HomeMy WebLinkAbout6.1 TassajaraMead(Attach)
EXHIBIT A-I
Development Plan
. Tassajara Meadows
September 22, 1998
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Tassaiara Meadows. Unit II - April J 998. Revised July J 998
T ASSAJARA MEADOWS, Unit II
Planned Development Rezone
Project Description
Introduction
Tassajara Meadows, Unit II is located within the Eastern Dublin General Plan
Amendment! Specific Plan Area, and consists of approximately 11.7 acres on the
northwest comer of Tassajara Road and Gleason Drive. The project is currently bounded
by Tassajara Creek to the west, Gleason Drive to the south, Tassajara Road to the east,
and the Casterson Property to the north. Future land uses are open space to the west,
open space and medium density residential to the north, medium density residential to the
east, and a community park to the south.
Existing Site Conditions and Adjacent Land Uses
The entire Tassajara Meadows, Unit II property is relatively flat. Currently, PG&E
utilizes the area adjacent to Tassajara Road as a storage yard; however, their lease ends in
August 1998. A few small trees dot the area and weeds and non-native grasses blanket
the rest of the property, interrupted only by a dirt road that enters from Gleason. The site
will be cleared of all structures and debris prior to acquisition and development ofthe
property by Mission Peak Homes from Alameda County Surplus Properties.
Although Tassajara Creek and its setback area are not part of the Tassajara Meadows,
Unit II project, its proximity makes it an amenity that will provide community interest for
the site. The proposed design and restoration of Tassajara Creek has been outlined in the
Tassajara Creek Restoration Plan prepared by RIO Associates for Alameda County. The
Plan details the specific design and construction of Tassajara Creek, and calls for channel
widening, stabilization, and revegetation with native plant species.
As part of the California Creekside Development Agreement, the Tassajara Creek
Restoration Plan directive, and Mission Peak Homes' agreement with Alameda County,
the County of Alameda is responsible for funding, permitting, designing, constructing,
and monitoring the restoration of Tassajara Creek. Additionally, oversight of these
phases will be the responsibility of the Alameda County Planning Department.
The City of Dublin is currently reviewing the County's Stream Restoration Program
application. The project has already received all appropriate Corps, Fish and Game and
Regional Water Quality Control Board permits. Please refer to the Tassajara Creek
Restoration Plan on the Santa Rita Surplus Property, Dublin, California, dated
September 1997, available at the City of Dublin, for any additional information.
Page J of 5 - Planned Development Rezone - Project Description
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Tassaiara Meadows. Unit II - Avril J 998. Revised July J 998
Current land uses surrounding the project are: to the south, vacant lands; to the west,
Tassajara Creek and the Dublin Animal Shelter; to the North, rural residential; and to the
east, grazing lands. Future uses of surrounding property include a community park to the
south, and residential and open space development projects to the east and north.
Tassajara Creek and further west is expected to remain the same. The design and
aesthetics of the northern development will be emulated in the Tassajara Meadows, Unit
II project. This will serve to create a sense of cohesiveness between the two sites.
Proposed Land Use and Development Concept
The planned development of this property will produce 95 medium density detached
homes. The site contains approximately 11.7 acres, all of which has been zoned Medium
Density Residential by the Eastern Dublin Specific Plan. The residential density for the
site is expected to be approximately 8.1 units per gross acre.
The proposed site plan for the project is based closely on the type, location and size of the
land use designations found in the Eastern Dublin Specific Plan. The Planned
Development Rezone Stage 1 and Stage 2 Development Plans are consistent with the
Specific Plan, the EIR and each other.
This project utilizes a combination of street frontage lots and courtyard scenarios in its
design, thus promoting neighborhood interaction and harboring a sense of community.
Minor changes may be made to the site design and house placement prior to receiving a
building permit without necessitating a minor amendment.
According to the Specific Plan, medium density residential land use designations allow a
range of 6-14 units per acre. Based on the acreage for this site, the maximum and
minimum number of units permitted by the Specific Plan are as follows:
Land Use
Medium Density Residential
Gross Acreage
11.7
Minimum Units
70
Maximum Units
163
The project contains a public collector street along the creek that enters from Gleason and
joins the Casterson Property (Tassajara Meadows I). The proposed road is set back from
Tassajara Creek approximately 100'. This frontage road serves several purposes. First,
the road provides access into the project site from Gleason Drive, and circulation
northward. The frontage road also functions as a fire buffer zone as required by the
Wildfire Management Plan by separating housing units from the creek with a non-
flammable buffer. Since the buffer width exceeds the required standards, no additional
fire buffer zone measures will need to be incorporated into the project.
Project entry landscaping will consist of native plant species to tie into the creek amenity.
These landscaped parcels will serve as neighborhood entry features, and will connect the
project with Tassajara Creek. A pedestrian paseo located within a widened right-of-way
extends east west across the project, providing pedestrian access to the stream corridor
and multi-use trail. The widened right-of-way also allows visual access to the creek for
Page 2 of5 - Planned Development Rezone - Project Description
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TassaiarQ Meadows. Unit II . Avril 1998. Revised Julv 1998
both pedestrians and drivers. Pedestrian paseos also occur elsewhere to permit easy and
convenient access through the development. Within the project, pedestrian access
permeates throughout, allowing easy movement to every portion of the neighborhood. In
addition, all front yard landscaping will be installed prior to resident occupation and will
be irrigated and maintained by the HOA.
A small portion of the property is within the limits of the Tassajara Road Scenic Corridor.
The project follows the City's scenic corridor policies by providing intermittent views of
stream corridor riparian vegetation and knolls west of the creek and beyond the project
site. These policies are incorporated using architectural design that implements varying
roof heights, massing, orientation and setbacks. Fencing, signage, and walls have been
designed to relate to the surrounding area and match the project to the North.
Additionally, the sound barrier will jog in some locations and the use of metal fencing at
the end of courtyard drives will provide visual interest and views beyond. The Scenic
Corridor document also identifies an important viewpoint location from Tassajara Road
looking northwest toward the nearby knolls. A perspective illustrating how the proposed
development will frame the knolls is included with this submittal.
A homeowner's association (HOA) will be established for this project. Along with it, a
Declaration of Covenants, Conditions and Restrictions will be prepared and recorded.
The Declaration will require the HOA to maintain a number of areas within the project.
These areas include the project entry, consisting of monument at ion, landscaping, lighting,
and signage; walls and fences; private streets, court driveways, and sidewalks; street trees
and front yard landscaping; numerous landscape parcels, and Tassajara Road and Gleason
Drive landscaping adjacent to project boundaries. A landscape maintenance agreement
will be required for the HOA to maintain the landscaped areas within City owned
property .
Project Access/Circulation
The site has been designed to allow vehicular access from two directions. Primary access
into the site will be from Gleason Drive, which currently exists as a two-lane road south
of the site. Ultimately, Gleason will be widened to accommodate two additional lanes
and a median. Vehicles making left turns from eastbound Gleason into the project are
anticipated at a signalized intersection. A deceleration lane has been provided for
vehicles making a right turn into the project from westbound Gleason.
Secondary access to the property will come from the north through the adjoining
Casterson Property (Tassajara Meadows I). Each street in the project has been designed
with safety, convenience, and visual quality in mind, and at the same time, addresses
pedestrian access. Refer to the traffic study prepared by TJKM for the City for specifics.
The residential collector on the western edge of the site is planned as a public street. The
curb to curb dimension for this street begins at 40 feet and increases to 44 feet at the
intersection with Gleason Drive to permit for a left turn lane and a through/right turn
lane. The collector street will consist of two 12' travel lanes and two 8' parking/shoulder
Page 3 of 5 . Planned Development Rezone. Project Description
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Tassaiara Meadows. Unit II . Avril 1998. Revised July 1998
lanes with a no parking right turn lane near the intersection of Gleason. On the
development side, a 3' landscape area and a 5' monolithic sidewalk is planned. Due to
the presence of a regional trail within the Tassajara Creek stream corridor, there is no
need for a sidewalk on the west side of the collector as specified by Dublin's Stream
Restoration Program.
All interior streets and courtyard drives will be privately owned. The central entry road
into the project will have a curb to curb dimension of 36', two traffic lanes and two
parking lanes. A 4.5' sidewalk on the southern side will allow convenient pedestrian use,
while a 4.5' separated sidewalk within a parkway ranging between 8' and 16' on the
northern side will form a paseo. The remaining interior streets will have a 30' curb to
curb dimension with a single 4.5' sidewalk. These streets will have two traffic lanes and
one parking lane. Where parking occurs on one side of the street, it is placed adjacent to
the sidewalk. Courtyard driveways will be 20' wide, having two traffic lanes.
Parking for the project has been a consideration from the beginning. Each dwelling unit
will contain a two-car garage, and a minimum 18' long driveway will provide for two
additional spaces. All of the courtyard driveways will allow two cars to park at the
terminus, with the exception of where two emergency vehicle access points are located.
A minimum of one guest stall per unit has been provided.
Utility Services
Sanitary, water and recycled water services will be provided by the Dublin San Ramon
Services District (DSRSD) in accordance with their East Dublin Master Facilities Plan.
Final locations and sizes of these facilities will be determined in accordance with the
recommendation of the DSRSD Facilities Master Plan.
The intract storm drain system will connect to the existing culvert located in Gleason
Drive at Tassajara Creek.
Proposed Phasing Approach
Tassajara Meadows, Unit II development is planned to occur in four phases. Beginning
in the spring of 1999, each phase is projected to come on line every six months,
depending upon market demand. The entire project site's grading and storm drainage,
sewer and water backbone improvements are expected to occur in the first phase.
Development Agreement
The Eastern Dublin Specific Plan requires all applicants to enter into a development
agreement with the City. The applicant will submit a request for this document once the
draft Conditions of Approval for this project's PD, VTM, SDR applications are known.
It is anticipated that the development agreement will be submitted in conjunction with the
project's approval process.
Page 4 of 5 . Planned Development Rezone. Project Description
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Tassaiara Meadows. Unit 11 . Avril 1998. Revised July 1998
Hazardous Waste Analysis
A Phase I Environmental Site Assessment was completed January 8, 1998 by Aqua
Science Engineers Inc. (ASE). ASE performed a series of investigations including site
walks, interviews, regulatory agency discussions, historical data reviews, and VISTA
report reviews. Off-site investigation was preformed using the VISTA report. ASE
identified no sources within a one-mile radius that were included in a list of hazardous
waste or substance sites. As a result, ASE does not recommend any further assessment
activities.
Indusionary Zoning Ordinance
Dublin's Inclusionary Zoning Ordinance requires 5% of all housing to be affordable to
those of very low, low, and moderate incomes, or requires the developer to pay an in-lieu
fee which will allow the City to facilitate construction of such housing. It is the intention
of this project to comply with the Inclusionary Zoning Ordinance requirements by paying
an in-lieu fee.
Page 5 of 5 . Planned Development Rezone. Project Description
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Tassaiara Meadows. Unit II . Avril 1998. Revised July 1998
Tassajara Meadows, Unit II
Vesting Tentative Map
Project Description
Benefits and Cost of Project to City
This project will create 95 new dwelling units for the City of Dublin. In order to facilitate a
balance between jobs and housing for the city, the project's homes are anticipated to be priced to
encourage job relocating families, families desiring modem lifestyle changes, and first time
home buyers. These new residents will strengthen the market for adjacent commercial uses
projected to occur in accordance with the Eastern Dublin Specific Plan. This, in turn, will
substantially increase sales tax for the City of Dublin.
All infrastructure and capital facilities costs will be paid for by the project. Along with this,
normal expenditures for City services (fire, police, recreation, general administration, etc.) will
be assumed by the development. It is anticipated that property tax revenues, along with
increased local sales tax attributable to project residents, will cover the majority, if not all, of
these public service costs.
Hazardous Waste Analysis
A Phase I site assessment study was conducted in January of 1998 by Aqua Science Engineers,
Inc. for the County of Alameda, which identified no sources within a one mile radius of the site
included on a list of hazardous waste or substances sites. ASE recommended no further
assessment activities.
The following findings relate directly to the specific lettered questions listed under the Written
Statement section of the Tentative Subdivision Map application submittal requirements.
A. As noted in the Project Description- Planned Development Rezone, this project is consistent
with applicable City General and Specific Plans.
B. As noted in the Project Description- Planned Development Rezone, this site is physically
suitable for the type of single family medium density residential development proposed.
C. The design of this project is not expected to negatively impact the environment or injure
wildlife or their habitat as the site is planned for 95 single family residences on a relatively flat
site. All applicable local, state and federal regulations concerning the protection of these
elements will be adhered to.
D. The design of this project is not expected to cause serious public health problems as no land
uses requiring the use or manufacturing of toxic materials are planned to occur on site. The
modifications anticipated for the Tassajara Creek flood plain by Alameda County and approved
by Zone 7 is capable of containing the 100-year storm event.
E. The design of the project will not conflict with easements acquired by the public at large for
access through or use of property within the proposed project, as the residential collector street
fronting along the creek corridor will be a public street. No easements currently exist on site.
Please refer to the title report included in this submittal package.
vtm "pro} _ desc. doc
Vesting Tentative Map . Project Description
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Tassaiara Meadows. Unit 11 . Avril 1998. Revised Julv 1998
Tassajara Meadows, Unit II
Site Development Review
Project Description
The following findings relate directly to the specific lettered questions listed under the Written
Statement section of the Tentative Subdivision Map application submittal requirements.
A. The project proposal is for 95 Medium Density Residential detached single family lots on
approximately 11.7 acres.
B. Not applicable.
c. Not applicable.
D. The design of this project is not expected to cause serious public health problems as no land
uses requiring the use or manufacturing of toxic materials are planned to occur on site.
E. The Tassajara Meadows, Unit II project is anticipated to provide an enjoyable and attractive
neighborhood through the consistent use of design themes, colors, and materials. The
proposed project contains many features that would be a benefit to the future residents of the
site and the rest of the City of Dublin. These include human scaled architecture, pedestrian
paseos and open space parcels.
The layout of streets and paseos orient residents and guests alike toward Tassajara Creek. A
residential collector street is located adjacent to the Tassajara Creek corridor to provide
physical and visual access to this open space. The design of streets and homes has been
developed to create and enhance the human scale and elevate the importance of the
pedestrian. Vehicular access will be minimized through the use of courtyard drives.
Landscape elements will provide visual interest along the streetscape scene and provide an
attractive environment for both residents and visitors. The use of vegetation, paving,
soundwalls, street lighting, signage, and fences will enhance the architectural theme and
relate to the adjacent open space.
Access to the project will be provided from both Gleason Drive, a proposed four land
collector and Moraga Drive, a proposed two lane street located to the north of the site.
Refer to I. and 1. for more specific information on architecture and landscape features.
F. This site is physically suitable for the type of detached medium density residential
development being proposed. Wayne Ting and Associates undertook a geotechnical
engineering investigation of the project area. Based on the findings of this investigation,
dated April 17, 1998, it was determined that the project site does not lie within a currently
designated" Special Studies Zone" for active faults as defined by the State of California
(1982) and that no faults exist on the site. Soil types encountered during test pit excavations
will not preclude development.
In addition, no designated flood hazard zones exist within or adjacent to the limits of the
project site.
sdr yroLdesc.doc
Page I of 3 . Site Development Review . Project Description
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Tassaiara Meadows. Unit 1/ . Avril 1998. Revised July 1998
G. A portion of Tassajara Meadows, Unit II is within the Eastern Dublin Scenic Corridor that
asks that a view to a northwestern knoll be maintained from a location south the Gleason
Drive and Tassajara Road intersection. The proposed site plan, architecture and site
amenities meet appropriate policies affecting the maintenance of this viewpoint. This is
accomplished by providing spaces between buildings and keeping landscaping low or angled
between the two points; periodically allowing views of riparian vegetation along Tassajara
Creek through the use of building layout, varying roof heights and pitches; avoiding
continuos sound walls along residential areas by providing jogs and open metal fencing;
designing sign, fence and wall materials appropriate to the semi-rural setting; and providing
site and building articulation for interest by varying setbacks and building orientation and
breaking up building mass.
A perspective of the Scenic Corridor's identified viewpoint illustrating that a view of the
northwestern knoll is maintained is included with this submittal package. In addition, site
plans are included demonstrating roads and wall openings are generally sited so as to provide
intermittent views to creek vegetation and varying setbacks, architectural elevations are
provided which illustrate variation in roof lines, pitches, heights, massing and general high
quality building design and elevations of fencing and walls showing appropriate project
character.
H. This site is physically suitable for the type of medium density residential development
proposed. Existing land use within the project area is vacant grasslands and a PG&E staging
area. A couple of derelict, vacant structures exist on site, as do a few immature trees. The
site is relatively flat, with a less than 1 % slope in each direction. Drainage flows from east to
west, towards Tassajara Creek. No topographic features occur on site.
I. This neighborhood is conceptualized on the rich traditions of Spanish style architecture,
originally made fashionable in the 1920's and 1930's throughout California and now
experiencing a renaissance. Typical design elements of Spanish Colonial Revival include
stucco facades, usually asymmetrical in design; offset towers; gabled roofs, sometimes
combined with hip roofs; Spanish tiles; colonnades; recessed entries, for shadowy relief; and
cantilevered wrought iron balconies. The human scale elements of the architectural details
reinforce and maintain a pedestrian scale for the neighborhood.
The site plan utilizes Paseos as a spine element, drawing the pedestrian into the development.
This pattern of circulation reinforces the pedestrian connection with an inviting entry
colonnade or porch entry. Architectural design will enhance the privacy for each dwelling by
the use of offsetting windows and the creative use of window placement.
J. The proposed plant palette is intended to harmonize with the existing indigenous plant
material of the area while providing a distinctive character to the community through the use
of accent plantings dispersed throughout the neighborhood. The emphasis is on providing a
variety of interest through flower display, texture, foliage, form, branching patterns, and
color throughout all four seasons. In creating the plant palette, consideration has been given
to drought or water conserving plant material and, to a certain degree, toward energy
conservation by providing vegetation to help control climatic impacts of natural elements
(i.e. solar radiation control, wind control, and temperature control).
An informal streetscape, one that blends with the existing character of the area, is envisioned
along Tassajara Road and Gleason Drive. A meandering walkway landscaped with informal
mass plantings, which include native indigenous plant materials of varying heights, texture
and colors, will provide visually appealing pedestrian circulation. The stucco wall, which
harmonizes with the architectural style ofthe homes, will be softened through the use of
concentrated plant materials. A special landscape treatment is proposed to enhance the
project entry and create a sense of community.
sdr yroLdesc.doc
Page 2 of 3 . Site Development Review . Project Description
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Tassaiara Meadows. Unit 11 . Avril 1998. Revised July 1998
The emphasis of the project entry design is on the pedestrian, creating both a sense of entry to
the community and human scale. The entry monumentation proposed establishes this sense
of entry and arrival to the neighborhood. Accent trees, as well as the use of enhanced paving,
will strengthen and define the entry.
These separated pathways, some in concert with the overhead canopy of tree lined streets,
creates a pedestrian friendly neighborhood. The stucco walls at the block-end conditions
blend with the architectural style of the neighborhood while providing continuity and visual
appeal to the Paseos.
The private driveways will be enhanced with accent paving to establish a "courtyard" type
ambiance. Flowering accent trees clustered at each courtyard entry and end, with larger scale
canopy trees located at the court midpoints, establish the theme of the courtyard.
K. A Phase I site assessment study was conducted in January of 1998 by Aqua Science
Engineers, Inc. for the County of Alameda, which identified no sources within a one mile
radius of the site included on a list of hazardous waste or substances sites. ASE
recommended no further assessment activities.
sdr yroL desc. doc
Page 3 of 3 . Site Development Review . Project Description
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Tassaiara Meadows' Avril 1998
LAND USE STANDARDS
Residential development regulations and architecture standards have been defined and
discussed to ensure the desired character and quality of this project. These guidelines will
encourage and influence development to meet overall goals and community theme
throughout the project.
These recommendations establish the minimum requirements necessary for the design and
planning of the property. Only exceptions to the Dublin City Zoning Ordinance are
delineated in the development regulations. Permitted land uses are consistent with the
designations determined by the Eastern Dublin Specific Plan, General Plan, and Eastern
Dublin Annexation Permitted and Conditional Land Use list. Conditional uses will rely
upon the provisions of the City's Zoning Ordinance and the Eastern Dublin Annexation
Permitted and Conditional Land Use list. Accessory Uses are based upon the revised City
of Dublin Zoning Ordinance.
Developer initiated amendments, additions and deletions to these guidelines may be
approved administratively by the Director of Community Development. Changes deemed
substantive enough to change the character of this Planned Development may be submitted
by the developer to the Planning Commission for action.
Planned Development Rezone . Land Use Standards
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Tassaiara Meadows · AoriL1998
PERMITTED, CONDITIONAL, AND ACCESSORY LAND USES
1. PD. Medium Density Residential
Permitted Uses:
a. One-family dwellings;
b. Multi-family dwellings;
c. Combinations of attached or detached dwellings, zero-lot line units, duplexes,
townhouses, multi-family dwellings;
d. Nursing homes for not more than three patients;
e. Accessory structures and uses located on the same site as a permitted use;
f. Home occupations conducted in accordance with the regulations of the zoning
ordinance.
Conditional Uses:
a. Public and semi-public facilities;
b. Community facilities;
c. Community clubhouse;
d. Parking lot, as regulated in the zoning ordinance;
e. Plant nursery or greenhouse used only for the cultivation of plant materials
(wholesale only);
f. Medical or residential care facility (7 or more clients);
g. Hospital in districts requiring not more than fifteen hundred (1,500) square feet
of building site area per dwelling unit;
h. Accessory structures and uses located on the same site as a conditional use;
1. Large family day care homes;
J. Bed and breakfast inns;
k. Mobile home parks, as regulated by the zoning ordinance.
Accessory Uses:
a. Accessory storage of building materials and equipment;
b. Wireless communications facilities;
c. Flag poles;
d. Garages (including storage of vehicles, workshop, studio, office and storage);
e. Garage/yard sales;
f. Greenhouses;
g. Guest houses;
h. Home Occupations;
i. Offices, studios, or workshops
J. Rental and sales office;
k. Repair and maintenance of automobiles or other vehicles;
1. Rooming and boarding;
m. Swimming pools/spas/hot tubs;
n. Tennis and sports courts.
Page 1 of 1 . Planned Development Rezone. Permitted. ConditionaL. and Accessory Land Uses
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Tassaiara Meadows. Avril /998
RESIDENTIAL DEVELOPMENT REGULATIONS
Neighborhood Lot
size. in sq. ft.
Lot Width
Lot Depth
Front Yard Building
Setback
- arage door
Front Yard Building
Setback
-other elements
Rear Yard Building
Setback
-minimum
Rear Yard Building
Setback
-av .lnei hborhood
Side Yard Building
Setback
Side Yard Building
Setback (corner)
Minimum Building
Se aration
Building Height
Stories
Required Parking
3,150 min.
45' av .
70' av .
18' or greater
10' to porch,
12' to living area
5'
15'
4 'min.
9' total
6'
8'- one side only
35'
2 stories
2 covered on-site
1 uest off-site
Page lof2 . Planned Development Rezone . Development Regulations
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Tassaiara Meadows · Avril 1998
ADDITIONAL RESIDENTIAL STANDARDS
Garages
Roll-up garage doors with automatic openers are required for all residences with
driveways less than 20'.
Residential Massing
Single story elements are encouraged at corners and to break up rows of two story
residences.
Encroachments
The following encroachments may project up to 2' into yard setbacks (all non-fire
rated encroachments must be at least 3' from property lines):
· eaves;
· architectural projections;
· fireplaces, (including log storage and entertainment niche);
· balconies;
· bay windows;
· window seats;
· exterior stairs;
· second floor overhangs;
· decks;
· porches; and
· air conditioning equipment.
Page 20f2 . Planned Development Rezone · Development Regulations
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Tassaiara Meadows · Anri[ 1998
ARCHITECTURAL STANDARDS
Concept
The project concept is to design and develop a neighborhood with a highly recognizable style that
closely integrates the site plan and architecture and creates an interesting pedestrian scaled street
scene. The 45'x70' lots are primarily designed with a courtyard concept which allows comer lots
to front along the residential streets. These corner lots allow front doors and porches to occur
along the street, requiring garage doors to occur off the courtyard drives, thus creating two "front
elevations" for these homes. The design concept incorporates the market demanded attached two-
car garage and the more desirable, historically based, street scene.
Design Theme. Spanish Colonial Revival
This neighborhood is conceptualized on the rich traditions of Spanish style architecture, originally
made fashionable in the 1920' sand 1930' s throughout California. Typical design elements of
Spanish Colonial Revival include stucco facades, usually asymmetrical in design; offset towers;
gabled roofs, sometimes combined with hip roofs; Spanish tiles; colonnades; recessed entries, for
shadowy relief; and cantilevered wrought iron balconies. The human scale elements of these
architectural details reinforce and maintain a pedestrian scale environment for the neighborhood.
Exterior Characteristics:
Form/Massing
The simple massing of the Spanish Colonial revival style is characterized by the use of gables and
the combination of hips and gables. Combined with a roof pitch of 4: 12, the homes will have a
low profile, which is important for the success of the side yard separations of 8' -15'. The homes
are also designed with offsets and "wings" to provide articulation and appropriate separations
from living area to living area.
The simple framing is typically highlighted with a tower design with recessed front doors or
colonnades with a soft arch detailing to create an entry porch.
Glazing
Appropriate to the style, wall mass is emphasized over the area of glazing. This pattern is
maintained on all four sides of the home, with window placement and size designed appropriately
to the size of the interior space and potential view to neighboring lots to ensure privacy. Typically,
window sills on 4' and 5' side yards are placed at 4'-6' above floor line to limit the view.
Materials
Exterior materials are detailed utilizing historical context with modern methods. The walls are a
stucco finish, roofing is concrete S-tile, eaves are exposed and painted, and trims are stucco, which
are used minimally, but consistently around the home.
Color Schemes
For visual interest and a sense of individuality for the neighborhood, the color palette has been
extended beyond the often used white stuccoes and dark trim. Historical references indicate the
use of ochres and other earth tones. Roof colors have been limited to terra cotta, but a minimum
of three variations have been proposed from lighter flashed tiles to a deeper terra cotta. A
minimum of six color schemes shall be plotted for the project in conjunction with the selection of
various elevation styles for the proper mix of detail and color in the street scene.
Page 1 of I . Planned Development Rezone · Architectural Standards
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HIST. f'lVWT __~
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P#len '8' TO OE OtDK:"T!D
~AS PUBLIC LANDSCAPE PJ,HCE1-
'6.;'" ". t'/o ("W;\"m
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, OllSTING CURB.
GUl1'ER (10 RO.Wl<!)
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ALTIMIRA TERRACE
PRIVATE STREET SECTION
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TYPICAL 20' PRIV":.~ STREET ,SECrIllli
~~: !l:,~,w!:~!,,"g:_
GLEASON DRIVE - 1/2 STREET SECTION
CERMENHO COURT
AAEl.LANO COURT
MARTINEZ COURT
ZALIIlDEA COURT
ESCUDO COURT
HEcnA COURT
MARTIN COURT
CRESPI COURT
ORDAZ COURT
rONT COURT
ANZA COURT
KINO COURT
SAL COURT
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_ PARCEl ,,.. rOBEOE[lICl,TEO
,,5 puaue [J.NOSCAPE PAA<::[\
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CUTfOl, SfW
PALOMARES DRIVE - PUBLIC STRJo~ET SECTION
WSONRY SOUNOWALL
Hf:1CHTK>DETERWlIoIEO
lIY.t.COIJSTICAlREPOR'f
E ALTIMIRA LOOP
PRIVATE STREET SECTION
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---~/ / / /' /' /' /' /' /1' '-"" '\ '\ '-"~
STN<<Wll1 J ~~.S1AHlWlO CUM,
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Ii~r.f~~~ D',!""D UND"".'
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~",.Q' " XPlRfS,WAACfIJl.2000
'~~':~;-;'~
TASSAJARA ROAD - ..~/2 STREET SECTION
NOTE PORTIONS or PAlOMARES DRIVE MAY BE
BUILT WiTH TRACT 6979 TO THE NORTH
I
TYPICAL 35' PRIVATE STREET SECTION
,6,lTIMIRA LOOP
~ORAGA DRIVE
MQNT"LVQ COURT
'J 03 l'l'lfl fo'''"'Q'''*' r"19(l91\t",Z-7(1('2,<l~"
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~IERAL NOTES:
1~~=~
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1 i:XISTlNGlQMIiC,I'DWEOllllllfJlSllYRESllOIllAl
8, PIla'QRllfMNl,PIlllllIiltlMOCNSIIYRESIJOlT\lt
10, l<<JWl:l(I'a lOTS; ll!i
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11V1UllE.
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ST~DfIMlrnmw cmOl"lXo9Il
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TUi"I!Olt:. PN:f1C1l[J.L
CHIL TO
11l0t-.lIlllJlSNttf0ll'1l)[I!1n;".!lONP\JIlf'OSl"5Q11lY.
13.\IIJJlYSlmAtlllOColmNS,Sl1l(IIlW<<S.M1L.OlllllilEWSlONS
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l'I..M.ESSOT\PflllS(~YST_1{OINTH(~Ol'
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10'loPORCll
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lBTC1I02Al[SPIIOPOSf!IIOPCXClMl(llW:;(Si
19 AU E'l'SIlWG ~ 91t STRIJCIUR[S TO fl Rt1rKMll
2O~ IIlfBTOll[A[ilkJItO,LQffiIJ1lOWlS[I<<)THl
ONPRflMlWl"l'GIl./llIHVPlNI
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24. ,.JUIN F'fW. I4ll"l TO BE FHtI AI IlSCIIE1JOlj or orlJ!<<'lt
2!I.ll.I.~CXWAYR[1UflNlWllllJIf1Q'lH.fSSJ(lIfOOlHO""'&
26, MIDI m TK f'RU.JWWI'I" GIWltIC PLAN fOR .lil 'fIIl.U lOCI.lD6
21 PAi.OIINl($MM:NflIASSo\Wl..\.fnllIIOfl( ~1t1lASPI.JrIlf(1f)'~ tAr
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JO,Allstl(R~WAn:II:WlHSNlf.tIHrssll(ntll N.l$1ORMfIW~Mf
Ie UlUSS 1101(0.
PROPOSED LAND USE SUMMARY
PARCEL
LAND USE
J>Al.OMARfSlml\lt
"LIIl.lIR. TfRr:m:!
~l~~~ MZ~
MAR1IN(lCOURf
fONrC("I\)RT
CERIoIENHG COURt
~1A.COVRT
KINO COl.IRl
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P..39k:9 P..J94.3
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P..391A P...392.9
P..394.J 15
1'-391.6
13 16
p.;.392,~, P-391.1
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P,"
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STORM INLET SEDIMENT TRAP
1m
~__~~A. I. I#GtIf'"mt
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SI!:CTlON A - A
SECTION A--A
M.r.S.
SECTION B- B
. ,
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tr1/.MU.Nr_r\._.,.:.,.~1t'
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TOP or INLE! AT Tlut
TJW' IS BUILT
I
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STRErT SUBGRAI)[
CONSTRUCT .. ~, WEEPHOU: WITH
RCP 1 CU. ft. SACKED FIlTER Wll[RlAL
':~'=-Ir
L<.-vE\. P,ID fRONT TO
fRONT MAR IMI) $Vf: 10 SlOf
~,YARO ~~
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SECTION z-z
NTS
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TYPICAL '-e! SECTION
'----
Jo'(I~_
PLAN
NO~..
1.~-.<<:J(ANDQIIII4!l:""~
~fHC/f~l'CcrISLOGIII1"DIIi
/iOI1l':Il[_S~s<<iMt7IT.lII\Pl'
~~~~;=IO
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110_-
~~~=~.o: TEMPOR.lRY.~
I .I -.a-.-c1S IT., GRAVEL
'=-%.1'~~~ CONSTRUCTION
~ P'I'___ ENTRANc;~~~T
I
SHC'I'WN !---=-~
.._,__~_[:~~NCE]
CURB INLET
SEDlHENT BARRIER
(BLOCK" GRAVEL)
I
I
1_17_'_'_ '''..0.1\'''-_.....
illil'!I'RA.1._!"m.TES;
1 THE fACILITIES SHOWN ON THIS PLAN ~RE DESIGNED TO CONTROl
SEDiMENT DURING niE RAINY SEASON, OCTOBER 1 TO APRIL 15 ~fTER
ROUGH GRAOlNG HAS BEEN C0t.4PLETEO. MEASURES ARE TO BE
OPERABLE PRIOR TO OCTQ6ER 1ST Of ANY 'fEAR GRADING OPERATIONS
HAVf. LEfT AREAS UNPROrrCl'ED FROM EROSION
2 MAIN I[NANCE IS TO BE PERFORl.4ED AS FOlLOWS'
A REPAIR DAt.lAGES CAUSED BY SOil EROSION OR CONSffiUCTlOO AT
mE END OF EACH WORKING DAY
B. SWALES SHAll. BE INSPECTED PERIODICALLY .-.ND MAINTAINED AS
REQlJlRfD
C SIl.T FENCES, 8ER~S AND SWALES ARE TO BE INSPEcrto AfTIR
fACH STORM AND REPAIR") MADE AS NEEDED
o Sf'OlMENT SHMl BE RO,40YC:O AND SEOII.l(NT TRAPS RESTORED TO
ORIGINAL DIMENSIONS 'MiEN SfOlMENT HAS ACCUMULATED TO
WITHIN ONE FOOT OF OUTlET ELEVATION
E. SEDJlr.4ENT REMQVED FROM TR~P SHALL BE DEPOSITED IN SUITABLE
AREA AND IN SU(:H A MANNER THAl' IT WIll NOT ERODE.
J DURING THF RAINY SEASON, ALL P.-.VEO AREAS SHALL BE KEPT CLEAR
Of EARTH MATERI"l. AND DfBRIS. HiE Silt SHALL BE MAINTAINED
SO AS TO MINIMIZE SEDIMENT LADEN RUNOFF TO ANY STORM DRAIN
SYSTEM
4 CONSTRUCTION ENTRANCE CONSISTING TO BE PROVIDED AT EACH
VEHICLE ACCESS POINT TO EXISTING PAV(O STREETS
5 INLETS NOT USED IN CONJJNClION 'MTH EROSION CONTROL 10 BE
BLOCKED UNLfSS THE AREA DRAINED IS UNOISTIJRAFD OR STABll.IlfD
6 ALL EROSION CONTROL MEASUR(S SHALL BE MAINTAINED UNTIL
DISlURBf.D ARfAS ARE Sl'ABIUZEO CHANGES TO THIS EROSION
CONTROL PLAN SHAll BE MADE ONL't WITH THE '-'PPROVAL OF OR AT
THE DIRECTION Of n-tE (';!TY ENGINEER
7 SEDIMENT BASINS SH'-'Ll BE CLEANED OUT WHENEVER SEDIMENT
REACHES THE SEOIt.4ENT Cl[ANOUl' LEVEL
8 n-tIS PLAN MAY NOT COVER ALL THE SITUATIONS THAT ARISE DURING
CONSTRUCTION DUE TO UNANTICIPATED FIELD CQNDlnONS
VARIATIONS MAY BE MADE TO THE PLAN IN THE FIELD SUB-JfCT TO
THE A.PPROVAL OF CITY
9 ALL PADS ARE TO BE BERMED (PER DET'-'Il.) TO PREVENT RUNOfF.
10 SlFIEET GRADES ARE IX UNLESS OTHERWISE NOTED
11. SHADING INDICAlES AREAS TO RECEIVE F1lL
12. TT-lIS GRAOlNG PLAN ANTIOPATES A BALANCE BETWEEN CUT AND FllL.
NO IMPORT OR ExPORT IS ANTlCIPA TEn. THE (XPEClEO VOlUt.4E
OF MM'ERIAl TO BE MOVED (S 17,000 CUBIC YARDS
13, IT IS ANTICIPATED THAT A GRADING RELEASE CAN BE OBTAINED FROM
ADJACENT PROPERTY OWNERS. IF THIS i$ NOT OBTAINED, RETAINING
WALLS MAYBE REQUIRED
14 THE GRADING SHALL BE IN CONfORMANCE WITH THE CITY Of DUBLIN'S
GRADING ORDINANCE UNLESS On-l[RWlSE APPRovrD
15. THE INTENT OF THE PREUl,ltNARY GRADING PLAN IS TO SHOW THE PROPOSED
GRADING fOR THE PROJECT. THE PROPOSED GRADES ARE SUB..t:CT TO fiNAL
E.NGINEERING DESIGN AND CITY REV1[W AND APPRO"''-'l
16. All GRAOlNG IS TO BE "CCQMPlISHEO PER THE R(COMMENDATlONS Of
A SOILS REPORT AND UNDER THE OBSERv"nON OF THE SOILS ENGINEER.
17 ALL lOTS WILL DRA.IN TO THE ADJACENT STREET
16. EXISTING CONTOUR INTERVAL IS ONE FOOT
V'
I
'I
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1.
I
19. SLOPES WITHIN LOT AREAS ARE TO BE GRADED AT A GRADIENT NOT TO
EXCEED 2: 1 (HORIZONTA.L TO V'fRTICAL)
20. ALL TREES TO BE REMOVEO UNLESS OTHER'MSE NOTED
21 SEE SHEET ONE fOR STREET SECTIONS
22. All WELl.S TO TO BE ABANDONED AND CAPPfD PER CITY AND COUNTY
STANDARDS
P/L
-WOO{) FENC[
~
"C
MASONRY RUAlNING
P,"
SECTI?,~ C-C
.L.EQEtill
MASONRY WALL
RETAINING WALL
STORM DRAIN
SIL T FENCE
-<r--<:l-~
PRELIMINARY
ROUGH GRADING PLAN AND
EROSION CONTROL PLAN
TRACT 7022
DUBLIN
CALIFORNIA
__.1J..IL.L.mL-
Dl<AVlWfJY__._~I,I_._
CHK'OllY.~.{I_
....
CMl [~I,*-UtlN(;.lN<() f'\JI<NINGOl.ANl} SlJfM;Yl>l(;
I'tfAs...N1Cll1, c.o.. ~.'>M-.B55 (\12:>) 22:>..0600
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-.....;;;-...-.---
--~-=----------
........_--~---_._-_.,
Stage 1 Site Plan
Land Use Summary
Medium Density
Residential
11.7 ac. 95 du
TOTAL
11.7 ac. 95 du 8.1 du/ac.
....... Proposed Trails
(per Eastern Dublin Specific Plan
and Stream Restoration Program)
,-----
Wf~"Xf!f!?'0'7it~W..JfffRiif$;?4;;itiP{0w!i.@;~wlW'ji%
~it,i /~,;'iS';;{>>',IT"~WjJ!12r~qfW6::$N~f{f$!;i{j?{f~:~~,!~t%f%HfZ~1(f,::1;i<L.,:~g,j~:$:0~*~% i~
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'~'%A;{ Wi:F'~ ':1F """0':W~'IF":"':' ./0::'....: 'w":,:": "Y/,"'I!fi::;;"
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Dublin, California
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Aprlll99ll
Revised July 1998
.
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NORTA
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Type Proposed Required
Garage 190 (Vda) 190 (Vdu)
Drive...y 190 (Vda) ni.
Guest! Other
On.street 92
Oll'-street 31
Subtotal 113 (1.3/du) 95 (lid.)
TOTAL 503 ($.3Idu) 285 (31d.)
Guest and Other Stall Sizes
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Dublin, California
April 1888
Re.. July 111118
GLEASON
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Dublin, California
Aprtl UG8
Rev. ~ul,. 111118
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shrub and ground cover ar... .-
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PROJECT ENTRY ELEVATION
NTS
Preliminary
Landscape Plan
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Dublin, California
April ~
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SHEEl . OF 2
_!oed: 07.27,98 IWA JOB #98022
Revised: 04.22.98 04.03.98
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good neighbor fencing
production driveway
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shrub and ground cover areas
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production walkway
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TYPICAL COURT STUDY
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---
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GLEASON €D
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Plan 2
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Landscape Details
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Dublin, California
April 1998
*
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10 20 30
SHEET 2 OF 2
Revised: 07.27.98
IWA JOB "?8022
Re.lsiHl: 04.Z2.98 04.03.98
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COMPANY
KTGY NO, 97283
Bedroom 3
11'.0" x 11'.0"
HIOH
GLASS
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II'! I Bath'
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12'.8" x 1.5'.0"
Second Floor
Roof Plan
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Floor Plan
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2 1/2 Bath
1659 Sq. Ft.
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Corner Lot, Typ.
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Plan 2 Floor Plan
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Floor Plan
3 Bedroom
2 )/2 Bath
1814 Sq. Ft.
OKTGY CiROIlP
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MISSION PB.u:
COMPANY
KTGY NO. 97283
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Bedroom 2
10'.0" x 10'.0"
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Bedroom 4/
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11'.10" x 10'.0.
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4 Bedroom
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