetscape. Roof forms should also retlect the
architectural style of the building. Roof type, pitch and articulation should vary tlu oughout the neighborhood.
Rows of homes viewed from along Tassajara Road and interior streets are perceived by their contrast against the
sky or the background. To provide diversity and visual interest to the neighborhood and resulting street scene,
a variety of building and roof forms are encouraged. When designing the massing, elevations, and roof form of
each structure, the following is recommended:
• Articulate wall planes to provide interest and scale.
• Provide prajections and recesses to create light and shadow.
• Combine one and two story forms to break up massing.
• Vary building mass and roof ]ines to rr,;,,;r„ize repetilious forms, flat planes, silhouettes and roof ridge
heights.
• Provide a mix of different roof forms including front to rear, side-to-side, gables, and hips.
• Use a variety of roof pitch slopes within the project area, with roof pitch being authentic to the architechiral
style referenced in the building elevation.
Variable Elevation Setbacks
When authentic to an architectural style, variable facade setbacks should be provided. The second story shall
not completely overlay the first story without the provision of a single story element or mass. To assist in
varying setbacks and front elevation massing, alternative garage locations should be incorporated as practical
with terrain and split pad constraints.
Homes rearing to Tassajara Road shall incorporate a harizontal or vertical massing break on the rear fa~ade to
prohiUit a fully maximized building envelope along the publicly visible edge.
11
~a~~ °~~~~
Two Story Houses
To reduce the visual impact of a second stary home's height; style appropriate elements shall be used. Please see
the "Architectural Styles" section of this docu~ient for descriptions of specific elements for each style.
If appropriate to the architectural style, portions of the second stary shall be stepped back from the first floor
fa~ade, or shall incorporate elements (such as prajecting balconies, livable areas projecting above a first floor
porch, etc.) that create variation in the niassing of the btulding. These variations may include stepping back the
btulding mass, prajecting balconies or dormers, etc.
Single Story Architectural Elements
When appropriate to the azchitectural style, single story architeciural elements shall be used to help create a
more human scale and provide interest, while creating vazialaion and enhanang street character. A significant
single story element shall be used on at least one plan. These single story architectural elements indude:
• I~Zteriar living spaces that are a single story in height
• Enclosed front patios
• Single story garages with no building mass above it {on same front wall plane)
• Single stary front or wraparound porches
• Cantilevered second stary elements
The quality of a neighborhood is enhanced by the inclusion of a house plan designed specifically for corner lots
ar an interior lot plan wid~ the flexibility to include pop-outs, wraparound porches or other enhancements when
plotted on corner lots. Corner homes should have a significant one-story elernent (livable area or porch) on the
corner side to reduce the scale of the building along the street frontage.
Garage Location and Design
To create a visually pleasing neighborhood and limit the potentia] of a repetitive street scene, garages should be
designed utilizing different design and placement techniques such as:
• Vary garage placement on the lot amongst house plans.
• Provide a colleciion of garage door appearances.
• Incor~orate garage treatments such as porte cocheres and trellises.
• Recess doors a mi_~irnum of 12" behind the garage wall plane.
• I.imit driveway curb cuts to 16 feet wide.
To the extent practical with split pad home designs, gazage placement should be varied within the neighborhood,
with garage location varying from floor plan to floor plan. Differing gazage placements can be achieved by
alternating front setbacks, incorporating different garage types, ar providing a mixture of architectural elements
that draw one's eye away from the garage. Except for on streets with steep slopes plans should be reversed and
plotted so the garage and eniry are adjacent to each other.
12
/a~ ~~ ~~ ~~
The nwnber of different garage placements within the project home plans is based upon the type of linal unit
plans designed. In instances where there are two split pad plans (one uphill and one downhill} with or without
flat pad units of less than 20 units, two (2) different garage placements are required. If 20 or more flat pad
units aze incorporated into the project, three (3) different gazage placements are required. Acceptable garage
placements are:
• Shallow Recessed - To reduce the mass of the garage, garages should be placed a m;nimum of 5 feet
behind the living space fa~ade.
• Mid-Recessed - These garages are typically placed at or near the midpoint of the home. These garages
shall be set a m;n;murn of 10 feet behind from the living space fa~ade.
• Deep Recessed - Deep recessed garages are located a minimum of 20 feet behind the Eront fa~ade of
the home. These garages may be detached ar attached to the home. This configuration creates usable
outdoor space.
•~Car Tandem - If a three car garage is offered, the third car space should be in tandem to the standard
two-car space to reduce the visual impact of a three car garage on the street.
Different patterns and colors should be applied to garage doars to give a variety of design. The use of windows
is encouraged. Incorparating other garage treatments is suggested to minimize the impact of garage doars along
the street.
Arc:hitectural elements can be incorporated in the fa~ade design to minimize the appearance of the garage door
and provide human-scaled elements along the street edge. Feaiures that can be use to meet this inchide:
• Trellis over a garage door to provide texture and fa~ade relief.
• Porte coheres to create a screened parking spaces and outdoor spaces.
• Single car garage doors to provide additional articulation and light and shadow.
ARCHITECTURAL TREATMENTS
A r,,;,,;rr,um of khree different floor plans with three elevations of varying architectural styles apiece should be
provided for the Nielsen Property. The differences in these plans and elevations should be recognizable and
provide variety to the neighborhood, but the elevations and styles should not clash.
Four-sided Architecture Treatrnents
Four sided architectural treatments shall be applied to all the houses within the Project. This is especially
import~nt to the homes that are adjacent or visible to Tassajara Road. (Lots 1-9 and Lots 25-28} Architectural
treatments include window surrounds; shutters; detailed air vents, grille work, and other enhanced features.
Elements provided shall be authentic to the selected style. Second story and roof elements should be given
special attention since these will be the most visible firom the street.
• Materials, colors, and building articulation shall be continued onto the side and rear elevations to match
that of the front elevatioxl.
• All material and calor changes shall occur at an inside corner or other logical transition point such as
13
la9 ~~
~~ ~i
chimneys, projections, or recesses.
• To provide a diverse and attractive neighborhood character, the portion of the rear elevations of homes
that back onto Tassajara Road (Lots 1-9 and 25-28} must include a variety of window treatments and roof
projections, as well as a variety of hipped and gabled roofs and architeciural detailing.
• The rear fa~ade shall be broken either horizontally or vertically at a nluzimum.
. Decks and patios provided off of the side or rear elevation shall match in design and style to the front
elevation.
Creation of Form and Relief
Reeesse.s and Shadows
Recesses, overhangs, and projections are important far creating visual interest of a builcling form by providing
depth and mass by causing shadows and shade.
Archifectural Projecfions
Prajections on a buildings fa~ade should be used to create visual interest and emphasize i~nportant aspects of the
design such as the entry or major windo~vs. Tf these projections are provided in an appropriate manner they can
distract from visually displeasing elements such as the garage or a large plain wall.
Stepping Forrns
Step elevations horizontally and vertically. Where appropriate to the architectural style chosest, material changes
should occur at these steps.
Entry Stafernenf
The firont entry to the home shall be designed as the focal point to the hame. The entry should be easily recognizc~
by pedestrians and visitors.
Roof Considerations
Roof Forms and Maferials
Roof types and forms shall vary throughout the neighborhood and from plan to plan. Roof forms and characterisiics
shall be consistent with the selected Architectural Style. Hip, gable and shed roof farms, or a combination
thereof, ma}~ be utilized. The use of dormers and similar elements are encouraged to provide interest.
Dual Pitch roof forms such as Gambrel ar Mansard as well as flat xoofs shall not be used on the Nielsen
Properry.
If asphalt composite shingles are used they will be 50 year azchitectural grade.
Roof Pitch
A broad range of roof pitches and materials shall also occur within the neighborhood. Principal roof forms
14
/.~1~~~ 75~,
should typically have a pifch between 3:12 and 8:12, depending on style. A single roof pitch should be used on
opposite sides of a ridge.
Rakes and Eaves
Rakas and eaves should be selected based on the architectural style. Moderate or extended overhangs are
acceptable if properly designed. S'vnilarly, tight fascias may be utilized when appropriate to the style. The
designer should ensure that fascia boards, exposed rafters and other roof elements are substantially sized to
avoid looking flimsy or weak. Roof detailing should not appear tacked on; rather it shoL~ld be integrated with
the structure of the roof.
Stepp~d Roofs
Given the split-pad arrangement of the project area, stepped roaf forms are e~ected to occur on most or all of
the houses in the project azea. This stepping of. the roof form should be seen by the designer as an op~ortLUlity
to express the theme of the house and to p.rovide visual relief and interest. Vertical steps in ridgelines should be
substantial enough to create visual impact and to allow for adequate weatherproofing.
Overhangs, Porches and Balconies
If appropriate to the architectural style, moderate or extended overhangs, porches and balcotues are encouraged
to provide shade and passive cooling for energy savings. The use of porches and balconies expand outdoor
living opportunities, create entry statements and provide elevation variety. Covered porches may differ in roof
pitch than the primary struchtre.
Front porches should be provided on 33 percent of the homes. Porches should be sized to be usable by the
residents. Porches should match in style and material to the selec.~ted Architectural Style of the home.
Unit Entry Considerations
Enfry Stafement
The entry to a home is more than Just the front door. The physical form of the front pedestrian entry serves
several stylistic and psychological fLUlctions including:
• Identifying and framulg the front door
• Expressing the architec~tural tl~eme of the home
Acting as an interface between the public and private realms (a "semi-public" outdoor space)
Placeme.nt and Visibility
The entries of the homes on the Nielsen Property should be located so that it is visually apparent the location of
the front door. Architectural forms and details should be used to decrease the visual impact of the garage on the
streetscape.
15
~3/ ~~ ~~~
~ y,~
Incorporation of Roof and Archifecturai Features
Architechzral features that are appropriate to the architectural style of the home should be used. Roof elements,
porches, columns, although the door nught be visible, architectural elements such as roof elements, covered
porches, and cohimns should be used to announce the entry.
Front Door Considerations
Design
The front door is a major part in the style and architectural character of the house. The door should be setback
into the building form or covered by an overhead element. The entire door assembly should be built and
designed as a single unit. This includes the framing, the molding, and ~~indows.
Materials/CAlors
Wood is the preferred material for entry doors, but metal entry doors can be used if the have the same character
and feel as paneled wood doors.. The different characteristics of wood doors, such as the grain of the wood as
well as recessed panels contribute to the overall character of the entry.
The color of the door may match or contrast with the trim of the house, but must contrast substantially with the
wall color.
Use of Glass
Incorporating glass into the door assembly, whether as panels within the door or side lights, expresses a sense
of welcome and htunan scale (note that transom lights do not achieve the same effect.) The use of glass in the
overall doar assembly is encouraged.
Residential Address Nurnbers and Entry Lighting
Entries should be ~vell lit far easy recognition and far safety. Residential address numbers should be prominent
and large enough to be read easily from the street. Street address nurnbers should be lit at night.
Windows
PlacEmenf and Organization
In the design of homes for the Nielsen Property, designers should look beyond the practical consideration of
room layout in determiiung d~e placement of wirtdows. Window placement and organization should be used
to contribute positively to the exterior architectural character of the home and should take into account views
available from the individual lot on which the house is to be built. Attention should be paid to windows'
relationship to one another and to the wall and roof planes, creating a composition with a sense of order.
Although they do not necessarily need to be of a uniform size, shape or type, all windows within one elevation
shall appear compatible, visually relating to and complimenting each other. Pecessing is encouraged should be
used on ~~indows where possible and if authentic to the architectural style.
16
~~ ~~~~~
~
Balconies and Decks
Provided they can be successfully integrated with the architectural style of the home, the inclusion of balconies
and decks are encouraged. The inclusion of these elements can be used by designers to break up large wall planes
and create visual interest while adding hwnan scale to the building. They can also provide desirable outdoor
living areas and elevated open space, qualities that will be especially desirable for the homes on the Nielsen
Property and will have view potential. Balconies and decks may be covered, open, or some combination. They
can project from the building or be recessed into the building's mass. Regardless of type, they shall appear to
be an integral eleanent of the builciing, rather than an afterthought. Airy and all details of the balcony and deck,
uicluding roof, coluuins, eaves, soffits, and railing shall be consistent with the building style. Special attention
should be paid to avoid plotting decks side by side on adjacent homes.
E~erior Stairs
Exterior stairs may be used to access secondary dwelling units or to connect balconies or decks to other private
outdoor spaces. Such stairs should generally conform to the guidelines for balconies, above, to ensure that the
stairs appear as an integral and stylistically compatible part of the structure.
Railings
One of the rnost visible elements of balconies, decks, and external stairs is the railing. Although exiruded
aluuiintun railings are not permitted, designers of homes for the NieLsen Property may employ a rntmber of
railing types including open wrought iron, wood rail, picket or solid. Glass or plexiglass can be used for rai]ir-gs
in situations where the views would be reduced with a solid railing. The material and detailing chosen should
be in keeping with the architectural style of the home.
Posts, Colixrnns and Arches
Insubstantial posts or columns (i.e. metal pipe, wood of less than 6" in diameter, etc.) are not allowed. Colu~nns
may be clad in wood, masonr}~, stone or stucco and may be square, roLtnd or rectangular in shape. The width
of the cohxxru~ should be appropriate to the material finish. Attention should be paid to both base and capital
detai.li_ng of the column.
Arches related to posts or coltunns may be flat, round or segments of an arch, and may include a soHit, as
appropriate to the style.
Pergolas, Trellis~ and Patio Covers
Builder provided pergolas, trellises, patio covers and other exterior structures should reflect the character, color
and materials of the home served. Supports shall adhere to the guidelines for posts, coluuins and arches, above.
Materials for the horizontal elements shall be either wood, polymer wood composite, or the dwelling's roof
material. The pitch of the patio roof may be less than that of the home served Sides of the structure shall not be
enclosed except where a wall of the dwellulg forms the enclosure.
Awnings
Canvas awnings of solid accent colors conforming to the color palette of the referenced style are permitted in
moderation. Metal awnings are not acceptable. Non-fade high quality materials shall be used for all awnings.
Provision tar future marntenance of canvas awnings should be considered when contemplating the~ inclusion.
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Gutters and Downspoixts
Gutters exposed to view shall be colored to match fascia material to
downspouts shall be colored to match the surface that they are attached.
with a false copper patina.
Chimneys
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reduce its visual impact. Likewise,
Alternatively, they may be fulished
Chimneys, if used, can serve as majar design elements and focal points within a building elevation. This element
shot~ld be constructed with style-appropriate materials as described in the Architectural Styles section. Attention
should be paid to the cap design, as well as any steps, curves ar banding on the shaft and capital, as these will
have a major visual impact when viewed against the sky or roof.
Garage and Garage Doors
Door Materials and Face Design
Door materials should be used to reflect the architechiral style of the home. The garage doar should not distract
the eye on the street fa~ade. Texhxred and raised panels should be used on metal, wood or fiberglass doors
as it follows the architeciural design. Windows within the door face is encouraged. The garage door colors
should complement the colar palate far the home without distracting from the elevation. Doors shall not include
excessive decarations that distract from the elevation. All garage doors shall be the "roll-up" type.
Reeessed Doors
Decreasing the visual impact of the garage door may be accomplished in part by extending the face of the wall
surrounding the garage door 6"-12" in front of the door. The increased prominence of the wall around the door,
and the shadowing of the door visually de-emphasize the garage door.
Accessory Structures
Any accessory structures shall be located per City of Dublin standards and site specific standards found in the
Site Development section of this document. All such structures shall rnatch in style of the primary residence or
shall be screened from public view by landscaping. Prefabricated metal ar vinyl sheds are not allowed.
Materials
High quality materials shall be used throughout the project. No exposed foundations will be allowed. All
materials shall extend to the ground. Materials shall be placed a maximum of two inches from any adjacent
concrete and four inches from the adjacent finished grade if impervious materials such as stone are applied. If
wood, wood composition, board and batten or si~rilar materials are applied, 6 inches from the adjacent grade
will be provided. No foam materials without a solid casing may be used within 6' of grade.
When not all elevations are provided in the architechaxal review package, non-illustrated elevations are expected
to follow the colors and materials that illustrated on aUnroved elevations.
Further Design Considerations
Trash and recycling receptacles and air conditianers shall be screened from public view. Utility meters, junction
boxes, and other mechanical and utility equipment should be screened from public view when pracical. Attention
should be paid to the placement of these items in side yards to ensure that pedestrian access in emergency
situations is not compromised. They may be located in rear yards so long as negative impacts on yard use
and layout are minimized. At a m;,,;T„um a clear path of 3' on one side of the house shall be maintained at all
times.
Antennae shall be located in the interior of the residence. Exterior compact satellite clishes may be included,
provided they are located away from public view to the extent feasible. Fire sprinkler risers shall be located on
the interior of the unit or placed per the current fiire code.
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7. Preliminary Landscaping Plan
The Preliminary Landscape Plan is shown below and is also included as Sheet PD2-2 in the
Project Plan Set, dated received April 9, 2010, on file at the Community Development
Department.
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8. Other information
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4UARRY IANE SCHOOL IARAC)
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Sa I.udscape Guidelines for suygestcd
plmt.s7~ecies eod sius.
LIN A specific ptanting plan will be
RR,q devcloped d the Site Development
Review 3tage.
a. Inclusionary Zoning regulations: The specifics of compliance with this ordinance
will be determined through an Inclusionary Housing Agreement with the City of
Dublin. If the City determines that inclusionary housing is not appropriate on this site,
the developer will have the opportunity to pay in lieu fees for the entire requirement.
The Stage 2 Development Plan allows an option for two lots (Lots 15 and 20) to be
duplexes if the devetoper chooses to build the affordable units. If the developer pays
the in-lieu fee for the entire development, the duplex units will not be constructed on
the site.
Section 5. RELATION TO PRIOR ORDINANCE.
This ordinance supersedes Ord. 15-02 as to the Nielsen Property site only.
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Section 6. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use,
development, improvement, and maintenance of the Project area shall be governed by the
provisions of the closest comparable zoning district (R-1 Single Family Residential Zoning
District) except as provided in the Stage 2 Development Plan.
Section 7. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least
three (3) public places in the City of Dublin in accordance with Section 36933 of the Government
Code of the State of California.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this 1 gtn
day of May 2010 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
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