HomeMy WebLinkAboutItem 6.1 GreenbriarHomesPh IIICITY CLERK
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: November 18, 2003
SUBJECT:
PUBLIC HEARING: PA 02-048 Greenbriar Homes Communities,
Inc. - Tassajara Creek Phase III and V (Yarra-Yarra Ranch) - PD
rezoning with Stage 1 Development Plan Amendment and Stage 2
Development Plan
Report Prepared by: Deborah Ungo-McCormick, Contract Planner LY~
ATTACHMENTS:
1. Resolution Making Findings Related to the Planned Development
Stage 1 Development Plan Amendment and Stage 2 Development
Plan, approving an Addendum, and adopting a Statement of
Overriding Considerations with attached Exhibits:
Exhibit A-l: Addendum/Initial Study
Exhibit A-2: Statement of Overriding Considerations
2. Ordinance for a PD rezoning to approve the amendment of the Stage
I Development Plan for the entire +/- 64 acre site and a Stage 2
Development Plan for Phases III and V consisting of 22.3 acres.
Exhibit A-1: Stage 1 Development Plan (amended)
Exhibit A-2: Stage 2 Development Plan (Phases III and V)
3. Planned Unit Development & Vesting Tentative Map - Tassajara
Creek III for Greenbriar Homes Communities, Inc.
4. Color Site Plans and Renderings.
5. Planning Commission Staff Report dated October 28, 2003 without
attachments.
6. Planning Commission Resolution approving Vesting Tentative Tract
Map and Site Development Review
7. Minutes of the Planning Commission meeting on October 28, 2003
RECOMMENDATION:
1. Hear Staff presentation
2. Open public hearing
3. Take public testimony from the Applicant and the public.
4. Question Staff, Applicant and the public
5. Close public hearing and deliberate
6. Adopt Resolution Making Findings Related to the Planned
Development Rezoning Stage 1 Development Plan Amendment and
Stage 2 Development Plan, approving an Addendum, and adopting a
Statement of Overriding Considerations (Attachment 1)
7. Waive the reading and introduce Ordinance adopting a Planned
Development rezoning for Stage 1 Development Plan Amendment
and Stage 2 Development Plan
COPIES TO: Property Owner
Applicant
In House Distribution
G:~PAg~2002\02-048 Tassajara Creek (Greenbriar)\CC Report\CCsrl 1-18-03stagelrev2.doc
ITEM NO.
FINANCIAL STATEMENT: None at this time
BACKGROUND:
The Eastern Dublin General Plan Amendment and Specific Plan were adopted by the City of Dublin in
1993 and established land use designations for approximately 3,300 acres of land east of the Camp Parks
military reserve. The Greenbriar property was prezoned as Planned Development on' October 24, 1994,
and identified for Medium Density Residential, Public/Semi-Public (school site) and Open Space use. A
large component of the plan area was annexed to the City in 1995, including this property owned by
Marjorie Koller and Carolyn Adams. The Koller/Adams site consists of 64.39 acres and is located on the
west side of Tassajara Road, north of the Casterson property and east of Camp Parks. The site was used by
Europeans for grazing in the 1800's. The original residence was constructed in 1905 and the Kamp family
owned the property fi.om 1910 until 1959 and used it as a dairy farm. The property was purchased by the
Koller family in 1959 and has since been used as a horse ranch and equestrian center. See Sheet 2 of
Attachment 3 for an aerial photograph of the properties.
Previous City Council Action: In March 2000, the City Council approved a General Plan/Specific Plan
Amendment to remove a Public/Semi-Public designation from the site and approved a Planned
Development Rezoning and Stage 1 Development Plan for the entire site. The Stage 1 Development Plan
provided for construction of 445 dwelling units in five phases at a Medium Residential Density of 6.9
units per acre. The project was approved with an open space buffer adjacent to the Tassajara Creek
corridor with average setback of 137 feet from the original top of bank of the creek.
The City Council also approved a Stage 1 and Stage 2 Development Plan and Vesting Tentative Map for
Phase I that consisted of 126 single-family residential lots on 18.85 acres and 4.63 acres of creek corridor.
On March 13, 2001 the City Council approved a Stage 2 Development Plan for Phase II that consisted of
46 single-family units on 5.66 acres and included 2.3 acres of creek open space corridor. Construction of
Phases I and II of the Greenbriar development is nearly complete, with most improvements installed and
housing construction nearly finished.
Planning Commission Action: On November 15, 2002 Greenbriar Homes Communities on behalf of
Marjorie Koller submitted an application for a PD rezoning Stage 1 Development Plan Amendment, a
Stage 2 Planned DeVelopment for Phases III and V, a Vesting Tentative Map for Phase III and Site
Development Review for Phases III and V. Development of Phase III consists of the construction of 108
residential units on 20.3 acres, and Phase V consists of the construction of a single-family estate home for
Mrs. Koller on 2 acres.
On October 28, 2003, the Planning Commission adopted a Resolution recommending that the City
Council adopt the Ordinance approving the PD rezoning Stage 1 Planned Development Amendment and
Stage 2 Development Plan for Phase III and V and a CEQA addendum for the Greenbriar Homes
Community project, PA 02-048 (see Attachment 7 for Planning Commission minutes).
Additionally, the Planning Commission adopted a Resolution approving a Vesting Tentative Tract Map
7414, and Site Development Review for PA 02-048 by a 3 -1 vote. A concern was expressed by one
Planning Commissioner regarding the way in which the affordable units were designed as townhome
units, where the rest of the project was designed with detached single-family units. The commissioner
was concerned that the affordable units were designed with lesser detailing and that it would be very
obvious that thOse units were different from the market rate units. The approval of the Vesting Tentative
Map and Site DeveloPment Review is not effective until the Planned Development RezOning Stage 1 and
Stage 2 Development Plans and CEQA Addendum are approved by the City Council (see Attachment 6
for Planning Commission resolution).
2
ANALYSIS:
Stage 1 Development Plan:
The Dublin Zoning Ordinance established the intent and requirements of a Planned Development District.
The intent of the Planned Development District is to create a more desirable use of the land, a more
coherent and coordinated development, and a better physical environment that would otherwise be
possible under a single zoning district or combination of zoning districts. This district requires that a
general Stage 1 Development Plan and a more detailed Stage 2 Development Plan be adopted to establish
regulations for the use, development, improvement, and maintenance of the property within the requested
Planned Development Zoning District.
The proposed Stage 1 Development Plan amendment and the Stage 2 Development Plan are set forth in
Exhibits A-1 and A-2 of Attachment 2 and are depicted in Attachment 3 entitled Planned Unit
Development & Vesting Tentative Map - Tassajara Creek III for Greenbriar Homes Communities, Inc.
dated received October 10, 2003.
The Stage 1 Development Plan for entire 64.39 acres established the land uses and densities allowed
within each phase and included provisions for limited improvements within the open space corridors
along the Tassajara Creek. The Stage 1 Development Plan provided for allowable uses in all Phases and
allowable interim uses in Phase IV (the equestrian center property in Lot 129) and Phase V (Lot 131).
Phase III of the project was approved for a maximum development of 193 residential units on 9.11 acres
and Phase IV was approved for a maximum of 79 units on 10 acres. The proposed amendment of the
Stage 1 Development Plan for the 64.39 acre site will allow the transfer of 85 units from Phase III to
Phase IV as listed in the table below. The proposed amendment of the Stage 1 Development Plan is
included in Exhibit A-1 of Attachment 2. The location of the various land use designations and proposed
development mix is contained in Sheet 3 of Attachment 3.
The following is Table a) Site area, proposed densities and phasing plan, which was adopted as part of
the original Stage 1 Development Plan for the 64.39 acre site. Changes proposed by the current
application PA#02-048 are shown as strike-throughs where eliminating text and bold underline where
adding text. The prOposed changes to the table are reflected in the Stage 1 Development Plan amendment
(Exhibit A-2).
PHASE NO. LOT/ MAXIMUM NO. OPEN SPACE ACRES DU'S PD
PARCEL DWELLINGS PARCEL BY /AC STAGE
PHASE NO.
1 1-126, A 126 C 18.85 6.68 1 and 2
2 127 & 128 46 D, E .6.47 7.11 1
B,G,H
3 130, J, K ~ 108 F 16.19 ~ 1
6.67
4 129, 1 -¢¢ (+2 ACC. DU's) 10 ~ 1
164 16.4
5 131 1 (+2 ACC. DU's) 2 .5 1
OPEN C 0 4.53
SPACE
OPEN D, E, F 0 6.35 1 and2
SPACE
TOTAL 445 64.39 6.91 '
3
Stage 2 Development Plan for Phases III and V of the project: A Stage 2 Development Plan is
proposed for Phase III and Phase V to allow the construction of 108 single-family units and improvements
within eight open space parcels on 20.3 acres and the construction of a single-family home on the existing
two acre parcel located to the north of Phase III (Lot 131 - Koller Site). The applicant/developer proposes
to construct the single-family home for Mrs. Koller concurrent with the construction of the 108-unit
subdivision. The Stage 2 Development Plan establishes the permitted, conditional and accessory uses;
develOpment regulations; architectural standards and preliminary landscape plan for Phases III and V. (See
Exhibit A-2 of Attachment 2). The Stage 2 Site Plan is shown on Sheet 4 of Attachment 3.
Inclusionary Zoning Regulations: The project will comply with the Inclusionary Zoning Ordinance and
any City Council Resolution relating to that ordinance in effect at the time of the issuance of the first
building permit for this project. The regulations recently adopted by the City Council require new
residential projects to provide 12.5% of the total number of dwelling units with the development as
affordable units. Affordable units shall reflect the range of number of bedrooms provided in the project
and shall not be distinguished by exterior design, construction, or materials. The City Council may
authorize that fees in-lieu of construction can be paid for 40% of the required units.
The project proposes to comply with the inclusionary regulations by constructing 8 affordable units and
paying in-lieu fees for the remaining required units. The townhome units are designed with four bedrooms
that are in high demand particularly for low and very low-income households, but will also be available to
moderate income house households in accordance the allocation requirements of the Ordinance. The
townhome units are integrated within the single-family detached clusters and will be constructed
concurrent with the rest of the subdivision.
Upon approval of the project, Staffwill prepare an agreement between the City and the Developer to
document Developer's compliance with the Inclusionary Zoning Regulations, as required by Condition
g98 of the Resolution in Attachment 6, Planning Commission Resolution Approving Vesting Tentative
Tract Map and Site Development Review. The resolution setting the in-lieu fee amount requires that the
developer pay the associated in-lieu fees for all phases of the project when the first building permit is
issued.
General Plan and Specific Plan Consistency: The proposed amendment is consistent with the Dublin
General Plan and the Eastern Dublin Specific Plan. The overall project density for the site will remain at
6.91 du/acre in accordance with the allowable Medium Density Residential designation for the subject
property.
Vesting Tentative Map and Site Development Review:
The Planning Commission approved the Vesting Tentative Tract Map 7414 for Phase III and the Site
Development Review for the Phases III and V on October 28, 2003. The approval of these applications is
only effective if the City Council approves the PD Rezoning Stage 1 Planned Development Amendment
and Stage 2 Development Plan for Phases III and V and the CEQA Addendum for the project.
Vesting Tentative Map:
Vesting Tentative Map 7414 for Phase III proposes the subdivision of an existing 20.3 acre parcel into 100
detached single -family lots and 8 single-family attached lots (affordable townhome units). Additionally, it
proposes the subdivision of four existing open space parcels into eight open space parcels totaling
approximately 11.5 acres. This is required to facilitate ownership and maintenance responsibilities for
these parcels by various entities. Primary access to the site will be provided by two bridges that are
designed to span Tassajara Creek and are proposed as public streets.
Improvements provided by the Vesting Tentative Map, along with the Conditions of Approval address the
construction and dedication of two bridges, flood control and maintenance, dedications, street
improvements, circulation and access, drainage, utilities, landscaping, and the construction of the planned
regional trail system along the west side of the Creek. Street improvements and right-of-way dedications
are shown in detail on the Vesting Tentative Map and Landscape Plans contained in Attachment 3, Sheets
9 through 14 and L-1 through L-4.
The developer will install all improvements. Maintenance of landscaping within the development portions
of the project will be the responsibility of the Homeowners Association that is established for Phase III.
Landscaping and improvements within the open space parcels will be the responsibility of the Tassajara
Creek Maintenance Association. This Maintenance Association was created with Phases I and II and is set
up to ultimately be responsible for maintenance of all open space parcels within the Greenbriar Homes
projects. Roadways and trails within the open space parcels will be the responsibility of Zone 7 or East
Bay Regional Park District once these entities accept dedication of these improvements. Requirements of
the affected utilities and special districts have been incorporated in the plans and Conditions of Approval
as part of the required "will-serve" commitments.
Lot 131 (Koller site) was created with Tract 7075 that was approved for Phase I. An access easement will
be required across the Phase III subdivision to provide vehicular access to Lot 131. Greenbriar Homes
Communities, as applicant/developer for Phase III, will be responsible for construction of the segment of
regional trail across Lot 131 that will link the trail with the East Bay Regional Park District property to the
north of the site. Lot 131 will be required to join the Maintenance Association to ensure long-term
maintenance of the landscaping improvements and fence along the segment of trail that traverses this
property.
Site Development Review:
Architecture: The floor plans and elevations, prepared by the Dahlin Group, are included in Sheets 1
through 16 of the Architectural Plans in Attachment 3. Three plans are proposed for the 100 detached
single-family homes. Plan 1 and 2 are 3-story homes with three bedrooms and Plan 3 is a 2-story home
with four bedrooms. Each plan has three different elevations that include six architectural styles: Spanish,
Italian, French, Shingle, English and Traditional (see Attachment 3)
The project also includes 8 affordable units in two buildings. Each building is comprised of four single-
family attached, townhome units in two building clusters with different elevations for each unit. Each unit
includes four bedrooms. As provided for in the Inclusionary Ordinance, the affordable units are smaller in
size than the other units in the project. However, the units have been designed with similar building
materials and architectural styles as the rest of the subdivision.
The single-family detached homes are placed in clusters of 3 to 7 homes that are arranged to face house
entries into paseos with access to each garage from common private drives. The affordable unit clusters
are integrated within the subdivision to face clusters of single-family detached homes. Seven homes are
accessed directly from Street A and also face into paseos. Enhanced side elevations are included for end
units that face the street. The sensitive placement of windows for privacy and use of design elements on
elevations that face paseos, drives or streets contribute to an overall well-designed Project. The
development concept is depicted in the diagrams included in the Architectural Sheets by Dahlin Group. in
Attachment 3.
There are 23 different color schemes proposed for the project. Photographic representations of the color
schemes are included in the color scheme book submitted on October 10, 2003 (Attachment 4) and
Architectural Sheets by Dahlin Group 1 through 17 of Attachment 3.
The home proposed for the Koller site (Lot 131, Tract 7075) consists of a Spanish style elevation. The
home includes a four-bedroom plan with a 3-car garage. Access is provided by a driveway at the end of
Street A of the Phase III project. (See Architectural Sheets by KM+P in Attachment 3).
Plotting Plan: The plotting of each unit by floor plan is shown for each residential lot on Attachment 3
Sheet 4. With the variety of floor plans, elevation styles and 23 different color schemes, no two adjacent
lots will contain the same front elevation, resulting in a varied project streetscape.
Parking/Streetscape: Each single-family unit will have a two-car garage. The affordable units will have
one car garage garages and one assigned space per unit in parking bays adjacent to the building. Guest
parking is provided along Street A, Maymont Lane and Sommerset Lane and is provided at a 1:01 ratio for
the project. A parking exhibit is provided on Sheet 5 of the Development Plans. Landscape bays are
provided at the end of parallel parking bays along Street A. These will serve as a street-calming features
for Street A while contributing to the pedestrian feel of the neighborhood with larger areas for street
landscaping. See Sheet 5 of Attachment 3.
Fence Plan: The applicant proposes primarily four types of walls/fences. A maximum 6 ft. high pre-cast
wall is proposed along the west perimeter of the site to define the property boundaries between Phase III
and Camp Parks. Privacy fences are proposed to define side and front yards facing Street "A" and the
"paseos", to separate yards between units, and adjacent to the open space parcels facing the trails. Split
rail fences are required along the creek side of the trails and at the north and south end of the project
adjacent to the open space parcels.
Fences along the perimeter of Open Space Parcel D (south) and Lot 131 (north) will be of open design to
maintain open migratory corridors for the California Red-legged Frogs and California Tiger Salamanders
to the uplands in Camp Parks, as established in the Mitigated Negative Declaration mitigations for the
original Stage 1 Development Plan (PA98-062). Fence locations are shown in Attachment 3, Sheet 8 and
fence details are shown on Sheet L-3.
Landscaping:
Development Area: The Preliminary Landscape Plan for the development area of the project is shown on
Sheets L-1 of Attachment 3. The Preliminary Landscape Plan provides a landscape design that includes a
wide variety of street trees, shrubs, vines, perennials and groundc0vers to form a coordinated landscape
design for the project. Landscaping within this area is of a formal nature, which is designed to enhance
the development of the built environment and the streetscape. Trees are proposed as 15-gallon with a
minimum of 20% of street trees to be 24"-box trees or larger. Three 36"-box Coast live oak trees are
proposed at the intersection of Sommerset Lane and Street "A" and are intended to serve a accent trees at
the entrance to the project. Special paving is proposed at the limit of the public right-of-way on
Sommerset Lane to visually separate and identify the limit of private development.
A condition of approval of the project requires that a detailed landscape plan be provided for enhanced
Project Entries and Focal Areas. To accomplish this, the Applicant/Developer shall be required to add
columns at each end and each side of the bridges with a similar design as the entry monuments as shown
on sheet L-2. Additionally, the final landscape plan shall include enhanced landscaping at the entrances to
the project along both sides of Somerset Lane and Maymont Lane from the trail to the residential lots to
~ the satisfaction of the City Engineer and Director of Community Development. Landscaping may
include retaining walls as necessary, 24" box trees, five-gallon shrubs, ground cover and turf.
Open Space Parcels: Landscaping within the Open Space Parcels that are located within the open space
buffer along the creek is addressed in the Riparian Revegetation Site Plan. (Sheet L-1 of Attachment 3.)
The Eastern Dublin Comprehensive Stream Restoration Program was adopted in June 1996 in accordance
with the Eastern Dublin Specific Plan policies and programs that require the identification of criteria for
grading, stabililization and revegetation of area stream channels to preserve and enhance their habitat
values. The Comprehensive Stream Restoration Program requires that, as part ofrezoning and tentative
map applications, all applicants shall be required to prepare restoration plans in accordance with the
criteria set forth in the Program.
This Riparian Revegetation Site Plan for Phase III is consistent with the Stream Restoration Program
approved during the processing of the Phase I portion of the overall project. The project will result in the
loss of trees within the riparian corridor from the construction of the two bridges, including two heritage
trees. However, the planting of Coast Live Oaks at a greater than 3:1 replacement ratio will compensate
for the loss of trees. The Restoration Program for the project includes the cOnstruction of a California
Red-legged Frog breeding pond and restoration planting within Parcel D. The Tassajara Creek corridor
has been designed to take advantage of a natural open space feature through the development of a public
regional trail.
A 10 ft. bioswale is proposed within Parcel F and G. The bioswale shall be designed to meet Best
Management Practices and shall include a subdrain system. Trees, shrubs and ground cover selected for
this area shall be installed to provide an appropriate transitional landscape area between the creek, trail,
bioswale and the homes. All plants shall be native with the exception of the hydroseeded perennial grasses
and shall be irrigated with a fully automatic underground irrigation system. Additionally, the final
landscape plan for this 'area will be required to plan for vegetation fuel modification and/or buffer zone(s)
featuring fire resistive and drought tolerant varieties.
The Preliminary Landscape Plan also provides for landscaping in Parcel H. This parcel contains four
heritage oak trees that will be retained and incorporated within the design of the subdivision. Trees,
shrubs, ground cover and grasses selected for this area shall be native and compatible with the oak
grassland ecosystem. All ground cover, shrubs and trees shall be irrigated with a fully automatic
underground irrigation system. A condition of approval of the project includes installation of one heavy-
duty park bench to be located near the sidewalk.
Trails and Maintenance Roads: Trails and roads are proposed within Open Space Parcels A, B, C, and
D, and Lot 131. A multi-use trail is proposed between the northerly bridge (Sommerset Bridge) and the
East Bay Regional ParksDistrict property at the north end of the project site. This segment of trail will
function as public regional trail, Zone 7 maintenance road and emergency vehicle access for the northern
portion of the site. A trail connection to the existing trail on the east side of Tassajara Road (constructed
as part of Phases I and II) is provided across Sommerset Bridge. A combination bicycle/pedestrian path
and Zone 7 road is proposed on the west side of Open Space Parcel "B", from Maymont Lane to Somerset
Lane. The Zone 7 maintenance road continues within Open Space Parcel "C" from Maymont Bridge to the
southernmost open space parcel (Parcel D). This segment of trail is prOpoSed as a local trail that will be
open to the public. See Sheet 4 and Sheet L-3 of Attachment 3.
Development Agreement: As required by the Eastern Dublin Specific Plan, all applicants proposing
development within the planning area boundaries must enter into a Development Agreement with the
City. Items in the Development Agreement include, but are not limited to, the financing and timing of
infrastructure; payment of traffic, noise and public facilities impact fees; and the oversizing, construction
and general maintenance responsibilities for roads and infrastructure; and, other general provisions. The
Development Agreement for the Greenbriar project will be prepared by the City Attorney's Office, and
will be considered by the Planning Commission and City Council at a later date following the approval of
the Stage 2 Development Plan.
ENVIRONMENTAL ANALYSIS:
This project is within the Dublin General Plan's Eastern Extended Planning Area and the Eastern Dublin
Specific Plan area, which was the subject of an Environmental Impact Report, certified by the City of
Dublin in 1993 including revisions to Part I of the Responses to Comments relating to the Kit Fox, and
Addendum to the DEIR dated May 4, 1993 and a DKS Associates Traffic Study dated December 15, 1992
(SCH#91103064) (see Background 9). The Eastern Dublin EIR is a program EIR, which anticipated
several subsequent actions related to future development in Eastern Dublin. The EIR did identify some
impacts from implementation of the General Plan/Specific Plan that could not be mitigated. Upon
certification of the EIR, the City adopted a statement of overriding considerations for such impacts.
Pursuant to the recent Citizens for a Better Environment case, the City Council will be required to adopt a
new Statement of Overriding Considerations for significant unavoidable impacts identified by the Eastern
Dublin EIR as applicable to the project. ( See Exhibit A-2 of Attachment 1). The City also adopted a
mitigation monitoring program, which included numerous measures intended to reduce impacts from the
development of the Eastern Dublin area.
In March 2000, the City approved a Mitigated Negative Declaration (MND) for the Stage 1 Development
Plan for all five phases of the 64.39 acre Greenbriar development (PA98-062). The MND addressed the
potential impacts that the Greenbriar development would have on biological resources, particularly
California Red-Legged Frog and California Tiger Salamander. The Eastern Dublin EIR had identified the
potential for significant impacts on both species; the MND examined the site-specific impacts from the
Greenbriar development and proposed several mitigation measures applicable to the entire Greenbriar
development, including the current project. The City approved the MND on March 7, 2000, finding that
the Eastern Dublin EIR and the MND adequately addressed the site specific impacts of the entire
Greenbriar development.
The City prepared an initial study for the current project, including the Stage 1 Development Plan
amendment for Phases III and IV, and Stage 2 Development Plan and Site Development Review for
Phases III and V and Vesting Tentative Map for Phase III to assess whether any additional environmental
review was required. The Initial Study reviewed biological reports from the applicant, including
protective measures for Red-legged frog to be implemented in the current project, a stream restoration
plan for vegetation enhancements along Tassajara Creek and creation of an off-channel breeding pond,
and monitoring reports showing successful implementation of protective mitigations in Phases I and II of
the development. The Initial Study also reviewed the potential for traffic, aesthetic and noise impacts
beyond those in the prior EIR and MND due to the proposed shift in residential units from Phase III to
Phase IV. The Initial Study determined that the Stage 1 Development Plan amendment and the Phase III
and V development would have no impacts beyond those identified and analyzed in the Eastern Dublin
EIR and the Greenbriar MND. The Initial Study determined that no additional environmental review was
required, however, an Addendum was prepared pursuant to CEQA Guidelines section 15164(a) to reflect
the minor revisions in the Stage 1 Development Plan and the more detailed construction and improvement
plans for the project. (Exhibit A-1 of Attachment 1)
CONCLUSION:
This application has been reviewed by the applicable City Departments and agencies, and their comments
have been incorporated into the PD Rezoning Stage 1 Development Plan amendment and the Stage 2
Development Plan and conditions of approval for Vesting Tentative Map and Site Development Review.
The proposed project is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and
represents an appropriate project for the site.
RECOMMENDATION:
Staff recommends the City Council open the public hearing and hear Staff presentation, take testimony
from the applicant and the public, question Staff, applicant and the public, dose the public hearing and
deliberate, and adopt Resolution Making Findings Related to the Planned Development Rezoning Stage 1
Development Plan Amendment and Stage 2 Development Plan, approving an Addendum, and adopting a
Statement of Overriding Considerations and waive the reading and introduce Ordinance adopting a
Planned Development rezoning for Stage 1 Development Plan Amendment and Stage 2 Development
Plan.
RESOLUTION NO. -03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
A RESOLUTION MAKING FINDINGS RELATED TO THE PLANNED DEVELOPMENT
REZONING AND STAGE 1 DEVELOPMENT PLAN AMENDMENT ON APPROXIMATELY 64
ACRES AND STAGE 2 DEVELOPMENT PLAN ON 22.3 ACRES, APPROVING A CEQA
ADDENDUM, AND ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS FOR
THE GREENBRIAR TASSAJARA III PROJECT WEST OF TASSAJARA ROAD AND NORTH
OF THE CASTERSON PROPERTY
PA 02-048
WHEREAS, Majorie Koller, property owner, and Pat Constanza of Greenbriar Homes
Communities, developer, have requested approval of a Planned Development Rezoning and Stage 1
Development Plan Amendment on approximately 64.39 acres known as the Yarra Yarra Ranch site
(Tract 7075, lots 1 - 131, Parcel A - K) and a Stage 2 Development Plan for Phases III and V
consisting of 22.3 acres generally located west of Tassaj ara Road, north of the Casterson property
(APN. 985-0002-008-02 and APN. 985-0002-007-02), for development of a 108 dwelling unit
residential development and one single-family 'residence, in the Eastern Dublin Specific Plan area; and
WHEREAS, the City Council previously approved general plan and specific plan amendments
and a Planned Development rezoning and Stage 1 Development Plan (PA98-062) for an approximately
64.39 acre area; and
WHEREAS, Applicant/Developer has submitted a complete application for a Planned
Development Rezoning and Stage 1 Development Plan Amendment and Stage 2 Development Plan for
Phases 1II and V dated November 15, 2002, as required by Section 8.32 of the Zoning Ordinance, which is
available and on file in the Community Development Department, Planning Division; and
WHEREAS, this project is within the Dublin General Plan Eastern Extended Planning Area and
the Eastern Dublin Specific Plan area, for which a Program E/R was certified pursuant to the California
Environmental Quality Act (CEQA) (SCH No. 91-103064). The Eastern Dublin EIR identified
significant unavoidable impacts from development of the Eastern Dublin area, some of which could apply
to the Project. Pursuant to the Communities. for a Better Environment case, approval of the proposed
Project must be supported by a new Statement of Overriding Considerations; and
WHEREAS, in connection with the prior approvals, the City adopted a Mitigated Negative
Declaration tiering from the Eastern Dublin EIR. (Resolution 31-00, incorporated herein by reference.)
The City completed an Initial Study for the current project, including a shift in density from Phase 1II to
Phase IV and additional detail on construction and improvement plans for Phases III and V. Based on the
Initial Study, the City determined that the Eastern Dublin EIR and the prior Mitigated Negative
Declaration adequately describe the potential impacts of the project and that the current project would
have no substantial new or more severe impacts beyond those analyzed in the previous environmental
documents. An Addendum pursuant to CEQA Guidelines section 15164(a) was prepared for the minor
ATTACHMENT 1
project changes, concluding from the Initial Study that the project will have no significant effect that was
not addressed in the previous EIR and MND and that no new significant information has arisen for this
project that would require further environmental review under CEQA Guidelines § 15126; and
WHEREAS, the Planning Commission held a public hearing on said application on October 28,
2003; and
WHEREAS, proper notice of said public heating was given in all respects as required by law; and
WHEREAS, the Planning Commission approved the related Vesting Tentative Tract Map and
Site Development Review for PA 02-048, and recommended approval of the Planned Development
Rezoning and Stage I Development Plan Amendment and Stage 2 Development Plan for Phases llI and
V, and the Addendum.for PA 02-048 to the City Council; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve the
Planned Development Rezoning and Stage 1 Development Plan Amendment and Stage 2 Development
Plan for Phases 1I[ and V and the Addendum for PA 02-048; and
WHEREAS, the City Council considered the Addendum with the previously certified Eastern
Dublin EIR and Mitigated Negative Declaration before making a decision on the Project; and
WHEREAS, the City Council did hear and use their independent judgment and considered all
said reports, recommendations and testimony hereinabove set forth prior to taking action on the proposed
Planned Development Rezoning and Stage 1 Development Plan Amendment and Stage 2 Development
Plan for Phases III and V, and Addendum for PA 02-048.
NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are tree and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby make the following
findings and determinations regarding approval of the said proposed Planned Development Rezoning and
Stage 1 Development Plan Amendment and Stage 2 Development Plan for Phases III and V for PA 02-
048:
The proposed Planned Development Rezoning and Stage 1 Development Plan Amendment and
Stage 2 Development Plan for Phases 1~I and V for PA 02-048 meets the intent and purpose of
Chapter 8.32 o f the Zoning Ordinance and accomplishes the objectives of Section 8.32.010, A
through H, of the Zoning Ordinance because it provides Stage 1 and 2 Development Plans for the
Greenbriar Homes Communities project (PA 02-048) that will create a desirable use of land and an
environment that will be harmonious and compatible with existing and potential development in
surrounding areas and because the site plan has been designed to be compatible with other
proposed and approved plans in the vicinity.
The project site is physically suitable for the type, density and intensity of this residential project in
that it is intended to conform with the City policies related to residential development in Eastern
Dublin and to be designed to minimally affect the existing topography and terrain of the site; has
adequate access; and, is of a sufficient size to provide housing as well as open space for the future
residents of the project.
o
o
The proposed Planned Development Rezoning and Stage 1 Development Plan Amendment and
Stage 2 Development Plan for the project will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental t° the public health, safety or welfare because
the DeveloPment Plan for the project has been designed in accordance with the City of Dublin
General Plan, Eastern Dublin Specific Plan and EIR and Addenda. Additionally, project specific
analysis has determined that the project's design is sensitive to biological features onsite and to
surrounding land uses.
The proposed Planned Development Rezoning and Stage 1 Development Plan Amendment and
Stage 2 Development Plan for the project is consistent with all elements and policies of the Dublin
General Plan and the Eastern Dublin Specific Plan because the i 08 unit single-family development
and single-family residence project is within, and is consistent with, the total number of units
allowed'within the density range of the Single Family, Medium Density Residential designations
of both the City of Dublin General Plan Land Use Element and Eastern Dublin Specific Plan (as
amended), and because it conforms to the elements and policies of those plans through the
provision of open space and wildlife habitat protection required by the Land Use, Parks and Open
Space and Conservation Elements, roadways consistent with the Circulation Element, adequate
public facilities as required by the Schools, Public Lands and Utilities Element, Housing as desired
by the Housing Element, and safe design as required by the Seismic Safety and Safety Element.
The Planned Development Rezoning and Stage 1 Planned Development Amendment and Stage 2
Development Plan is consistent with Chapter 8.32 of the City's Zoning Ordinance because the
Stage 1 and 2 Development Plans for the project establish permitted uses which will ensure that
the project is compatible with existing and proposed residential and public uses in the immediate
vicinity.
The Planned Development Rezoning and Stage 1 Planned Development Amendment and Stage 2
Development Plan will provide efficient use of the land pursuant to the Eastern Dublin Specific
Plan that includes the preservation of significant open areas and natural and topographic landscape
features with minimum alteration of natural landforms.
The Planned Development Rezoning and Stage 1 Development Plan Amendment and Stage 2
Development Plan will be compatible with and enhance the general development of the area by
creating an attractive, efficient and safe environment, and by integrating affordable housing within
the proposed residential units.
The Planned Development Rezoning and Stage 1 Development Plan Amendmem and Stage 2
Development Plan will not overburden public services as all agencies have committed to the
availability of public services prior to the annexation of the property to the City of Dublin, and will
reconfirm their commitment prior to the issuance of building permits as required by the Eastern
Dublin Specific Plan policies and mitigation measures.
The adopted Eastern Dublin General. Plan Amendment and Specific Plan Mitigation Monitoring
Program, and the certified Mitigated Negative Declaration and Mitigation Monitoring Plan. for
PA98-062 serve as the reporting and monitoring program required by Public Resources Code
Section 21081.6 for the Planned Development Rezoning and Stage 1 Development Plan
Amendment and Stage 2 Development Plan in conjunction with the Conditions of Approval 0fthe
Vesting Tentative Tract Map and the Site Development Review, apprOved by the Dublin Planning
Commission.
i
BE IT FURTHER RESOLVED THAT the Dublin City Council approves the Addendum and
Ini ial Study attached as Exhibit A and incorporated herein by reference.
BE IT FURTHER'RESOLVED THAT the Dublin City Council adopts the Statement of
Overriding Considerations for the Project attached as Exhibit B and incorporated herein by reference.
PASSED, APPROVED AND ADOPTED this 18th day of November, 2003.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
G:\02048\CC-ResoPD2findings
4
CEQA ADDENDUM FOR THE GREENBRIAR PROJECT
PA 02-048
October 22, 2003
On May 10, 1993, the Dublin City Council adopted Resolution 51-93 certifying an Environmental Impact
Report for the Eastern Dublin General Plan Amendment and Specific Plan ("Eastern Dublin EIR" SCH #
91103064). The certified EIR consisted of Draft EIR and Responses to Comments bound volumes, as
well as an Addendum dated May 4, 1993 assessing a reduced development area project alternative. The
City Council adopted Resolution 53-93 approving a General Plan Amendment and Specific Plan for the
reduced area alternative On May 10, 1993. On August 22, 1994, the Council adopted a second Addendum
updating wastewater disposal plans for Eastern Dublin. The Eastern Dublin EIR evaluatedthe potential
environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. Since certification of the
EIR many implementing projects such as the Greenbriar project have been proposed, relying to various
degrees on the first-tier certified EIR. The Council adopted a subsequent Mitigated Negative Declaration
for the entire Greenbriar project on March 7, 2000. This Addendum has been prepared pursuant to CEQA
Guidelines section 15164 for the current Greenbriar project as described below.
Project Description and Prior Approvals
The City approved development of the Greenbriar site in March 2000. The approvals included General
Plan and Eastern Dublin Specific Plan amendments, and a PD rezoning/Stage 1 Development Plan for
445 residential lots on 64.35 acres, to be developed in five phases. A Vesting Tentative Map and Site
Development Review were also approved for Phase I of the development. A Vesting Tentative Map and
Site Development Review was later approved for Phase II of the development. This Addendum refers to
these approvals collectively as "the Greenbriar approvals".
The current application proposes a PD rezoning to amend the Stage 1 Development Plan to shift 85
residential units from Phase III to Phase IV. The PD rezoning would also adopt a Stage 2 Development
Plan for Phase III, including 108 units and related improvements, and a Stage 2 Development Plan for a
single family home on Phase V. The current applications include a Vesting Tentative Map for Phase III
and Site Development Review for Phases III and V. A Development Agreement will also be required.
This Addendum refers to these applications collectively as "the Project". The Project is further described
in the Initial StudY referenced below.
Prior cEQA Analyses and Determinations
Eastern Dublin EIR. The Project is within the Eastern Dublin planning area which was the
subject of the Eastern Dublin EIR, certified in 1993. The EIR analyzed the potential effects of future
urban development planned for a largely undeveloped area east of the then-existing City. Numerous
environmental impacts were identified and numerous mitigation measures adopted upon approval of the
East'em Dublin General Plan Amendment and Specific Plan. For identified impacts that could not be
mitigated to insignificance, the City Council adopted a Statement of Overriding Considerations. All
previously adopted mitigation measures for development of Eastern Dublin that are applicable to the
Project and Project site continue to apply to the current Project. The Eastern Dublin EIR is incoxporated
herein by reference.
Greenbriar Mitigated Negative Declaration. Development of the entire 64.35 acre Greenbriar
site was further reviewed in a Mitigated Negative Declaration (MND) assessing the potential for site-
specific impacts of proposed development. Tiering from the program-level review in the Eastern Dublin
EIR, the MND examined the potential for significant impacts not identified in the prior EIR. The City
Council apprOved Resolution 31-00 adopting the MND on March 7, 2000, which resolution is
incorporated herein by reference. Relying on the Eastern Dublin EIR and Greenbriar MND, the Council
approved the Greenbriar proposal. Construction of Phases I and II of the Greenbriar development is
nearly complete, with all improvements installed and housing construction nearly finished.
The Greenbriar development as analyzed in the adopted MND proposed 445 residential lots across
a 64.35 acre site with drainage outfalls into Tassajara Creek and future construction of two bridges across
the creek. Trails, project-related grading and other improvements were also proposed in the creek area.
The proposed development and these improvements raised environmental concerns, primarily about water
quality and biological resources. These issues were addressed not only in the draft MND, but also in
responses prepared by the City to comments received during the MND public review period. The Draft
MND dated October 12, 1999 and the Responses to Comments dated February 11, 2000 (RTC) are
incorporated herein by reference. In response to these concerns, the Greenbriar approval required that an
open space easement be created along the creek corridor, in which improvements would be permitted only
as specified in the approval. Upon approval of the Greenbriar development in 2000, the City determined
that the site specific impacts of the development were adequately addressed in the Eastern Dublin EIR and
the Greenbriar MND and that significant impacts of the project were adequately addressed by adopted
mitigation measures of both documents. The City also determined that there was no new information
showing new or substantially more severe impacts. (Resolution 31-00.)
Current CEQA Analysis and Determination that an Addendum is Appropriate for the Project
The current Project proposes to amend portions of the original Greenbriar approval by shifting 85
residential units from Phase III to Phase IV. The current Project also proposes detailed construction plans
for Phases III and V, and includes related detailed information on development and improvement of these
two phases. Consistent with CEQA Guidelines section 15063(c)(7), the City prepared an Initial Study to
determine whether the' previous environmental documents could be used for the Project or whether
supplemental environmental review would be required pursuant to CEQA Guidelines section 15162.
Updated Initial Study. The City has determined that an Addendum is the appropriate CEQA
review for the Project. Prior to making this determination, the City reviewed the Eastern Dublin EIR and
previous MND to determine if any further environmental review was required for the current PD
rezoning, Vesting tentative map and site development review applications. The City also reviewed the
applicant's Tassajara Creek Red-Legged Frog Monitoring Report dated July 2003, and Tassajara Creek
Phase III Development Project Restoration Plan dated August 1, 2003. The monitoring report reviewed
the effectiveness of Red-legged frog mitigations required by the Greenbriar approvals and implemented
during construction of Phases I and II. The report confirmed that no frogs were observed in the
construction area. The restoration plan report includes protective measures for riparian area features
approved in the Greenbriar approvals and proposed for construction in Phases III and V. In particular,
this report describes the creation of a Red-legged frog breeding pond also approved in the Greenbriar
approvals and proposed for construction with the current Project.
The City prepared an updated Initial Study dated October 21 2003 and incorporated herein by reference,
reflecting the monitoring, restoration plan, and other biological resource reports as included in the Project.
Through the Initial Study, the City examined whether the Project would require additional review under
CEQA Guidelines section 15162, as further described belOw.
No Subsequent Review is Required per CEQA Guidelines section 15162. CEQA Guidelines
section 15162 identifies the conditions requiring subsequent environmental review. After review of these
conditions, the City has determined that no subsequent EIR or negative declaration is required for the
Project.
a) Are there substantial changes to the project involving new or more severe significant impacts. There
are no substantial changes from the project analyzed in the Eastern Dublin EIR and the Greenbriar MND.
The Project is consistent with the residential uses and densities in the General Plan and the Eastern Dublin
EIR. The Project is consistent with the rezoning and Stage 1 Development Plan approved in 2000 as to
the location and extent of development areas and the location and extent of improvements within the open
space corridor. The Project proposes to amend the Stage 1 Development Plan to shift 85 residential units
from Phase III to Phase IV, which is located along Tassajara Road. This shift moves density from west of
the creek to 'east of the creek, closer to Tassajara Road and other existing development. The shift also
moves density to an area that is flat and already approved for similar development in the original Stage 1
Development Plan. The shifted units would be subject to development policies and standards in the
City's adopted scenic corridor policies, such as varied roof lines, heights and pitches and other similar
measures for development along a scenic corridor. None of these changes involves new or more severe
significant impacts beyond those previously identified in the Eastern Dublin EIR and Greenbriar MND.
b) Are there substantial changes in the conditions in which the project is undertaken involving new or
more severe significant impacts. There are no substantial changes in the conditions assumed in the
Eastern Dublin EIR and Greenbriar MND. As noted in the updated Initial Study, the California Tiger
Salamander (CTS) was proposed for listing earlier this year. This is not a substantial change under
CEQA because the CTS has long been a Species of Special Concern and impacts to this species from
development under the General Plan were addressed in the Eastern Dublin EIR and identified as
potentially significant. (Impact 3~7/G.) Potential impacts to CTS were also a major concern in the 2000
Greenbriar approvals and the source of numerous comments during the MND public review period. CTS
have been sighted in the past in the general Eastern Dublin area, though not on the Greenbriar property,
and comments addressed not only aquatic impacts but also the potential for impacts related to loss of
potential upland habitat. (See, e.g., USFWS comments 1-1 and 1-11 in the February 11, 2000 RTC.)
With the open space area which is part of the Greenbriar project and implementation of the mitigations
from the Eastern Dublin EIR and the MND, the City determined that there would be no take of CTS
through construction of the Greenbriar development, and that suitable upland habitat, movement
corridors, and potential breeding habitat would be provided. There are no changes in the project or
circumstances from this earlier determination that would involve new or more severe significant impacts,
beyond those previously identified in the Eastern Dublin EIR and Greenbriar MND. Furthermore, the
applicant's monitoring report shows the adopted mitigation measures have been successful in avoiding
harm to Red-legged frog during construction of Phases I and II, and are expected to be similarly
successful in Phases III and V.
c) Is there new information of substantial importance, which was not known and could not have been
known at the time of the previous EIR that shows the project will have a significant effect not addressed in
the previous EIR; or previous effects are more severe; or, previously infeasible mitigations are now
feasible but the applicant decline to adopt them; or, mitigations considerably different from those in the
previous EIR wouM substantially reduce significant effects but the applicant declines to adopt them.
There is no new information showing a new or more severe significant effect. The applicant's monitoring
report is consistent with the Eastern Dublin EIR and Greenbriar MND analyses of the potential for Red-
legged frog to be present on future development sites but not in development areas. The Project plans are
consistent with the open space mitigations adopted with the Greenbriar approvals that provide habitat and
movement corridors. All of these mitigations have been complied with by the applicant in past phases of
the Greenbriar development and/or are reflected in the current Project as appropriate.
3
d) If no subsequent EIR-level review is required, should a subsequent negative declaration be prepared?
No subsequent negative declaration or mitigated negative declaration is required because there are no
impacts, significant or otherwise, of the Project beyond those identified in the Eastern Dublin EIR and
Greenbriar MND. As discussed above, the proposed listing of the California tiger' salamander is not a
new impact because the potential for impacts to this species was identified as potentially significant in the
prior EIR and was further analyzed in the Greenbriar MND.
Conclusion. This Addendum is adopted pursuant to CEQA Guidelines section 15164 based on an Initial
Study dated October 21, 2003. The Addendum and Initial Study review the proposed shift in residential
units from Phase III to Phase IV and update the biological analysis for the Project with respect to the
proposed listing of the California tiger salamander; however, as discussed above, the update dOes not
require further environmental review. Through adoption of this Addendum and related Initial Study, the
City determines that the above changes and updates do not require a subsequent EIR or ND under
Guidelines section 15162. The City further determines that the Eastern Dublin EIR, Greenbriar MND and
this Addendum/Initial Study adequately address the potential environmental impacts of the Project. As
provided in section 15164, the Addendum need not be circulated for public review, but shall be
considered by the Council with the prior EIR and MND before making a decision on the Project. The
Initial Study (including the applicant's monitoring, restoration plan, and other biological resource
reports), the Greenbriar MND and the Eastern Dublin EIR are available for review in the Community
Development Department, Dublin City Hall, 100 Civic Plaza, Dublin, California.
C:\My Documents\greenbriar. addendum.draft101503.doc .
C:\My Documents\greenbdar. addendum.appcomments.clean,doc
4
City of Dublin
Environmental Checklist/Initial Study
Greenbriar Home Communities, Inc.
Planned Development Rezoning/Stage 1 Development Plan Amendment/Stage 2 Development Plan;
Vesting Tentative Map; Site Development Review;
Development Agreement
PA 02-048
Introduction
This Initial Study has been prepared in accordance with the provisions of the California EnvirOnmental
Quality Act (CEQA) and assesses the potential environmental impacts of implementing the proposed
project described below. The Initial Study consists of a completed environmental checklist and a brief
explanation of the environmental topics addressed in the checklist.
Applicant/Contact Person
Greenbriar Home Communities, Inc.
43160 Osgood Drive
Fremont, CA 94539
Attn: Katja Kamangar
Project Location and Context
The project, known as Greenbriar Tassajara III, is located on the Yarra Yarra Ranch on the west site of
Tassajara Road, north of the Casterson Development in the City of Dublin. Details of the Project are
shown in the applicant's Planned Development and Vesting Tentative Map Plan set, dated October 10,
2003, hereafter "Plan Set" and incorporated herein by reference. The Vicinity Map (Sheet 3 of Plan Set)
depicts the regional setting of Dublin and the Location Map (Sheet 1 of Plan Set) shows the location of
the project in context with nearby features.
The project area is located in the Dublin Eastem Extended Planning Area and the Eastern Dublin Specific
Plan area. Existing land uses adjacent to the project area include lands of East Bay Regional Park District
(north), Dublin Ranch (east), Casterson Development (Tract 6979 - Tassajara Meadows )(south) and
Camp Parks (Lands of Alameda County) (west). The current project is part of the approximately 64-acre
Greenbriar development, which was approved by the City in 2000 (PA98-062). Phases I and II of the
development are currently under construction.
The project site is relatively level property that was primarily used as a horse ranch and equestrian center.
The primary natural feature of the project area includes Tassajara Creek west of Tassajara Road. It
traverses the site and flows in a north south direction down the middle of the site.
Plan Set Sheet 2 is an aerial photograph of the project area.
Project Description
The City approved a Stage 1 Development Plan ("Stage 1 DP") for the Greenbriar development in 2000,
consistent with Chapter 8.32, Planned Development Zoning District, of the Dublin zoning ordinance. The
development consists of 445 residential units, public and private open space, and a regional trail along the
Tassajara Creek corridor on an approximately 64-acre site, to be constructed in five phases. Phases I and
II of the development are currently under construction. The project proposes to amend the approved Stage
1 DP to transfer 85 residential units from Phase III to Phase IV. The existing and proposed Stage t DP is
shown on Sheet 3 of the Plan Set. The number of units in Phase III would be reduced from 193 to 108.
The number of units in Phase IV would increase from 79 to 164 and would move from the west side of
Tassajara Creek to the east side, along Tassajara Road. Access to and from the project site to Tassajara
Road would not change. The overall density of the Greenbriar development also would not change,
remaining at 6.91 units per acre based on 445 units on the 64 acre site, and consistent with the original
development approvals. No changes are proposed to the approved interim uses for Phase V (Horse
Stable/Riding Academy/Single Family Residence).
The project also includes a Stage 2 Development Plan and Site Development Review for construction of
Phases III and V, and a Vesting Tentative Map for Phase III. Phase III would contain 108 single-family
units/lots on approximately 19 acres. Proposed as a small lot subdivision, the units will be in clusters of 3
to 7 homes. Eight of the units are proposed as townhomes and will be affordable, as required by the
City's inclusionary housing ordinance. The project includes 8 open space parcels, Parcels A-H on Sheet 4
of the Plan Set. Phase V of the project consists of building an approximately 4,000 sq. fi. single family
home on an existing 2 acre parcel, shown as the Koller site on Sheet 4 of the Plan Set. Key features of the
project in the development area and the open space parcels are described below.
Development Plan
A street network connects Phases I and II to the project via two public bridges. These two bridges connect
to private streets leading to a north/south private street that is the primary street access for the
subdivision. The bridges are proposed to be maintained by the city and the private streets are to be
maintained by a homeowners association. Access to most of the dusters of homes is provided by private
driveways that are accessed directly from the private street. Resident parking is provided primarily within
enclosed garages with guest parking along the private street.
Open Space Parcels
A 100 ft. open space easement currently exists along the west side of Tassajara Creek, as required by the
prior Greenbriar approvals. The easement provides an open space buffer between the areas of housing
development and the top of bank of the Creek. The original Stage 1 DP for the entire Greenbriar
development approved the following elements in the buffer area.
Bridges: Two dear-span bridges, bridge abutments and portions of the bridges that connect to the private
street system. The (north) Sommerset Bridge is designed as a 44'-9" wide bridge with a 10 fi wide
sidewalk in accordance with East Bay Regional Park District (EBRPD) requirements to accommodate
pedestrians, equestrians, and hikers on a separate pathway. The (south) Maymont Bridge is 39'-9" wide
and includes a 5 ft. sidewalk on the south side of the bridge for pedestrian access.
CRLF Breeding Pond: The project includes creation of a California red-legged frog (CRLF) off-channel
breeding pond in the upland area at the southernmost end of the property adjacent to the western bank of
Tassajara Creek as further described in Tassajara Creek Phase III Development Project Restoration Plan,
dated August 1, 2003 and California Red-legged Frog Avoidance and Preventive Measures for the
2
Tassajara Creek Phase III dated March 2003, both incorporated herein by reference.
located within open space parcel D. This parcel will be dedicated to Zone 7.
The pond will be
Trails/Maintenance Roads/EVA:
· A multi-use trail is proposed to function as regional trail, Zone 7 maintenance road and EVA between
the northerly bridge and the EBRPD property at the north end of the project site, including the 2-acre
Koller site. Sommerset Bridge would provide a trail connection to the existing regional trail on the
east side of Tassajara Creek.
· A local trail/Zone 7 maintenance is proposed between Sommerset Bridge and Maymont Bridge. The
road is designed to meet Zone 7 standards as an 18 ft. wide class 2 AB road including a 2 ft. concrete
ditch. (Sheet 10 Of Plan Set - Cross Sections).
A Zone 7 maintenance road is proposed from Maymont Bridge to the southernmost open space parcel
(Parcel D). The road is designed to meet Zone 7 standards as an 18 ft. wide class 2 AB road including
a 2 ft. concrete ditch. (Sheet 10 of Plan Set- Cross Sections):
A Zone 7 road is proposed in Parcel D to accommodate maintenance vehicles required for flood
control and creek management. The applicant proposed to continue the maintenance from Parcel C
and connect to an existing road in the adjacent Alameda County lands. The road is'designed to wrap
around the east and south sides of an existing knoll in Parcel D and up to the north west end of the
parcel A spur road would consist of gravel or a suitable all-weather surface such as turfolock, without
a ditch. (See Sheet 11 of Plan Set). The spur road would follow the alignment of the existing dirt road
along the westerly property line, and is designed to minimize grading and to maintain a migratory
corridor for frogs and salamanders. The roads and any associated grading'will maintain a minimum
50' setback from the proposed frog pond.
Outfall structure: An outfall structure is proposed within Parcel F. The outfall structure consists of a
concrete energy dissipater box, rip -rap apron and sheet pile cut-offwall. A portion of the outfall
structure is located within the Riparian Corridor, but all of the structure is located above the ordinary high
water mark within the creek channel. A similar outfall was constructed in Phase I of the development.
The following elements are proposed with the project's specific improvement plans but were not
specifically identified in the previous approvals.
Bioswale: A 10 ft. bioswale along the west side of the trail along Parcels F and G. The bioswale will be
designed to meet Best Management Practices and is incorporated within the landscape plan proposed for
the open space parcels. (See Sheet 10 of the Plan Set.)
Sewer siphon: A sewer siphon is proposed in lieu of running a gravity fed sewer line beneath the
southerly bridge. The siphon will be constructed beneath the creek using a jack and bore process. Two
bore pits are proposed and are located outside the riparian corridor. The staging area will be the same as
used to build the bridges. The anticipated construction timeframe of the siphon is one week.
Phasing of improvements
Construction of the improvements will be done as a single phase. The applicant is responsible for the cost
of all improvements associated with this project.
1. Project description:
PD Rezoning/Stage 1 Development Plan amendment is proposed to
transfer units/density from Phase III to Phase IV. Phase III was
3
approved for 193 units on 16.19 acres (11.92 du/ac) and Phase IV
was approved for 79 units on 10 acres (7.9 du/ac). The proposed
amendment would transfer 85 units in Phase III to Phase IV. This
would result in 108units (6.6 du/ac) in Phase III and 165 units (16.5
du/ac) in Phase IV. The overall density for the entire 64.35-acre site
would remain the same as the approved Stage 1 Development Plan
at 6.91 units per acres.
PD Rezoning/Stage 2 Development Plan, Vesting Tentative Map,
Site Development Review proposes construction of 100 single-
family detached cluster homes and 8 affordable town homes and
construction of an approximately 4,000 sq. ft. single family home on
the existing 2 acre Koller lot, and creation of 8 open space parcels
(Parcels A - H.)
2. Lead agency:
City of Dublin
Community Development Department
100 Civic Plaza
Dublin CA 94568
3. Contact person:
Deborah Ungo-McCormick
Contract Planner
(408) 297-8763
4. Project location:
The project is located on the Yarra Yarra Ranch on the west site of
Tassajara Road, north of the Casterson Development, east of Camp
Parks, south of lands of East Bay Regional Park District in the City
of Dublin.
5. Project sponsor:
Greenbriar Home Communities
6. General Plan designation:
Medium Density Residential (6.1 to 14.0 du/ac)
7. Zoning:
Planned Development - Medium Density Residential
8. Public agency required approvals:
Approval of a Streambed Alteration Agreement for new bridges over creek and
outfall structure (California Department of Fish and Game)
Approval by San Francisco Bay Regional Water Quality Control Board for
improvements near creeks and drainage courses
4
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "potentially significant impaCt" as indicated by the checklist on the following pages.
Aesthetics Agricultural Air Quality
Resources
Biological Resources Cultural Resources Geology/Soils
Hazards and Hydrology/Water Land Use/Planning
Hazardous Materials Quality
Mineral Resources Noise Population/
Housing
Public Services Recreation Transportation/
Circulation
Utilities/Service Mandatory Findings
Systems of Significance
Determination (to be completed by Lead Agency):
On the basis of this initial evalUation:
I find that the proposed project could not have a significant effect on the environment and the previous
N-'-~gative' Declaration certified for this project by the City of Dublin adequately addresses potential
impacts.
['find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because the mitigation measures described on an attached sheet
have been added to the project. A Negative Declaration will be prepared.
I find that although the proposed project may have a significant effect on the environment, but at
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on the
attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless
mitigated." An Environmental Impact Report is required, but must only analyze the effects that remain
to be addressed.
X I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because all potentially significant effects (a) have been
analyzed adequately in an earlier EIR and Mitigated Negative Declaration pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR and Mitigated Negative
Declaration, including revisions or mitigation measures that are imposed on the proposed project.
Signature: Date:
Printed Name: For:
Evaluation of Environmental Impacts
1)
2)
3)
4)
5)
A brief explanation is required for all answers except "no imPact'' answers that are adequately
supported by the information sources a lead agency cites in the parenthesis following each question.
A "no impact" answer is adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault
rupture zone). A "no impact" answer should be explained where it is based on project-specific
factors as well as general factors (e.g. the project will not expose sensitive receptors to .pollutants,
based on a project-specific screening analysis). For a project such as this, with previous
environmental reviews, a "no impact" answer may also mean that the project has no impact beyond
those identified and analyzed in the previous environmental documents.
All answers must take account of the whole action, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts.
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "potentially significant impact" entries when the determination
is made, an EIR is required.
"Less Than Significant Unless Mitigation Incorporated" implies the incorporation of mitigation
measures has reduced an effect from "potentially significant effect" to a "less than significant
impact." The lead agency must describe the mitigation measures and briefly explain how they
reduce the effect to a less than significant level.
Environmental Impacts (Note: Source of determination listed in parenthesis. See listing of sources
used to determine each potential impact at the end of the checklist)
Note: A full discussion of each item is found following the
checklist.
I. Aesthetics. Would the project:
a) Have a substantial adverse impact on a scenic
vista? (Source: 4,5,7,7)
b) Substantially damage scenic resources,
including but not limited to trees, rock
outcroppings, and historic buildings within a
state scenic highway? (Source: 3,4,6,7)
c) Substantially degrade the existing visual
character or quality of the site and its
surroundings? (Source: 4,6,7)
d) Create a new source of substantial light or glare,
which would adversely affect day or nighttime
views in the area? (Source: 4, 6,7)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
Note: A full discussion of each item is found following the
checklist.
II. Agricultural Resources
WouM the project:
a) Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance, as showing
on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to a non-
agricultural use? (Source: 5, 6, 7)
b) Conflict with existing zoning for agriculture use,
or a Williamson Act contract? (Source: 5, 6, 7)
c) Involve other changes in the existing
environment, which, due to their location or
nature, could result in conversion of farmland
to a non-agricultural use? (Source: 5, 6, 7)
III. Air Quality (Where available, the significance
criteria established by the applicable air quality
management district may be relied on to make
the following determinations). WouM the
project:
a) Conflict with or obstruct implementation of the
applicable air quality plan? (Source: 5,6,7)
b) Violate any air quality standard or contribute
substantially to an existing or projected air
quality violation? (Source: 5,6,7)
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions, which
exceed quantitative thresholds for ozone
precursors? (5,6,7)
d) Expose sensitive receptors to substantial
pollutant concentrations? (Source: 5,6,7)
e) Create objectionable odors? (Source: 5,6,7)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
7
Note: A full discussion of each item is found following the
checklist.
IV. Biological Resources. WouM theproject
a) Have a substantial adverse effect, either directly
through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans,
policies or regulations, or by the California
Department ofFish and Game or the U.S. Fish
and Wildlife Service? (Source: 4, 7)
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies or
regulations or by the California Department of
Fish and Game or the U.S. Fish and Wildlife
Service? (Source: 6,7, 8,9)
c) Have a substantial adverse impact on federally
protected wetlands as defined by Section 404
of the Clean Water Act (including but not
limited to marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption or other means?
(Source: 4, 6, 7,8,9)
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use
of native wildlife nursery sites? (Source:: 4, 6,
7)
e) Conflict with any local policies or ordinances
protecting biological resources, such as tree
protection ordinances? (Source: 4, 6, 7,10)
f) Conflict with the provision of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan or other approved local,
regional or state habitat conservation plan?
(Source: 5,6,7,8)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
8
Note: A full discussion of each item is found following the
checklist.
V. Cultural Resources. WouM the project
a) Cause a substantial adverse impact in the
significance of a historical resource as defined
in Sec. 15064.5? (Source:2, 5)
b) Cause a substantial adverSe change in the
significance of an archeological resource
pursuant to Sec. '15064.5 (Source:: 4, 6, 7)
c) Directly or indirectly destroy a unique
paleontological resource or unique geologic
feature? (Source:: 4, 6, 7)
d) Disturb any human remains, including those
interred outside of a formal cemetery? (Source:
: 4, 6, 7)
VI. Geology and Soils. WouM the project
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Fault Zoning Map issued by the State Geologist
or based on other known evidence of a known
fault (Source: (4, 6, 7)
ii) Strong seismic ground shaking (5, 6)
iii) Seismic-related ground failure, including
liquefaction? (: 4, 6, 7)
iv) Landslides? ( 4, 6, 7)
b) Result in substantial soil erosion or the loss of
topsoil? ( 4, 6, 7)
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project and potentially result in on-
and off-site lar~dslide, lateral spreading,
subsidence, liquefaction or similar hazards
(Source: 4, 6, 7)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
X
X
X
d) Be located on expansive soil, as defined in Table
13-1 -B of the Uniform Building Code (1994),
creating substantial risks to life or property?
(Source: 2, 6)
e) Have soils capable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not
available for the disposal of waste? (Source: 7)
9
Note: A full discussion of each item is found following the
checklist.
VII. Hazards and Hazardous Materials. Would the
project:
a) Create a significant hazard to the public or the
environment through the routine transport, use
or disposal of hazardous materials
(Source: 2,5,7)
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous into the environment?
(Source: 5,7)
c) Emit hazardous emissions or handle hazardous
materials, substances, or waste within one-
quarter mile of an existing or proposed school?
(Source: 5, 7)
d) Be located on a site which is included on a list
of hazardous materials sites complied pursuant
to Government Code Sec. 65962.5 and, as a
result, would it create a significant hazard to
the public or the environment? (Source: 5, 7)
e) For a project located within an airport land use
plan or, where such plan has not been adopted,
would the project result in a safety hazard for
people residing or working in the project area?
(Source: 5, 7)
f) For a project within the vicinity of private
airstrip, would the project result in a safety
hazard for people residing or working in the
project area? (Source: 5, 7)
g) Impair implementation of or physically interfere
with the adopted emergency response plan or
emergency evacuation plan?
(Source: 2, 4)
h) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands? (Source: 4,7)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
10
Note: A full discussion of each item is found following the
checklist.
IX. Hydrology and Water Quality. WouM the
project:
a) Violate any water quality standards or waste
discharge requirements? ( Source: 4,6,7)
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net deficit
in aquifer volume or a lowering of the local
groundwater table level (e.g. the production
rate of existing nearby wells would drop to a
level which would not support existing land
uses or planned uses for which permits have
been granted? (Source: 4,6,7)
c) Substantially alter the existing drainage pattem
of the site or area, including through the
aeration of the course of a stream or river, in a
manner, which would result in substantial
erosion or siltation on- or off-site? (Source: 4,7,
8.9)
d) Substantially alter the existing drainage pattern
of the site or areas, including through the
alteration of a course or stream or river, or
substantially increase the rate or amount of
surface runoff in a manner, which would result
in flooding on- or off-site? (Source: 7, 9)
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted
runoff?. (Source: 4,7)
f) Otherwise substantially degrade water quality?
(Source: 2,4)
g) PlaCe housing within a 100-year flood hazard
area as mapped on a Flood Hazard Boundary or
Flood Insurance Rate Map or other flood
delineation map? (Source: 7)
h) Place within a 100-year flood hazard area
structures, which impede or redirect flood
flows? (Source: 7)
i) Expose people or structures to a significant risk
of loss, injury, and death involving flooding,
including flooding as a result of the failure of a
levee or dam? (5)
j) Inundation by seiche, tsunami or mudflow? (5)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
X
X
11
2O
Note: A full discussion of each item is found following the
checklist.
IX. Land Use and Planning. WouM the project:
a) Physically divide an established community?
(Source: 1, 3)
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including but not
limited to the general plan, specific plan, or
zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental effect?
(Source: 1, 2,4,6)
c) Conflict with any applicable habitat
conservation plan or natural community
conservation plan? (4,6,7)
X. Mineral Resources. Would the project
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state? (Source:
1, 4,5)
b) Result in the loss of availability of a locally
imp°rtant mineral resource recovery site
delineated on a local general Plan, specific plan
or other land use plan? (Source: 1, 4,5)
XI. Noise. WouM the proposal result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
general plan or noise ordinance, or applicable
standards of other agencies? (Source: 2,11)
b) Exposure of persons or to generation of
excessive groundborne vibration or
groundbome noise levels? (Source: 2, 7,11)
c) A substantial permanent increase in ambient
noise levels in the project vicinity above
existing levels without the project? (Source: 2,
7)
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity
above levels without the project? (Source: 2,7)
e) For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project expose
people residing or working n the project area to
excessive noise levels? (Source: 2,5,7)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
X
X
12
Note: A full discussion of each item is found following the
checklist.
f) For a project within the vicinity of a private
airstrip, would the project expose people
residing or working in the project area to
excessive noise levels? (Source: 2,5,7)
XII. Population and Housing. WouM the project
a) Induce substantial population growth in an area,
either directly or indirectly (for example,
through extension of roads or other
infrastructure)? (Source: 4,5,7)
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere? (4,5,7)
c) Displace substantial numbers of people,
necessitating the replacement of housing
elsewhere? (Source: 4,5,7)
XlII. Public Services. WouM the proposal:
a) Would the project result in substantial adverse
physical impacts associated with the provision
of new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service rations, response
times or other performance objectives for any
of the public services? (Sources: 2,4,7)
Fire protection
Police protection
Schools
Parks
Other public facilities
XIV. Recreation:
a) Would the project increase the use of existing
neighborhood or regional facilities such that
substantial physical deterioration of the facility
would occur or be accelerated (Source: 2,4,6,7)
b) Does the'project include recreational facilities or
require the construction or expansion of
recreational facilities, which might have an
adverse physical effect on the environment?
(Source: 2,4,7)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
, X
X
X
X
X
X
X
X
13
Note: A full discussion of each item is found following the
checklist.
XV. Transportation and Traffic. WouM the
project:
a) Cause an increase in traffic, which is substantial
in relation to the existing traffic load and
capacity of the street system (i.e. result in a
substantial increase in either the number of
vehicle trips, the,volume to capacity ratio on
roads or congestion at intersections)? (4,7,12)
b) Exceed, either individually or cumulatively, a
level of service standard established by the
County Congestion Management Agency for
designated roads or highways? (2,7,12)
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or a
change in location that results in substantial
safety risks? (7,12)
d) Substantially increase hazards due to a design
feature (e.g. sharp curves or dangerous
intersections) or incompatible uses, such as
farm equipment? (7, 12)
e) Result in inadequate emergency access? (2,4,13)
f) Result in inadequate parking capacity? (4,7)
g) Conflict with adopted policies, plans or
programs supporting alternative transportation
(such as bus turnouts and bicycle facilities)(2,7)
XVI. Utilities and Service Systems. WouM the
project
a) Exceed wastewater treatment reqUirements of
the applicable Regional Water Quality Control
Board? (2,4,7)
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the construction
of which could cause significant environmental
effects? (2, 4,7)
c) Require Or result in the construction of new
storm water drainage facilities or expansion of
existing facilities, the construction of which
could cause significant environmental effects?
(2,4,7)
d) Have sufficient water supplies available to serve
the project from existing water entitlements and
resources, or are new or expanded entitlements
needed? (2,4,7)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
X
X
X
14
Note: A full discussion of each item is found following the
checklist.
e) Result in a determination by the wastewater
treatment provider, which serves or may serve
the project that it has adequate capacity to serve
the project's projected demand in addition to
the providers existing commitments? (6,7)
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid
waste disposal needs? (6,7)
g) Comply with federal, state and local statutes and
regulations related to solid waste? (2,4,6,7)
XVI. Mandatory Findings of Significance.
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop
below self-sustaining levels, threaten to
eliminate a planf or animal community, reduce
the number of or restrict the range ora rare or
endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b)
Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects ora project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects and the effects of
probable future projects).
c) Does the project have environmental effects,
which will cause substantial adverse effects on
human beings, either directly or indirectly?.
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
Sources used to determine potential environmental impacts
1. Project location (City of Dublin)
2. Discussion with City staff or service provider
1. Site Visit
2. Project plans
3. Eastern General Plan Amendment/Specific Plan
4. Eastern Dublin General Plan Amendment/Specific Plan EIR
5. Mitigated Negative Declaration (PA98-062) and Monitoring Plan - March 2000
6. Tassajara Creek Phase III Development Project Restoration Plan (Oberling Environmental, Inc.),
August 1, 2003
7. California Red-Legged Frog Avoidance and Preventative Measures Plan - March 2003
15
8. Tassajara Creed Red-Legged Frog Monitoring Summary Report - July 2003
9. Tree Report (revised) Phase 3 - Yarra Yarra Ranch (HortScience, Inc.) September, 2003
10. Environmental Noise Analysis for Tassajara Creek III by Charles M. Salter Assoc.- August 2003
11. Letter of Review of Tassajara Creek III by TJKM Traffic Consultants - January 2003
XVII. Earlier Analyses
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
Eastern Dublin EIR. Portions of the environmental setting, project impacts and mitigation measures for
this Initial Study refer to environmental information contained in the 1993 Eastern Dublin General Plan
Amendment and Specific Plan Environmental Impact Report (State Clearinghouse No. 91103064,
consisting of draft EIR and responses to comments documents as well as a May 4, 1993 Addendum)
certified by the City Council on May 10, 1993 (Resolution 53-93, incorporated herein by reference). This
EIR together with an August 22, 1994 Addendum are hereinafter referred to as the Eastern Dublin EIR, or
EDIER. The Eastern Dublin EIR is a Program EIR, which was prepared for the Eastern Dublin General
Plan Amendment and Specific Plan of which this Project is a part. As part of the certification the
Council adopted a Statement of Overriding Considerations for the following impacts: cumulative loss of
agricultural/open space lands, cumulative traffic, extension of certain community facilities, loss of habitat,
regional air quality, noise and visual impacts, among others.
The Eastern Dublin EIR contains a large number of mitigation measures which apply to this Project and
which would be applied to any development within the Eastern Dublin area. Specific mitigation measures
identified in the Eastern Dublin EIR for potential impacts related to the project are referenced in the text
of this Initial Study.
Mitigated Negative Declaration for Greenbriar Development. On March 7, 2000, the City adopted a
Mitigated Negative Declaration for PA 98-062, a 445 residential unit development on the 64.35-acre
Greenbriar site. (Council Resolution 31-00, incorporated herein by reference.) The development
proposed a residential cluster subdivision development, with open space and a regional trail along
Tassajara Creek. The City approvals included a General and Specific Plan amendment to change a
portion of the site from a school designation to a residential designation (Council Resolution 32-00,
incorporated herein by reference), and a Planned Development rezoning/Stage 1 Development Plan (DP)
for the entire Greenbriar site. (Ordinance 7-00, incorporated herein by reference.) The Stage 1 DP
identified permitted uses and development standards in the development areas as well limited uses in the
open space area along the creek and would be implemented in 5 phases. The approvals also included a
Stage 2 DP (Ordinance 7-00), vesting tentative map and Site Development Review for Phase 1 (Planning
Commission Resolution 00-10, incorporated herein by reference) with more detailed development plans
for the first phase of the development. This Initial Study refers to these approvals collectively as the
"Greenbriar approvals".
Tiering from the Eastern Dublin EIR, the Mitigated Negative Declaration (MND) evaluated the potential
site-specific effects of the Greenbriar development proposal that were not examined in the prior EIR. The
MND identified potential impacts on biological resources, primarily related to the discovery of a
California Red-legged frog (RLF) in Tassajara Creek. The MND also addressed the potential.for upland
migration impacts not only in the draft MND but also in the City's written responses to comments
received during the document's public review period.
16
There were also concerns about the potential water quality impacts of Proposed drainage oUtfalls to the
creek. The applicant later obtained a Streambed Alteration Permit for the outfall in Phase I; the outfall
has since been built and there have been no related water quality issues.
Current Initial Study. The current project continues to implement the Greenbriar approvals from 2000.
With the proposed density shift between Phases III and IV., and the more detailed construction and
improvement plans for Phases III and V, the City prepared this Initial Study to determine if there was the
potential for site-specific impacts not addressed in the prior EIR and MND, that would require additional
environmental review pursuant to CEQA Guidelines Section 15162 and 15163. In connection with this
Initial Study, the City carefully reviewed the current project applications and repqrts as well as the
Eastern Dublin EIR and Greenbriar MND. The City also reviewed the February 22, 2000 Planning
Commission and March 7, 2000 City Council staff reports which identified and analYZed the 2000
Greenbriar development approvals. The following documents are incorporated in this Initial Study by
reference and are available for review at City Hall, 100 Civic Plaza, Dublin CA.
a) The Eastern Dublin EIR, as described above.
b)
The Greenbriar Mitigated Negative Declaration consisting of a draft MND dated October 12, 1999
and the Draft Responses to Comments on the MND, dated February 11, 2000, as revised by the
City Council on March 7, 2000.
c) March 7, 2000 City Council staff report for PA 98-062.
d) February 22, 2000 Planning Commission staff report for PA 98-062.
ENVIRONMENTAL CHECKLIST RESPONSES & ANALYSIS
The following discussion includes explanations of answers and discussion related to the above checklist
questions regarding potential environmental impacts. Each discussion is annotated with the number
corresponding to the checklist form.
Project Setting:
The project is located within the Eastern Dublin Specific Plan. Phases III and V are located on the west
side of Tassajara Creek, south of the EBRPD site, east of Camp Parks (Alameda County lands), and north
of the Casterson subdivision. The project area is primarily flat but contains small rolling slopes with
small two knolls located on the north site (Lot 131 - Koller) and south side (Parcel D - Open Space).
The project site area is currently occupied by a barn, smaller outbuildings and contains abandoned
vehicles and debris near the creek. Vegetation is primarily non-native grasses with native trees (coast live
and valley oak, California Buckeye, yellow and sandbar willow and Black Walnut) along the creek and a
small grove of sandbar willow in the center of the site. There are 27 Heritage trees in the Phase III area
including 21 Valley oaks and 6 Coast live oaks.
Potential Impacts and Mitigation Measures
Aesthetics: Potential aesthetic impacts related to development in the East Dublin Specific Plan
area were analyzed in the EDEIR. Specific potential impacts resulting from development of the
Greenbriar site were further analyzed in the MND. The proposed amendment to the Stage 1
Development Plan shifts density from Phase III to Phase IV. This shift in density results in a
density of 16.4 units per acre, which is higher than previously approved in the State 1
17
II.
III.
Development Plan for Phase W~ but does not cause the overall project to exceed the previously
approVed maximum of 445 units or the overall density of 6.91 units per acre. Tassajara Road is
identified as a scenic corridor in the Eastern Dublin Specific Plan and requires special treatment
for development on the proposed project site. The shift in density does not increase the
development area identified in the prior apprOVal nor change any of the approved development
standards. The shifted units on Phase IV would be shown in future Stage 2 Development Plans and
site Development Reviews for that phase. These future plans would be required to comply with
the City's adopted Scenic Corridor policies calling for varied roof lines, heights and pitches,
widened roadway landscape areas, and rural landscape pattern along scenic corridors such as
Tassajara Road.
The Stage 2 Development Plan and Site Development Review for Phases III and V are also
consistent with approved development standards as to uses, size, architectural styles, color and
materials, and standard measures to reduce light and glare. Phases III and V are not located
adjacent to the Tassajara Road Scenic Corridor and the dense vegetation provided by the Tassajara
Creek provides a natural screen between the existing and planned residential developments on the
east side of the creek.
No aesthetic.impacts beyond those analyzed in the Eastern Dublin EIR and the Mitigated Negative
Declaration were identified for this project. Therefore, no further analysis is required.
Agriculture Resources: Impacts of residential land uses in the agricultural and open space areas
of Eastern Dublin were addressed in the Eastern Dublin EIR. Cumulative loss of agricultural and
open space lands were found to have a significant unavoidable impact for which the Council
adopted a Statement of Overriding Considerations upon adoption of the Eastern Dublin Specific
Plan. The Mitigated Negative Declaration further determined that the subject site is not listed as
Prime Farmland, Unique Farmland, or Farmland of Statewide Importance that will be converted
from the development of this site. No conflicts with the Williamson Act contract will occur for the
Koller property as it expired on January 1, 1998. The project is consistent with the uses, densities
and development areas assumed in the prior environmental reviews.
The impacts of converting lands to residential uses for the Greenbriar site were adequately
addressed in the prior EDEIR and the MND. Therefore, no further analysis is required.
Air Quality: Potential air quality impacts from development in Eastern Dublin were addressed in
the earlier EIR, and throUgh various mitigation measures. Construction-related air quality impacts
include short-term violation of adopted standards or contribution to an existing or projected air
quality violation, and could result in exposure to sensitive receptor pollutants. Development of the
Specific Plan will also result in traffic-related air quality impacts. The Eastern Dublin EIR
identified these impacts as significant and unavoidable, for which the Council adopted a
Statement of Overriding Considerations upon approval of the Eastern Dublin Specific Plan. The
Greenbriar MND examined potential impacts on a site-specific level, including the change from
school use to residential uses. The current project is consistent with the type and density of uses
assumed in the Eastern Dublin EIR and the MND since shifting residential units from Phase III to
Phase IV does not increase the number of units or the potential emissions
No air quality impacts beyond those analyzed in the Eastern Dublin EIR and the Mitigated
Negative Declaration were identified for this project. Therefore, no further analysis is required.
18
IV.
Biological Resources: California Red-Legged Frog: The Mitigated Negative Declaration that
was adopted for the Greenbriar development in March 2000 addressed the potential impacts that
the development of the project site would have on biological resources. A California Red-Legged
Frog (Rana aurora draytoni) was discovered in Tassajara Creek by the biologist that was
reviewing the project on behalf of the City of Dublin. The CRLF is a Federally listed threatened
species pursuant to the Endangered Species act of 1973. The development plans of Greenbriar's
Tassajara Creek project included the construction of two outfalls that include a concrete energy
dissipater box, rip-rap apron and sheet pile cut-off wall, all located above the ordinary high water
mark within the creek channel. Upon approval of the Greenbriar development in 2000, the City
determined that the development wOuld not have significant environmental impacts to the RLF or
RLF habitat based on the adopted MND and Mitigation Monitoring Program, on studies prepared
by the Applicant's and City's biologists, and on mitigation measures of the Eastern Dublin EIR.
21
In accordance with conditions of approval for the Greenbriar development, Greenbriar Homes
Communities hired Olberding Environmental Inc, Wetland Regulatory Consultants, to prepare a
"California red-legged frog Avoidance and Preventative Measure Plan", dated April 6, 2001,
incorporated herein by reference. The "Plan" established a program for the protection of the
CRLF, associated with the Greenbriar development. The Plan included the survey of grassland
regions adjacent to the creek by an approved CRLF biologist, the installation of a construction
boundary fence, the installation of a "silt" barrier frog fence, avoidance education for all
contractors on the project, and the daily patrol and monitoring of construction activities on the
Tassajara project site. The purpose of these measures was to allow for development of the lands
located on the east side of the Creek, between the creek and Tassajara Road, without resulting in
"take" of the CRLF.
A Tassajara Creek Red-Legged Frog Monitoring Summary Report was prepared by Olberding
Environmental, Inc. for the period between April 2001 through June 2003 and submitted to the
City of Dublin in July 2003 and is incorporated herein by reference. One outfall was constructed
during this period on the east side of the creek, and Phases I and II of the development are under
construction. The Report concluded that during the 4/2001-6/2003 period of construction the
CRLF were not observed in or adjacent to the construction area of the Tassajara Creek.
The current project for development of Phases III and V includes the construction of the second
outfall structure within Tassajara Creek (Parcel C) and a sewer siphon structure The outfall
structure will be similar in design as that constructed on the east side of the Creek and will also be
constructed above the high water mark of the creek channel. The sewer siphon will be constructed
outside the riparian area in Open Space Parcel B and a pipe within a steel casing that is
constructed at a minimum of 8 ft below the bed of the creek. The project also incorporates a
"California red-legged frog Avoidance and Preventative Measure Plan", dated March 2003 and
incorporated herein by reference. In addition to the avoidance and preventive measure used during
the development of Phases I and II on the east side of Creek, Phase III includes the creation of
potential breeding habitat for the CRLF at an approximately 7,500 sq. ft. pond along the west side
of Tassajara Creek (Parcel D), consistent with the previously approved Stage 1 Development Plan.
Additionally, the project includes migratory corridors adjacent to the open space parcels along the
northwest and southwest boundaries of the project to provide for upland migration from the creek,
again, consistent with the previously approved Stage 1 Development Plan. The proposed
amendments to the Stage 1 DP would not affect either the breeding pond site or the open
space/migratory corridor parcels.
19
California tiger salamander (CTS). On May 23, 2003, the U.S. Fish and Wildlife Service
published in the Federal Register a proposal to list the California tiger salamander (CTS) as a
threatened species under the Endangered Species Act. By court order, the Service has until May
15, 2004 to make a final decision whether to list the species. The proposal to list does not provide
the CTS with any legal protection under the ESA; that will not occur unless and until the species is
actually listed. The CTS has been a candidate for federal listing since the early 1990's, and long
regarded by state and federal agencies as a "Species of Special Concern." Consequently, for the
last 10 years or more, most CEQA documents, like the Eastern Dublin EIR, for projects located in
areas where CTS could occur have analyzed CTS-related impacts. The Eastern Dublin EIR
analyzed potential impacts to CTS, and imposed mitigation measures requiring buffer zones
around CTS breeding ponds, and pre-construction surveys ( See Impact 3.7/G).
The adopted Mitigated Negative Declaration for the Greenbriar development incorporated by
reference the "California Tiger Salamander Survey for the Yarra Yarra Ranch Site," prepared by
Zentner and Zentner (April 8, 1998).and the "Special Status Species Evaluation, Yarra Yarra
Ranch II Site," Zentner and Zentner (October 20, 1998). The survey was conducted on March 31,
1998 and concentrated on a stock pond, which provided the only potential CTS breeding habitat
on the property. No CTS were observed. The Special Status Species report evaluated the project
site for special status species habitat. It specifically addressed the project area west of Tassajara
Creek. The report noted that the mderal grassland west of the creek was highly disturbed due to
underlying fill materials and long-term dumping of horse stable bedding on the surface, and that
this mderal grassland was dominated, by tall poison hemlock and star-thistle. The report
concluded that suitable habitat for CTS was not present within the project site and no CTS were
observed.
During the comment period for the MND, five different agencies or organizations commented on
potential impacts of the project on CTS (U.S. Fish and Wildlife Service, California Department of
Fish and Game, East Bay Regional Parks District, Alameda Creek Alliance, and Ohlone Audubon
Society)~ The USFWS, commented that CTS were then known to occur both east and west of the
project site, and that it is important for this species to preserve upland areas. (See Comment 1-11,
RTC.) The City's response explained that the 1993 EIR had imposed CTS-related mitigation
measures that would reduce project impacts to a less than significant level. The City also noted
both the applicant's biologist and the City's biologist had concluded that the Phase III portion of
the project (i.e., that portion of the project west of Tassajara Creek) could provide CTS upland
habitat, but that the mitigation program required of the project would provide suitable upland
habitat and migration corridor area, as well as potential new CTS breeding habitat in the form of
the pond to be constructed. (See Response to Comment 1-11.) Similar responses were provided
to the other CTS-related comments noted above (See RTC dated February 11, 2000).
The Califomia Natural Diversity Database, operated by CDFG, identifies recent CTS sightings on
Camp Parks including a siting in 2002, approximately 1,300 feet from the northwest comer of
Phase III. It shows a CTS sighting on Camp Parks in 2002, a sighting southwest of the site in
1997, southeast of the site at two different locations in 1998, and northeast of the site in 2000.
Additionally, the city biologist contacted Camp Parks and was informed of a siting in 2000 closer
to the northwest comer of the site in a ponded area near debris. The applicant's and city's
biologists have concluded that the more recent sighting does not alter the City's CTS-related
analysis and conclusions in the previous EDEIR and MND. The Eastern Dublin EIR identified the
potential for impacts to CTS, while the MND identified the potential impacts specific to the
Greenbriar site, including the potential for upland habitat loss fi.om development. The MND
specifically recognized that some potential CTS upland habitat could occur.in the Phase III area.
20
Vo
This was based on information showing CTS then occurred both west and east of the project site.
The 2002 sighting at Camp Parks is consistent with that information, and does not constitute a
substantial change in circumstances. Further, the project includes migratory corridors on the
northwest and southwest comers of the Phase III project to provide for the potential movements of
CTS to and from the creek to the uplands in Camp Parks.
There have not been any substantial changes with respect to the circumstances under which the
Stage 1 Development Plan was reviewed that would result in new significant effects or a
substantial increase in the severity of previously identified significant effects. The proposed Stage
1 DP amendment would shift residential units away from the creek and to an area already planned
for development, and thus would not be a substantial change in the project. Further, there is no
new information of substantial importance, which was not known and could not have been known
at the time of the MND that identifies a new significant impact, or a substantially more severe
impact. Therefore, pursuant to CEQA Guidelines sectiOn 15162, no further analysis or mitigations
are required.
Trees: Vegetation is primarily non-native grasses with native trees (coast live and valley oak,
California Buckeye, yellow and sandbar willow and Black Walnut) along the creeks and a small
grove of sandbar willow in the center of the site. By the City of Dublin's Heritage Tree Ordinance
(No.29-99) criteria, there are 27 Heritage trees in the phase III area: twenty-one (21) Valley oak
and six (6) Coast live oak. The project will result in the removal of 34 trees including two (2)
heritage trees, one(l) 26" Coast live oak (Maymont Bridge) and one (1) 24" Valley oak
(Sommeset Bridge). Impact 7 in the MND evaluated the impact of bridge construction on trees,
including the removal of one valley oak heritage tree and five coast live oaks ranging in sizes from
5" to 12". The MND identified the impact as potentially significant without mitigation and
recommended a mitigation measure to replant with native species to restore vegetation. One
additional heritage tree is proposed to be removed with the construction of the Maymont Bridge
over those identified in MND. The loss of one additional heritage tree is not considered a
substantially more severe impact than previously identified, and replacement vegetation is
provided in the project plans, consistent with the adopted mitigation measures from the MND.
The project includes replanting, as required in the MND, including the installation of a dense
canopy of native trees. New trees are proposed at a greater than 3:1 tree replacement ratio for
heritage trees as recommended in the Eastern Dublin Creek Restoration Plan.
No significant impacts beyond those analyzed in the Eastern Dublin EIR and the Mitigated
Negative Declaration were identified for this project. Therefore, no further analysis and no
additional mitigations are required.
Cultural Resources: Potential impacts to cultural resources associated with the development of
the Greenbriar site were analyzed in the EDEIR and MND. No cultural Sites or resources are
anticipated on the site, and none has been found so far in the Phase I and II construction. As noted
in the MND, standardized procedures for evaluating accidental finds and discovery of human
remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the CEQA Guidelines.
There are no existing religious or sacred uses within the project area so no impacts are expected.
Previously adopted mitigation measures of the Eastern Dublin EIR will be incorporated as
conditions of approval/development standards for this project to address any potential cultural
resources impacts.
21
VI.
VII.
No cultural resources impacts beyond those analyzed in the Eastern Dublin EIR and the Mitigated
Negative Decimation were identified for this project. Therefore, no further analysis and no
additional mitigations are required.
Geology and Soils:
Potential impacts from development of the Eastern Dublin Specific Plan area related to geology
and soils were evaluated as part of the EDEIR, and potential impacts specifically related to the
Greenbriar site were analyzed in the MND.
No known active or potentially active faults traverse the project site, and no Alquist Priolo Special
Studies Zones are located within the site. In addition, a Geotechnical Investigation for the Koller
Property was prepared on May 26, 1999 by Lowney and Associates indicated that no ancient or
active landslides exist on the site. The MND identified the potential for fault ground rupture to be
less than significant. Eastern Dublin is in a seismically active area, however, and the Eastern
Dublin identified the potential for significant unavoidable groundshaking effects. The Council
adopted a Statement of Overriding Considerations for this impact ' upon approval of the Eastern
Dublin General Plan Amendment and Specific Plan in 1993. The project will be required to
incorporate standard engineering practices and all structures will meet the requirements of the
Uniform Building Code.
The project includes grading activities related to cut and fill of the site and the construction of
retaining walls and trails and maintenance roads. The project grading plan proposes to balance cut
and fill on the site. Construction of trails, roads and bridges will occur within the Open Space
buffer, as described in the Stage 1 Development Plan for the entire site (PA98-062). All
construction related to these features will occur outside the top of bank and outside the riparian
corridor. The proposed sewer siphon system reduces the need to elevate the southern portion of
Phase III -by three to four vertical feet in order to prove the required cover of the sewer lines and
to enable gravity flow. Based on the project engineer's estimate, a gravity flow system would have
required that approximately 36,000 cubic yards of fill be imported to the site, over 2000 track
loads of dirt that would need to be hauled off the site. With the current design, the need for this
export-is avoided. Construction and operation of the sewer siphon is not considered a substantial
change in the project and would not result in new or more severe significant impacts.
No new geology and soils impacts not previously analyzed in the Eastern Dublin EIR and MND
are expected to occur for the project, therefore no further analysis or mitigation is required.
Hazards and Hazardous Materials: These items were addressed in the earlier Eastern Dublin
EIR, and though various mitigation measures. As noted in the MND, a Phase I Environmental Site
Assessment of the project site was conducted (Levine-Fricke-Recon, July 31, 1997) to determine
the presence or absence of any on-site hazardous waste disposal, including visible waste,
artificially mounded or discolored soil or noxious odors. No above ground fuel storage tanks or
evidence of under ground tanks were found. No PCB's were found on the site. In addition, a data
search was conducted which determined that this site is not included in on a list of hazardous
waste and substance sites.
The Eastern Dublin EIR and the MND adequately address potential hazards and hazardous
materials impacts for the project. The proposed amendment to the approved Stage 1 DP would
shift some residential units to Phase IV and further away fi.om the regional trail and Camp Parks
open areas, but does not affect the analysis or conclusions of the previous environmental
22
documents and all 'adopted mitigation measures would continue to apply to the project, as
appropriate.
31
The project also includes an emergency vehicle access to the open space development interface
area and conformance to other emergency vehicle access requirements for the project.
Additionally, the project conforms to the requirements of the City's Wildfire Management Plan
regarding building design and sprinkler requirements.
No impacts beyond those analyzed in the EDEIR and the MND were identified for this project.
Therefore, no further analysis is required.
VIII.
Hydrology and Water Quality: This item was addressed in the earlier EIR and MND analyses
and through various, mitigation measures. The project is located in an area of minimal
groundwater recharge and ground water reserves and the majority of the Tri-Valley's ground
water resources are in the Central Basin, south of this project. Nevertheless, development of the
project site would have an impact on the ground water resources and groundwater recharge due to
an increase in impervious surfaces within the project site. However, no impacts not previously
analyzed in the Eastern Dublin EIR and Greenbriar MND are expected occur since the
development areas and total density is the same as assumed and analyzed in the prior documents.
The project conforms to Zone 7 requirements and will meet the water quality requirements of the
City's NPDES permit and the Alameda County Urban Runoff Clean Water Program. The project
proposes no alterations to the Tassajara Creek. All drainage from the development shall be
designed to connect to the local storm system that has the capacity to handle the anticipated runoff
from the project. The project includes a bioswale within the open space parcels located between
the creek and the proposed development. Two stormwater outfalls were evaluated as part of the
Stage 1 DP approval for the project. Both outfalls were designed to reduce velocities so that
impacts of the outfalls are at a less than significant level. Additionally a HEC-2 analysis of the
creek hydraulics was conducted for the construction of the two bridges as part the Phase III
project. It concluded that runoff from the project will not impact the overall watershed hydrology.
No impacts beyond those analyzed in the EDEIR and the MND were identified for this project.
Therefore, no further analysis is required..
IX.
Land Use & Planning: Development of the Greenbriar site on both sides of the creek with
residential homes was analyzed as part of the EDEIR and MND.
The Stage 1 DP amendment proposes to transfer 85 residential units from the west side of the
creek in Phase III to the east side of the creek in Phase IV. The overall site density and maximum
number of units will remain consistent with the originally approved Stage 1 DP. The Stage 2
Development Plan proposed land uses for Phase III and V are consistent with the general plan
density and uses approved for this property, and compatible with existing development on the east
side of the Creek in Phases I and II.
No impacts beyond those analyzed in the EDEIR and the MND were identified for this project.
Therefore, no further analysis is required.
Mineral Resources: Impacts from development of the project site were adequately addressed in
the EDEIR and MND. The operation of water and wastewater systems necessary to serve the
entire Specific Plan area was identified in the EDEIR as requiring increased energy use. This
23
XI.
XII.
topic area was included in the Statement of Overriding Considerations upon approval of the
Eastern Dublin Specific Plan.
No impacts beyond those analyzed in the EDEIR and the MND were identified for this project.
Therefore, no further analysis is required..
Noise: Impacts from development related to noise were adequately addressed in the EDEIR and
MND. The analysis included a discussion of exposure of proposed housing to future roadway
noise, exposure of existing residences to future roadway noise, and exposure of existing and
proposed residences to construction noise. Because Phase III and V are located within 6000 feet
of the Camp Parks (RFTA), an additional acoustical study was required to assess exposure of
proposed residential development to noise from future military training activities at Parks Reserve
Forces Training Area (RFTA) and County Jail and to determine if additional mitigation measures
should be imposed that were not previously identified in the MND.
An Environmental Noise Analysis for Tassajara Creek Phase III was prepared by Charles M.
Salter Associates, Inc. on August 19, 2003, incorporated herein by reference. The noise analysis
quantified existing noise environment at the project site near the RFTA and the Alameda County
Sheriff's Office Regional Training Center, and analyzed the Parks RFTA noise sources discussed
in the Environmental Noise Management Plan (ENMP) prepared by the U.S. Army Center for
Health Promotions and Preventative Medicine. The noise analysis assessed the noise exposure at
the location of proposed dwelling units with respect to the applicable indoor noise standards and
outdoor noise goals based on the Dublin General Plan standards of 60 dB for outdoor noise
exposure and 45 dB for indoor noise exposure. The analysis concluded that the outdoor noise goal
can be achieved at the project site without mitigation and that the indoor noise standards specified
in the EDEIR can be achieved without sound-rated windows. Some intermittent noise sources
from the Sheriff's training center will be audible at the project site, such as gunshot noise from
firing ranges and tire squeals from Emergency Vehicle Operations Course (EVOC), though
audible, will not be expected to acoustically impact the project site. Additionally, some seasonal
and intermittent noise sources from Parks RFTA will be audible at the project site, such as
occasional helicopter operations. These can result in an annoyance factor to some residents.
However, the typical daily average noise levels generated by the Parks RFTA and the Sheriff's
training center will not exceed City standards or require additional mitigation to the project.
No impacts beyond those'analyzed in the EDEIR and the MND were identified for this project and
no additional mitigation measures are required. Therefore, no further analysis is required..
Population & Housing: Impacts associated with the development of the Greenbriar site were
adequately addressed in the EDEIR and MND. The proposed 109 units are within the range of
units anticipated for this site by the General Plan and Eastern Dublin Specific Plan and Eastern
Dublin EIR. The City of Dublin Inclusionary Zoning Ordinance requires the construction of 12%
affordable units within each new development. Phase III includes the construction of 8 affordable
units (7.5%) within the project and the payment of in-lieu fees to make up the difference, as
permitted by the ordinance. The development of housing within this site will not result in
displacement of any housing units but rather will add to the City of Dublin's housing stock.
No impacts beyond those analyzed in the EDEIR and the MND were identified for this project.
Therefore, no further analysis is required.
24
XIII.
XIV.
XV.
Public Services: Potential impacts to public services resulting from development of the
Greenbriar site were adequately addressed in the EDEIR and MND. No additional units or
services are proposed with this project that were not previously addressed in the prior analysis.
Therefore, no further analysis is required.
Recreation: Potential impacts to recreation resulting from the development of the Greenbriar site
were adequately addressed in the EDEIR and MND. The analysis identified that one 56 acre City
Park will be located within one-half mile to the south of the project and three community parks are
proposed within the Eastern Dublin Specific Plan. In addition, a regional trail proposed in the.
Stage 1 DP for all 5 phases of the Greenbriar development on both sides of the creek will connect
with the regional trail in the EBRPD lands to the north of the site. The current project is
consistent with the densities and recreational elements discussed in the previous analysis.
Therefore, no additional analysis is required.
Transportation and Traffic: Potential traffic from development of the Greenbriar site was
adequately addressed in the EDEIR and MND. The proposed revisions to the Stage 1 DP for the
project include transferring 85 residential units from Phase III to Phase IV of the Greenbriar
development. TJKM Traffic Consultants submitted a Review of the Proposed Tassajara Creek III
Development on January 13, 2003, which is incorporated by reference, and determined that the
revisions will not result in significant changes in the analysis and conclusions of the original
EDEIR and MND. TJKM concluded that the Tassajara RancbJDublin Ranch Parkway (North)
would continue to operate as' main access road for the homes and it is still expected to operate a
LOS A during both a.m. and. p.m. peak hours under Existing plus Approved plus Pending plus
Development Buildout Scenario. Therefore, no additional analysis is required.
XVI.
Utilities and Service Systems: These items resulting from development of the Greenbriar site
were adequately addressed in the EDEIR and MND. The extension of water, electrical and natural
gas lines into the Eastern Dublin Specific Plan area has been determined by the Eastern Dublin
EIR to be a significant growth-inducing impact and, therefore, was included within the Statement
of Overriding Considerations as an unavoidable adverse effect of the project. No additional units
or development is proposed from what was previously analyzed in the EDEIR and MND.
Therefore, no additional analysis is required.
25
STATEMENT OF OVERRIDING CONSIDERATIONS
1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City of Dublin
adopted a Statement of Overriding Considerations for those impacts identified in the Eastern
Dublin EIR as significant and unavoidable. (Resolution 53-93, May 10, 1993.) The City Council
carefully considered each impact in its decision to approve urbanization of Eastern Dublin through
approval of the Eastern Dublin General Plan Amendment and Specific Plan project. The City
Council is currently considering the Greenbriar Phase III project in Eastern Dublin. The City
previously approved residential development through a Planned Development Rezoning/Stage 1
Development Plan for 445 homes on the 64.39 acre Greenbriar property to be developed in five
phases. The City approved a Mitigated Negative Declaration (MND) analyzing development of the
entire 64.35 acre site, and identifying site-specific impacts and mitigation measures. Phases I and
II of the Greenbriar development are under construction. The current project proposes to amend
the Stage 1 Development Plan to shift 85 units from Phase III to future Phase IV. The current
project also includes a Stage 2 Development Plan for Phases III and V, as well as a Vesting
Tentative Tract Map for Phase III and Site Development Review for Phases Ill and V. The current
proposals are collectively referred to as "the Project". The Project is consistent with the Medium
Density Residential and OPen Space land use designations for the site, as assumed in the Eastern
Dublin EIR and updated in the Greenbriar MND. The Project contains design and environmental
protection measures to implement adopted mitigation measures from the previous EIR and MND.
The City Council adopted a Statement of Overriding Considerations with the original land use
approvals for urbanization of Eastern Dublin. Pursuant to a recent court decision, the City Council
hereby adopts specific overriding considerations for the Greenbriar Project. ~ The City Council
believes that many of the unavoidable environmental effects identified in the Eastern Dublin EIR
that are applicable to the Project site will be substantially lessened by mitigation measures adopted
with the original approval, with the previous Greenbriar approvals, and by the environmental
protection measures adopted through the current Project approval and further implemented
through the related Conditions of Approval for the Project. Even with mitigation, the City Council
recognizes that the implementation of the project carries with it unavoidable adverse environmental
effects as identified in the Eastern Dublin EIR. The City Council specifically finds that to the extent
the identified adverse or potentially adverse impacts for the Greenbriar Project have not been
mitigated to acceptable levels, there are specific economic, social, environmental, land use, and
other considerations that support approval of the Project.
2, Unavoidable Significant Adverse Impacts. The following unavoidable significant
environmental impacts identified in the Eastern Dublin EIR for future development of Eastem
Dublin apply to the Greenbriar Project:
Land Use Impact 3. f/F. Cumulative Loss of Agricultural and Open Space Lands; Visual Impacts
3.8/B; and, Alteration of Rural/Open Space Character. The Project site was used as a horse ranch
and equestrian center. It currently contains a barn, smaller outbuildings, abandoned vehicles and
debris near Tassajara Creek. Considerable development has occurred south and east of the
Greenbriar Project, including Phases I and II of the Greenbriar development, but the site retains
~ "...public officials must still go on the record and explain specifically why they are approving the later project despite
its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v. California Resources
Agency 103 Cai.App. 4t~ 98,_ (2002).
670400-1 1 F-XHi~i~
some open space, rural character. The Project will preserve a substantial amount of open space
along the creek, however, future development of the Project site will contribute to the cumulative
loss of open space land.
Traffic and Circulation Impacts 3.3/B, 3.3/E. 1-580 Freeway, Cumulative Freeway Impacts: A
Traffic Study prepared for the Project 'examined proposed site-specific traffic improvements and the
effect of shifting units from Phase III to Phase IV. The study concluded that the Project does not
result in significant changes from the Eastern Dublin EIR and Mitigated Negative Declaration
analyses. That is, roadway improvements and Project participation in the City's Traffic Impact Fee
program will avoid the Project's site specific impacts, however, development of the Project will
incrementally contribute to the unavoidable freeway impacts.
Community Services and Facilities Impact 3.4/Q. Demand for Utility Extensions; 3.4/S,
Consumption of Non-Renewable Natural Resources and Sewer, Water; and Storm Drainage
Impact 3.5/F, H, U. Increases in Energy Usage Through Increased Water Treatment, Disposal and
Operation of Water Distribution System: Future development of the Greenbriar Projectwill
contribute to increased energy consumption and utility extensions on undeveloped lands.
Soils, Geology, and Seismicity Impact 3.6/B. Earthquake Ground Shaking, Primary Effects: Even
with seismic design~ future development of the Greenbriar Project could be subject to damage from
large earthquakes, much like the rest of the Eastern Dublin planning area.
Air Quality Impacts 3.11IA, B, C, and E: Future development of the Greenbriar Project will
contribute to cumUlative dust deposition, construction equipment emissions, mobile and stationary
source emissions.
3. Overriding Considerations. The citY Council 'previouslY balanced the benefits of the Eastem
Dublin project approvals against the significant and potentially significant adverse impacts
identified in the Eastern Dublin EIR. The City Council now balances those unavoidable impacts
that apply to future development on the Greenbriar Project site against its benefits, and hereby
determines that such unavoidable impacts are outweighed by the benefits of the Greenbriar Project
as further set forth below.
The Greenbriar Project clusters development in a relatively unconstrained portion.of the site whose
future development would further the urbanization of Eastern Dublin as planned through the
comprehensive framework established in the original Eastern Dublin approvals and the previous
Greenbriar approvals. Future development would provide planned housing while retaining
important open space and visual qualities in the Tassajara Creek buffer area, as well as providing
both regional and local trails. The Project would provide the potential for 109 new homes, as well
as construction jobs, in an area near transit facilities, Schools, and proposed parks. The Project is
also convenient to existing and future housing in Dublin, will provide 8 affordable housing units and
pay in-lieu fees for 6 other units of housing, and could substantially increase property tax revenues.
670400-1 2
ORDINANCE NO.
-O3
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE
PROPERTY TO A PLANNED DEVELOPMENT (PD) ZONING DISTRICT AND APPROVING
A RELATED STAGE 1 DEVELOPMENT PLAN AMENDMENT AND STAGE 2
DEVELOPMENT PLAN FOR APPROXIMATELY 64.39 ACRES WEST OF TASSAJARA
ROAD NORTH OF THE CASTERSON PROPERTY
PA02-048
The Dublin City Council does ordain as follows:
SECTION 1.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following property ('the Property") to a Planned Development (PD) Zoning
District:
Approximately 64.39 acres on the west side of Tassajara Road, north of the Casterson
development in the Eastern Dublin Specific Plan area, known as the Yarra Yarra Ranch
and more specifically described as Tract 7075 Lots 1 through 131, Parcels A through K.
A map of the rezoning area is shown below:
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the amended Stage 1 Development Plan transferring units from Phase III to Phase IV and the
Stage 2 Development Plan for Phases III and V, (Exhibit(s) A-1 and A-2) which are hereby approved.
Any amendments to Stage 1 or Stage 2 Development Plans shall be in accordance with section 8.32.080
of the Dublin Municipal Code or its successors.
Attachment 2
SECTION 3.
Except as provided in the Stage 1 Development Plan, as amended, for the entire Greenbriar
Tassajara Creek residential project and the Stage 2 Development Plan for Phases III and V, the use,
development, improvement and maintenance of the Property shall be governed by the provisions of the
Dublin Zoning Ordinance.
SECTION 4.
This Ordinance shall take effect and be enforced thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause this 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.
PASSEDAND ADOPTED by the City Council of the City of Dublin this 18th day of November, 2003, by
the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
Approved as to form:
City AttorneY
STAGE 1 DEVELOPMENT PLAN FOR PHASES I-V
STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR PHASE I
PLANNED DEVELOPMENT REZONE (PA 98-062)
GREENBRIAR LAND COMPANY TASSAJARA CREEK Tract 7075
As Amended by PA 02-048
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Ordinance for the Greenbriar Land
Company Tassajara Creek development located on Yarra Yarra Ranch on the west side of Tassajara
Road, north of the Casterson Development. The Development Plan consists of:
A Stage 1 Development Plan.for the entire development, Phases I-V, as amended by PA 02-048.
A Stage 1 and 2 Development Plan for Phase 1
The Stage 1 Development Plan meets the requirements of Section 8.32.040.A of the Zoning
Ordinance and consists of the following:
2.
3.
4.
6.
7.
8.
Statement of proposed uses.
Interim uses.
Stage 1 Site Plan.
Site area, proposed densities and phasing plan.
Master Neighborhood Landscaping Plan.
General Plan and Specific Plan consistency.
Inclusionary Zoning Regulations.
Aerial Photo.
The Stage 1 and 2 Development Plan for Phase I meets the requirements of Section 8.32.040.B of the
Zoning Ordinance and consists of the following:
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Statement of compatibility with the Stage 1 Development Plan.
Statement of proposed uses.
Stage 1 and 2 Site Plan.
Site area, proposed densities and Phasing plan.
Development regulations.
Architectural standards.
Preliminary Landscaping Plan.
Dublin Zoning Ordinance - Applicable Requirements.
School Mitigation Agreement.
Creek improvements.
Compliance with PUD plans
EXHIBIT A-1 TO ATTACHMENT 2
STAGE 1 DEVELOPMENT PLAN (AS AMENDED BY PA 02'048)
1. Statement of proposed uses.
A. PD - Medium Density Residential
Permitted Uses:
Phases 1, 2, 4 and 5
a. Single-family dwellings.
Phase 3- and 4
a. Single-family dwellings.
b. Multi-family dwellings.
Conditional Uses:
Phases 1, 2, 4 and 5. As provided for in the regulations and
procedures of the R-1 Zoning District.
Phase 3. As determined by Stage 1 and 2 Development Plan at a
later date.
Accessory Uses:
Phases 1- 5. As provided for in the regulations and procedures of the Zoning
Ordinance.
B. PD - Open SPace
No land uses are permitted in open space parcels designated on the Site Plan and related Tentative
Map other than a private water well, a sewer siphon in Phase III, a publiC trail, a maintenance
road and any maintenance activities necessary for the private water well, sewer siphon, public
trail, creek or maintenance road. Two bridges may cross the creek but must span any areas
designated open space. Two outfalls may be constructed within the creek setback.
2. Interim Uses
Lot 129. The Interim Use for Lot 129, approximately 10 acres in the far northeastern comer of the
subject property, shall consist of an equestrian center use including a large covered arena with
stalls, several barns, a single family residence, up to two accessory living units for ranch-related
workers no larger than 1.500 square feet in size, and several other structures such as barns, sheds,
and storage units. The future use for this 10-acre parcel shall be Medium Density Residential
with up to 7-9 164 units of density. Should the owner of this 1 O-acre equestrian facility wish to
develop the property in the future, a maximum of 7-9 164 units will be permitted on the property.
Lot 131. Lot 131 is a two-acre parcel at the northwestern comer of the subject property. The
allowed use shall consist of a single family home with up to two accessory living units for ranch-
related workers no larger than 1,500 square feet in size. The accessory living units may only be
constructed by the original owner, Mrs. Marjorie Koller. If the accessory living units are not
o
constructed by Mrs. Marjorie Koller, they cannot be constructed by any subsequent owner. The
accessory living units may not be sold separately from the main dwelling unit on Lot 131.
Allowed use for this lot will also include accessory structures such as sheds and stOrage units as
regulated by the Zoning Ordinance. Should the owner of Lot 129 131 wish to develop this
property in the furore, a maximum of one unit will be permitted on the property.
Stage 1 Site Plan. The Stage 1 Site Plan consists of Sheet PUD 4 of 17 of the project plans dated
received September 2, 1999 (hereafter, project plans), as revised by Sheet 3 of Planned
Development Plans dated "received October 10, 2003" for PA 02-048.
Site area, proposed densities and phasing plan.
PHASE NO. LOT/ MAXIMUM NO. OPEN ACRES DU'S PD
PARCEL DWELLINGS SPACE /AC STAGE
PARCEL NO.
BY PHASE
1 1~126, A 126 C 18.85 6.68 1 and2
2 127 & 128 46 D, E 6.47 7.11 1
B,G,H
3 130, J, K ~ 108 F 16.19 ~ ~?~-.~ 1
6.67
4 129, 1 -g¢ (+2 ACC. DU's) 10 gd3 1
164 164
5 131 1 (+2 ACC. DU's) 2 .5 1_
OPEN SPACE C 0 4.53 1 and 2
OPEN SPACE D, E, F, 0 6.35 1
TOTAL ' 445 64.39 6.91
o
4
Master Neighborhood Landscaping Plan. PUD Sheets 14 through 16 of 17 of the project plans
constitute the Master Neighborhood Landscaping Plan.
General Plan and Specific Plan consistency. The proposed Stage 1 Development Plan is
consistent with all elements and policies of the Dublin General Plan and the Eastern Dublin
Specific Plan. The project is within, and consistent with, the density range of the Medium
Density Residential designation of both the City of Dublin General Plan Land Use Element and
Eastern Dublin Specific Plan (as amended). The project conforms to the elements and policies of
those plans through the provision of: A) Archaeological and historic protection, erosion and siltation
control policies, open space and wildlife habitat protection required bythe Land Use, Parks and Open
Space and Conservation Elements. B) Roadways that are consistent with the Circulation Element. C)
Adequate public facilities as required by the Schools, Public Lands and Utilities Element. D) Housing
as desired by the Housing Element. E) Safe design as required by the Seismic Safety and Safety
Element.
Inclusionary ZOning Regulations.
In accordance with the Inclusionary Zoning Regulations, the Applicant shall be required to provide
5% of all housing to be affordable to those of very low, low and moderate incomes or pay an in-lieu
fee in the amount and at the times set forth in City Council Resolution 57-97, or other resolution
revising the in-lieu fee proVisions. The Applicant will not be building any affordable un/ts and has
elected to comply with the Inclusionary Zoning Regulations by entering into an Affordable Housing
Agreement with the City and by paying in-lieu fees.
8. Aerial Photo.
The aerial photo is as shown on PUD Sheet 2 of 17 of the project plans.
[Note: PA 02-048 amends only the Stage 1 Development Plan for the entire development. It does not change
the Stage 1 and 2 Development Plan for Phase 1 so that portion of the original development plan approval is
not set forth in this ordinance amendment but continues to remain in effect as originally adopted.]
G:pa98062/Development Plan Revised
EXHIBIT A-2
PLANNED DEVELOPMENT REZONING
STAGE 2 DEVELOPMENT PLAN
GREENBRIAR HOMES COMMUNITIES/TASSAJARA CREEK
(YARRA YARRA RANCH)
FOR PHASES III AND V
(PA 02-048)
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Phases III and V
of the Greenbriar Homes Communities/Tassajara Creek (Yarra Yarra Ranch) project, generally located in
on the west side of Tassajara Road to the north of the Casterson property and east of Camp Parks. The
project site encompasses 22.3 acres located west of Tassajara Creek of property owned by Marjorie
Koller, (Yarra Yarra Ranch) within the Eastern Dublin Specific Plan area (APNs: 986-0029-001, -002, -
004, and-005, and Lot 13 i of Tract Map 7075). This Development Plan meets all of the requirements for
the Stage 2 review of the project.
This Development Plan also includes the Aerial Photo, Stage 2 Site Plan, Preliminary Landscape Plan,
Land Use Summary Table, Typical Street Sections, Preliminary Grading and Utility Plan, Erosion Control
Plan, and Floor Plan and Elevations, consisting of sheets dated "received October 10, 2003," labeled
Exhibit A-2 to the Ordinance approving this Development Plan (City Council Ordinance No. 03 - ),
and on file in the Planning Division of the Community Development Department. The Planned
Development Zoning District allows the flexibility needed to encourage innovative development while
ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan,
and provisions of Section 8.32 of the Zoning Ordinance are satisfied.
The Development Plan consists of:
A Stage 2 Development Plan for Phases HI and V of the property known as the Greenbriar
Tassajara Creek Project (Yarra Yarra Ranch), consisting of approximately 22.03 acres.
The Stage 2 Development Plan meets the requirements of Section 8.32.040.B of the Zoning Ordinance
and consists of the following:
2.
3.
4.
5.
6.
8.
9.
10.
11.
12.
Statement of compatibility with the Stage 1 Development Plan.
Statement of permitted uses.
Stage 2 Site Plan.
Site area, proposed densities.
Development regulations.
Phasing Plan.
Dublin Zoning Ordinance - Applicable Requirements
Lot Coverage.
Architectural Standards.
Preliminary Landscaping Plan.
Inclusionary Housing Provisions.
School Mitigation Agreement.
EXHIBIT A-2 TO ATTACHMENT 2
13.
14.
Creek Improvements.
Consistency with PD Plans.
STAGE 2 DEVELOPMENT PLAN
Compatibility with the Stage 1 Development Plan & Zoning: This PD Planned Development
Zoning District is to provide for and regulate the development of the Greenbriar Homes
Communities/Tassajara Creek Phases 1II and V (Yarra Yarra Ranch Properties) as shown on this
Exhibit A-2 (General Plan land use designations include: Single Family Residential and Medium
Density Residential), and is compatible with the residential and open space land uses in .the
approved Stage 1 Development Plan as amended by PA 02-048. This Stage 2 Development Plan
does not address the remaining 10 acres of Yarra Yarra Ranch properties to the east of Tassajara
Creek, and identified as Phase IV, Future Medium Density Residential in the Stage 1
Development Plan approved as part of PA 02-048. When an actual development is proposed for
the 1 O-acre property in the future, approval of a PD Rezoning and Stage 2 Development Plan, and
possibly additional environmental review, for that project will be required prior to
development/construction.
2. Statement of Permitted Uses: The following are uses permitted for this site:
PD Single Family Residential (Phase V/Lot 131 of Tract 7075)
Intent: The Single Family land use designation is established to provide for the development
of a 2-acre lot estate unit in the northwest comer of the property.
Permitted Uses:
Per the R-1 Zoning District
Conditional Uses:
Per the R-1 Zoning District
/lccessory Uses:
All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning
Ordinance
B) PD Medium Density Residential (Phase III)
Intent:
Medium Density land use designations are established to: a) reserve appropriately
located areas for family living in a variety of types of dwellings at a reasonable range
of population densities consistent with sound standards of public health and safety; b)
preserve as many as possible of the desirable characteristics of the one-family
residential district while permitting higher population densities; c) ensure adequate
light, air, privacy and open space for each dwelling unit; d) minimize traffic
congestion and avoid the overloading of utilities by preventing the construction of
buildings of excessive size in relation to the land around them; e) provide necessary
space for off-street parking' of automobiles and, where appropriate, for off-street
2
loading of trucks; and f) protect residential properties from the hazards, noise and
congestion created by commercial and industrial traffic.'
Permitted Uses:
Per the R-1 Zoning District
Conditional Uses:
Per the R-1 Zoning District
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning
Ordinance.
D) PD Private Open Space (Phase III, Phase V)
Intent: To provide private Open space for visual quality of the community, enhanced views and
areas for wildlife habitat and migration.
Permitted Uses:. Approximately 11.5 acres of the site lying west of Tassajara Creek shall
remain as open space with no development in that area other than a private water well, a sewer
siphon, a public trail, a maintenance road and any maintenance activities necessary for the
private water well, sewer siphon, bioswale, public trail, creek or maintenance road. Two
bridges may cross the creek but must span any areas designated open space, such that all of
each bridge structure is beyond the creek top-of-bank, consistent with the approved Stage 1
Development Plan. One outfall may be constructed within the creek setback, as shown on the
Stage 2 Site Plan, Sheet 4 of the Project Plans.
Stage 2 Site Plan: The Stage 2 Development Site Plan consists of Sheets 3 and 4 of the Project
Plans in Attachment 3, dated "received October 10, 2003" (hereafter, Project Plans).
Site area, maximum densities. Site consists of 22.3 acres of land on the west side of Tassajara
Creek in the property known as the Yarra Yarra Ranch. See attached Project Plans, Sheet 4 for
Land Use Summary. Maximum densities for Phases IH and V are as shown on Sheet 3 of the
Project Plans. On designated Open Space lands where no structures are permitted other than those
described in #2 above, residential densities are not to be established and the only improvements
and construction permitted are shown on the Site Plan, Sheet 4 of the Project Plans.
Development Regulations. Residential development regulations have been established to ensure
that the proposed buildings and site plan achieve the desired design character and development
quality. The regulations set forth the minimum requirements necessary for planning of the
property. Refer to the City of Dublin Zoning Ordinance for any regulations not specified below.
Single Family Paseo/Cluster Homes (Phase III)
Lot Size:
1,610 square feet minimum
3
Front yard Setbacks:
A. Front paseo wall
B. Front of house
4' minimum from center of paseo walk
8' minimum from center ofpaseo walk
Note: Sectional garage doors with automatic openers are required for all residences.
Side Yard Setbacks:
3' minimum
Side Yard Setback for Street Side Corner Lot:
5' minimum
Building Separation:
7' minimum
Rear Yard Setbacks:
5' minimum
Building Height:
37' maximum, 3 stories
Architectural Projections:
Eaves, fireplaces, niches, bay windows, cantilevered floor
area (balconies, second floor overhangs, etc.), porches, utility
boxes, turrets, other architectural projections and air
conditioning equipment may project into one required side
yard, but not closer than 1' from the property line.
Parking/Garages:
Each unit shall be provided with a two-car garage and one
guest parking space. Guest parking may be located on-
street or in specifically designated guest parking areas.
Single Family Attached Townhomes (Phase III)
Lot Size:
1,280 square feet minimum
Front Yard Setbacks:
14 from property line
Note: Sectional garage doors with automatic openers are required for all residences.
Side Yard Setbacks:
0
Side Yard Setback for Street Side Corner Lot:
5' minimum
Building Separation:
0' between each townhome unit in building cluster;
minimum 7 ft. separation to other buildings.
Rear Yard Setbacks:
7.5' minimum
Building Height:
37' maximum, 2 stories
Architectural Projections:
Parking/Garages:
Eaves, fireplaces, niches, bay windows, cantilevered floor
area (balconies, second floor overhangs, etc.), porches, utility
boxes, turrets, other architectural projections and air
conditioning equipment may project into required one side
yard, but not closer than 1' from the property line.
Each unit shall be provided with a single-car garage, one
designated open parking space and one guest parking
space. Guest parking may be located on-street or in
specifically designated guest parking areas.
Single Family Estate Home (Phase V/Lot 131 of Tract 7075)
Lot Size: 2 acre minimum
Front Yard Setback: 20 ft. minimum
Side Yard Setbacks:
Building Separation:
Rear Yard Setbacks:
Building Height:
Architectural Projections:
Parking/Garages:
20 ft minimum adjacent to East Bay Regional Park District
lands; otherwise, 10 ft. minimum
7' minimum
20' minimum
35' maximum, 2 stories
Eaves, fireplaces, niches, bay windows, cantilevered floor
area (balconies, second floor overhangs, etc.), porches, utility
boxes, turrets, other architectural projections and air
conditioning equipment may project up to 3 ft. into required
yard.
One two-car garage minimum and one guest parking
space. Guest parking may be within the driveway or in
specifically designated guest parking areas.
J
Phasing Plan: Phases III and V will be developed in one construction phase.
Dublin Zoning Ordinance - Applicable Requirements. Except as specifically modified by the
provisions of this Planned Development District Rezoning/Development Plan, all applicable
general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land
uses designated in this Planned Development District Rezoning.
Lot Coverage. The allowable maximum lot coverage shall be 45% for the Phase V single-family
residential dwelling. The allowable maximum lot coverage shall be 55% for Phase III medium
10.
11.
12.
13.
14.
density single family cluster and townhome dwelling units.
Architectural Standards. See attached Floor Plans and Elevations, Architectural Plans Sheets 1
through 16, contained in Attachment 3. Any modifications to the project design shall be
substantially consistent with these plans and of equal or superior materials and design-quality.
Landscaping Plan. Refer to Project Plans, Sheets L-1 through L-4, Preliminary Landscaping
Plan and Details. All Project landscaping, monumentation and entry signs shall conform to the
Preliminary Landscaping Plans and Details of the Project Plans, except as required to be enhanced
by conditions of approval of the Vesting Tentative Map 7414. A Final Landscaping Plan will be
required to be submitted and approved prior to building permit issuance.
Inclusionary Zoning Ordinance. To satisfy the City's Inclusionary Zoning Ordinance (Dublin
Municipal Code Chapter 8.68) and any amendments thereto, for Phases III and V, 12.5°/% or 14
dwelling units in the project must be Inclusionary units in accordance with the regulations of the
Ordinance. The Applicant/Developer shall construct at least 7.5% of the Inclusionary units in the
project, or 8 units, in Phase 1II, and designate those units as for-sale ("ownership") Inclusionary
units affordable to very low-, low-, and moderate-income households, and shall enter into an
agreement with the City to impose appropriate resale controls and rental restrictions on the units.
In addition, Applicant/Developer shall pay per-unit "in lieu" fees fOr each remaining Inclusionary
unit, or 6 units, required to meet the City's Inclusionary Ordinance standard of affordable units at
the time and in the amount set forth in the in-lieu fee resolution in effect at the time of issuance of
the building permit.
School Mitigation Agreement: Prior to the effective date of any tentative map approval, the
developer shall enter into a written school mitigation agreement with the Dublin Unified School
District. The mitigation agreement shall establish the level of mitigation necessary, the amount of
any school impact fees, the time of payment of any such fees and shall address such similar
matters to ensure that the impacts of the project on schools are satisfactorily mitigated.
Creek Improvements: Creek improvements shall be completed as part of Phase m and V prior to
the occupancy of any dwelling units.
Compliance with PD Plans: The project shall substantially comply with the project plans and
details shown in Attachment 3 of the Ordinance approving this Development Plan (City. Council
Ordinance 03- ), except as modified herein or by conditions of approval of the Vesting
Tentative Map 7414 for Phase III and/or Site Development Reviews for Phases III or V.
G:~PA#X2002\02-024\Stage 2 Development Plan
PLANNED UNIT DEVELOPMENT &
VEST1NG TENTATIVE MAP - TRACT 7414
Tassajara Creek III
OCTOBER, 2003
For GREENBRIAR HOMES COMMUNITIES, INC.
DUBLIN, CALIFORNIA
RECEIVED
OCT 1 0 ZOO3
ATTACHMENT
TASSAJARA CREEK III
PLANNED UNIT DEVELOPMENT -
VESTING TENTATIVE MAP - TRACT 7414
OCTOBER, 2003
OWNERS:
THE MARJORIE R. KOLLER 1993 LIVING TRUST
5760 DALTON CREEK WAY
PLEASANTON, CA 94566
APPLICANT:
GHC INVESTMENTS, LLC
43160 OSGOOD ROAD
FREMONT, CA 94539
(510) 497-8200
CONTACT: KATJA KAMANGAR
PLANNERS & CIVIL ENGINEERS:
RUGGERI - JENSEN- AZAR & ASSOCIATES
660I OWNS DRIVE, SUITE 155
PLEASANTON, CA 94588
(925) 227-9100
LANDSCAPE ARCHITECT
THE GUZZARDO PARTNERSHIP, INC.
836 MONTGOMERY STREET
SAN FRANCISCO, CA 94133
(415) 433-4672
ARCHITECT:
DAHLIN GROUP
267 t CROW CANYON ROAD
SAN RAMON, CA 94583
(925) 837-8286
TABLE OF CONTENTS
· Vicinity Map
· Aerial Photo
· Stage 1 Site Plan
· Stage 2 Site Plan
· Parking Plan
· Open Space Ownership & Maintenance Responsibilities Exhibit
· Vesting Tentative Map
Cover Sheet
Typical Sections & Details
Grading, Erosion Control & Utility Plan
Street Lighting Plan - Details
° Landscape & Restoration Plans
Conceptual Landscape Plan
Typical Cluster Front Yard Landscape
· Architecture (Floor Plans, Roof Plan & Elevations)
Single Family Cluster Homes
Plan 1
Plan 2
Plan 3
Traditional Single Family (50' x 80' Lots)
Plan 4
Townhomes (BMR)
Apartments (BMR)
TASSAJARA ROAD
VICINITY MAP
TASSAJARA CREEK
TRACT 7414
DUBLIN, CALIFORNIA
JOB NO.: 961121
SCALE: NOT TO SCALE
DATE: NOVEMBER 7, 2002
II!
ug~eri -
ensen -
JAzar &
Associates
VICINITY MAP
PLANNED
TRAOT 7414-
CITY OF DUBLIN,
A PLANNED COMMUNITY BY
UNIT DEVELOPMENT
TASSAJARA CREEK
ALAMEDA COUNTY, CALIFORNIA
GREENBRIAR HOMES COMMUNITIES, INC.
!11
AIANEDA COUN'TY
1
1
TABBA ARA ROAD
LOCATION MAP
SHEET iNDEX
2, AEF~AL PHOTO
3~ STAGE 1 -- Bil~ PLAN
4. STA~E 2 - SFTE PI. AN
5. PN;{KING PLAN
6. OPEN SPACE ,Og~F-RS~IP AND
M/dN3ENANCE RESi°O~,I~BIU'DES EXHIBIT
7. OPE~ SPACE ~ FIRE M.a,NAGC'ME~T PLAN
8. FENCE LOCA~ON E'XH~BIT
TENTATIVE MAP
9. CCtv'~R SHEET
10.T~'PICAL 'SECll0t,~ AND DETAILS
'11. G~ADING AND U*~UTY PI.~N
'13. SEViER ~P~ON/OU'TFALL PI.,,M~ & DETAJL
'14. ~ PRESERVA'D0~ AND REMOVAL PLAN
STREETLIGHT PLANS
LANDSCAPE PLANS
ARCHITECTURAL PLANS
ensen -
r ~. Associates
~ U~E 8~ididARY: ~ ~
Me~lum Dono]ty Roe~0fltlsI 4e.43 44~ 0.68
Open 8p8~0 17.47 0 0
Torsi ~$~90 44~ 6~96 EXL~ Ac
¥101NIT¥ ~
ALAMEDA COUNTY
.4.05 A,gfe8
TASSAJAR A ROAD
4.48 A~e8
0,90 Acm8
~ U~e: Hor~ 8tat:~,,'lald~g Aeledemy/81ngle Fa~ly
Undml~g U~ Future Me~
Ai~orov~ M~x '~ U~lt~
Pro~o~e~ M~x 164 U~t=
10.00
,.~ STAGE I - 81TE PLAN
o. -o~.,~,,~ TRACT 7414 - TASSAJARA CREEK III
HS,.~IA - Horee 8/able I Riding Acsdemy' CITY OF DUBIJN, ALAMEDA COUNTY, CALFORNIA
GBAPHIC SCALE
ensen -
a. Assodates
PARCEL D
PARCEL
Land Use Summa~
land U~ Units Hat AC % AC
Residential ~evelopment Regulations
LEGEND:
mmm
C:~EEK ~ UNE
IND~CA'I~S 2H~ FLOOR OEO(.
OldER END UMTS .HA'~: MNDOW SEATS.
~ AROHI~CI""URAL PLAN~ FOR D~TAL5
PARCEL E
STAGE 2 - SITE PLAN
TRACT 7414 - TASSAJARA CREEK III
CITY OF D~.IN, ALAMEDA COUNTY, CAUFOFA~A
r & Assodat~s
55
PARCEL
GRAPHIC SCALE
PARCEL C
PARCEL C t/
TRACT 7075 X ////
PARCEL H
...... >" .~,~' '....<: ......
TRACT 7075
ALAMEDA
COUNTY
PARCEL E
TRACT 7O75
LEGEND:
~ p.a~K1NG ST,M.L
[3~D~,P.,A'I[D P~,IG FOR TOt~IHOMES
(NOT ~ I~ 6t.lES~ P.,~Q, IG COUFII~
Total C,,~uest Parking · 109
Total NO. of Unite · 108
Guest Parking Ratio · 1.01 spaee$/u~tt
KOLLER
GUEST PARKING PLAN
TRACT 7414 - TASSAJARA CREEK ill
CITY OF D~BLIN, ALAMEDA CO~JNTY, CALIFORNIA
ADAMS
GRAPHIC
PARCEL C
TPJNCT 7075
/.... _,.~ '..,",, ~-)...~ ?A,~CEL D
"'"" 4'~ '..,<~ .......... /....'/ ~'~%..~, T~-.ACT 7075
%'% //' 2' ~ ~.?.~ ~.~
PARCEL D DETAIL
ALAMEDA
COUNTY
PARC~'L E
.~-- -~ TEACT 7075
OPEN SPACE OWNERSHIP &
MAINTENANCE RESPONSIBILITIES EXHIBIT
TRACT 7414 - TASSAJARA CREEK III
CITY OF DIJB~.IN, ALAMEDA COUNTY, C.kI..~ORNIA
LEGEND:
ADAMS
I
KOLLER
LEGEND:
· U~T SUBJECT TO OPEN 8PACE INTERFACE
RE'~t. ILATION8
UMT SUBJECT TO I'EFIITA~E TRm= RE~I.g-ATIO~
0 3 8TORY UM;T ~RE~IARE8 SPRINKLER)
.. ~- ..... EX]STINGi TFIEE DRIPUNE
~ EXiSTINGi HERITAr~ TRE~ DP~Fq. JNE
o4,
OPEN SPACE WILD FIRE MANAGEMENT PLAN
TRACT 7414 - TASSAJARA CREEK III
CITY OF D~LIN, ALAMEDA COUP, CAUFORMA
PARCEL C
TRACT 7075
K 0 LLE R
PAR~L D
& 4 - T~ 7075
c~e~ ....... ~
FENCE LOCATION EXHIBIT
TRACT 7414 - TA$SAJARA CREEK III
crrY OF DU~LI, J, ALAMEDA COUNTY, 0AUFOFII~A
lAZar ~. A~oc~es
BENCHMARK
..,,z:.:__~.-~,~.~.=~-~ VESTING TENTATIVE MAP
TRACT 7414 - TASSAJARA CREEK III
CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA
~,, ~, ~ VICINITY MAP
A~EDA COU~Y
..... ~~-~ ~ ~~~ 8"EET I"OEX
~ ..... ..~~ ~* .... ,.: .... ~... ..-_ ~: _..~ ..-.: , ,.'~ ~ , .
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~ ~~-~ = ~L;T ~.T COmROL
//
LOT
~.<,,
OUTFALL 8, SEWER SIPHON
OUTFALL DETAIL
./
/ o 4
SECTION A-A
SECTION C-C
ELECTROUER NOTES:
ALL MATERIAL AND ~i~(MANSHIP S~ALL ~LLY ODNFORM
THE SPEORCAflONS O~ THE OTY OF DU~JN.
[LECfl~OUBRS ARE TO B~ LOCAID NO CLOSER THAN 3' FROM
THE RI}GE OF OR~E1NAys OR 5' F~O~ HYDRANTS~
3. qT IS I~E RES~ONSB~JIY OF THE ELECJRICAL CORTRACTOR TO
INSTALL UNDERG~D BERNICE [ROM THE ELECTRBEER TO
P.G. & E. SER~BE BOX AND TER~NA~E CONDUIT
BOX AS I}I~ECI~D BY P.O. & E
4. CO~JlT AND Hl-~N~S mALL BE ~J.L APPROVED. CCI~OUJT 8BEOW
mAO~ SH~ BE MIN~UM 1-t/2" ~LE ,KI P,¥~C. Lm,O.N. MIN~
~BUS BENOS mALL 8E 18'~ UBE Bl~ STOEL
FOR ABO",'E moROUND msT~n~s AMD FOLINDAIIONS- (FmoR
,OGN[iRIIT DEPIlf REFER TO OTY DEl'AILS).
§. CAI]~E TO BE A.W.E NOMBER B~ (OR LARGER AS HOLED) 7 -
~R;a~]' COR'P~, ~ THHN OR .~°F~O~EO EQUAL.
ORCtJlTS '~qTH ~ 0~ MORE BEEDTROUERS SHALL BE ~RED TO
8~I..ANCE THE LOAD. [SEE ~4R1NC BAORAN.)
7. ,IUNCD3N 80~S SH~ MEET THE REOUlIRE},qENFFS iFm3~ STATE
NUI¢~ER ~ !/2 PtlLL BOX m~ll-I eON'ERS. CO~ERS 10 BE I~,~RKED,
'$~ET L~CHllN~ AND BECUR~ ~lN BRASS F~OL~ DO~A~4 BBETS.
8. FUBE EACH POLE ~TH WATER PROOF IN-LmNE 8~EAK AWAY
F~S~ BOU)ERS AND AT EACH ADJACENT ~NCTtm3N
9. ALL S~S SHALL BE MADE Jl HANOHOLES OR ~JNC~Otl BOXES
ONE¥. ALL Si>USES MUST BE P~R CAL-11~ANS SECtiON 86.
10. CONTRACTOR TO PLAC~ POLE NLNBE~S ON AU_ STREET LIGHT
STANDARBS. ALL NOMRERS ~E TO BE tN ACCOROANBE ~IH
P.O. ~ E. & LOCAL ST~ARDS~
SYMBOL UST
P.G. & E SER~CE PO~MT (SECONDARY BO:(]
EX~llHG ELECTRBEIE'R
PROPOSED 017 STANDARD ELEC'BE~OUER
70~ HPS, ~20V
*OOW ~ 120v
PR,ORCC;j~ U~lEO BOU.AR9
70W HPS, 12~¥ {SEE ~BEE BE3)
itl I/2 ORUCE ~x w/ ~ROUN~) WlRE& FUSE KIT
~ ~/2 S~UCE ~0× ~/ mOUND ROg ~ FUSE ~T
~ 1/2 ~ Box
PO~E NUMBER
FIRE H~R~T
~S~ ~-~ ~ AP~O~ E~AL
IRRI~A~ ~N~
PUB'/PRIV~1
PUBLIC/PRIVATE LIGHTING:
P.O. & E. RATE SCHEDULE: LS-2A
iNSTALL IN JOINT TRENCH: ~
INSTALL iN SEPARATE TRENCH:
CITY PERMIT REQUIRED: ~
TYPICAL S~Jl;~ UGHT
CONOUIT ROUllNO
DECORATIVE SASE
SEE PLANS 2" MAX
4, 5/4" x 50"
ANCNOR BOLTS
1/2" S~ 40
~R~ IN FOUNDATION)
18' MIN RADIUS
WIRE
ATTACH TO GRND STUD
CLASS 'A'
POST TOP ELECTROLtER BASE DETAIL
HINGED SOUD (CLOSED) OR CLEAR (OPEN) CAST ALUMINUM
CANOPY WITH ACrYLiC PANELS PER DESf~N NO,
(POLYCAR~ONATE PANELS OPTIONAL) ANO
INTERNAL SPECU~ REJECTOR. ~ QUICK ELECTR$CAL DISCONNECT,
~ ~OGUL ~E ~UPHOLOER ANO
~ ~ ACTIVATED CHARCOAL FILTER.
-- ~ I
3 5/8 LO. I ! / PER DESIGN NO.
OPTIONAL PHOTO ELECTRtC CONTROL
WITH QUICK ELECTRICAL DISCONNECT
SEE DWG. NL56~-¢-~ FOR O~lG~ NO.S
A~O EP[CIF~CATIO~ OF ELECTRICAL OATA
TYPE 15
TYPE 22
ELFYATION
TYPE 2'~ BRIDGE MOUNTED
t/4
,~m 1/4" · 0'-5"
EN~SE PLATE
CALTRANS
LIGHTING STANDARDS
TYPES 15, 21 AND 22
ES-BB
~ 5 ti2' 0. O. X 2 1/2~ ~FN. PROJECTION TENON
MOIJNT~NG HEIGHT 14'-0"
[
VIE~
A [ ~2'-6" 4..87"I
ACROSS FLATS
I
I
REVISIONS
/~4 LUGS @ 90"
F2'- ~ 6" BOLT CIRCLE
RANGE
45°
!
UNION METAL
OA~E ~/i~/~ N877-41-A$
CHECKED RAP ~,
z
SHEET
SL1
OF ;3 SHEETS
pG2-154 I~T[ LAST ~ 9-4-03
I
LAST ~JEFIt.u: g--4-03 RO~
pARcEL G
P R E k I----~A RY
ELECTROLIER LOCATIONS
DI~,3~3/A/AO,,'T'--2,B/E./28W PLC-- 2~./GX~.2D--.3
HADCO DB$O BOLLARD DETAIL
Z
SHEET
SL3
OF .'3 SHEETS
~1~D2-1:54. DA'r[ ~ I~DD~"~ED: 9-4-03 ROL
~-,,~Ung Tree~ Typ.~ ~ Fe~'~ Typ,
PLANT PALETTE
/-Typ~aJ Paseo He~e
/Ok~t~ I. IHt
--I
THE
GUZT-~RDO
PARTNERSHtP INC.
Landscape Architects -Land Ptanners
~ Montgc~ne~ street
San Francisco, CA 94133
T415 433 4672
F415 433 5~03
C,u~,eri -
~-len~n -
~ JAZar & Associates
~ T ASS AjARA
In Pt~ 1 aacl 2 .N~a~ Affeo~ed ~y
'~f~\~, ~',,~,,~ LANDSCAPE PLAN
TRACT 7414 - IASSAJARA CREEK ill
CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA
Typ.
£
£
KOLLER
Perimeter Wall Lattice Fence Paseo Wall
Project Entry: Scale: 1" = 1 O'
Lagerst~r~ I.',Tuscarora'
15 Gallon I
S~eet Tree
r ~ under pa.~eo waE<.
~~ SJ~ee~ Tre~
Sample Unit Cluster: Scale: 1 ' = 10'
LANDSCAPE PLAN ENLARGEMENTS
TRACT 7414- TASSAJARA CREEK III
CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA
~1 :[.~ '-//
"1~ ~ / /
. ~.,~~~._.~ ~. ~ ~.. ~,~,~,~' ~.
2 Rail Fence
Entry Monument
Mailbox Unit
THE
GUZZARDO
PARINERSHIP~Nc.
Landscape A~chrtec~ * Land P~anr~w~
~6 Montgomery
el~ -
ensen -
ar ~. Associates
SOMERSET LANE BRIDGE - SECTION
Scale: 1/8' = 1'-0"
SOMERSET LANE BRIDGE - SIDE ELEVATION
Scafe: 1/8" = 1'-0"
BRIDGE ELEVATIONS
TRACT 7414- TASSAJARA CREEK III
CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA
GUZZARDO
PARTNERSHIP ~NC.
~l~ze.r & Associates
Site Plan , Scale, 1' = 40'
hz~eri ~
ensen ~
ar & Associates
THE
GUZ7-~RDO
PARTNERSHIP INC.
Lar, cl~ape Aro~itects *Land PLanners
B36 bio n l~:~ne~ Street
-- I,Im~e~m~e
Local Tra~
1
-
RIPARIAN REVEGETATION 51TE PLAN
~ %
TRACT 7414 - TASSAJARA CREEK III
CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Dublin, California
CONCEPTUAL STREET SCENE
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1' 04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
Cover Sheet
DAHLIN GROUP
ARCHITECTS · PLANNERS
267 t CROW CANYON ROAD
SAN RAMON, CA 94583
www. dahlingroup.eom
HG
PLAN 3
HO
HG
PLAN 1
HG
HG
HG
II
PLAN 2
HG
HG
PLAN 1
HO
PLAN 2
HG
IIG
PLAN 3
SECOND LEVEL CLUSTER PLAN
SCALE: 1/8~ = 1'-0~
TASSAJARA III FOR:
Greenbriar Homes Communities,
Dublin, California
Inc.
PLAN 3
PLAN 1
PLAN 2
SERVICE
YARD
~¥~( PLAN_l_
mllF .... ~
"
PASSEOWAY
PLAN 3
CARRIAGE WAY
"HG" DENOTES LOCATIONS OF HIGH GLASS
SHADED AREAS ARE AREAS OF REQ'D. 1-HR
CONSTRUCTION WITHIN 3' OF THE PROP. LINE,
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1:04/04/2003
FIRST LEVEL CLUSTER PLAN
SCALE: 1/8"= V-fi'
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3' 09/12/2003
TYPICAL CLUSTER
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
SAN RAIMON, CA 94583 ~
www.dahlingroup.com
PLAN 3
PLAN I
HG ~[G
PLAN 2
TYPICAL CROSS PASSEO SECTION
SCALE: 1/$~= 1'~0''
NOTE: THIS ARCHITECTURAL SECTION IS TO
ILLUSTRATE THE CONCEPTL~AL. RELATIONSHIP
ACROSS A TYPICAL PASSEO. IT IS NOT ENTENDED TO
ENUMERATE GRADING OR DRAINAGE )Iq ANY WAY,
PLAN 1 PLAN 2 PLAN 3
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Dublin, California
"HG" DENOTES LOCATIONS OF HIGH GLASS
SHADED AREAS ARE AREAS OF REQ'D. 1-HR
CONSTRUCTION WITHIN 3' OF THE PROP. LINE.
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1:04/04/2003
THIRD LEVEL CLUSTER PLAN
SCALE:
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
TYPICAL CLUSTER
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
SAN RAIMON, CA 94583
www.dahlingroup.com
TASSAJARA III FOR:
Greenbriar Homes Communities,
Dublin, California
IBC.
CONCEPTUAL PASEO SCENE
CONCEPTUAL PASEO SCENE 2
Initial PD Submittal Set 11/0g/2002
Revised PD Submittal Set 1' 04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
DAHLIN GROUP
ARCHITECTS * PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
www.dahlingroup, eom
4
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Dublin, California
CONCEPTUAL PASEO SCENE 3
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1' 04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
www.dahlingroup.com
5
THIRD LEVEL FLOOR PLAN
SCALE: 1/4
SECOND LEVEL FLOOR PLAN
SCALE: 1/4
3r.6~
6ff'X6O' CLEAR
WORKIlqG AREA
//' [--
/
OPT. STLrDY ~
PVT. PATIO I
FIRST LEVEL FLOOR PLAN
SCALE: 1/4" = l'-O"
SHADED AREAS ARE AREAS OF REQ'D. 1-HR
CONSTRUCTION WITHIN 3' OF THE PROP. LINE.
WINDOW SEAT
DECK
END UNIT ENHANCEMENTS
SCALE: 1/4"~ P-lY'
END UNIT ENHANCEMENTS: ADD SF
SEAT: 22.00 SF
DECK 90.0 SF
AREA ANALYSIS:
FIRST FLOOR: 358.60 SF
SECOND FLOOR: 815.24 SF
THIRD FLOOR 518.19 SF
FOR THE PURPOSES OF UBC SECTION 1004~23.2
EXCEPTION 4 ONLY: THE THtRD FLOOR SQUARE
FOc,'rAGE [S 4~e&.33 AS DETERMINED BYI4UGHES
ASSOCL~IE$, INC. (SEE REPORT OF 031I 1~003)
TOTAL: 1692.03 SF
GARAGE: 45 1.00 SF
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Dublin, California
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1' 04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
PLAN 1
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
www.daMingroup.com
6
FOAM TRIM
)ECORAT1VE ~'
VINYL sh'qJTTERS
'S' CONCRETE TILE ~
ELEVATION 'A' SPANISH
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Dublin, California
' CONCRETE TILE
STANDARD GRIDS
FAUX BALCONY
[TRIM
ELEVATION 'B' ITALIAN
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1: 04/04/2003
CONCRETE TILE
VINYL SffUTTERS
WINDOWS W!
STANDARD GRIDS
ELEVATION 'C' FRENCH
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
Plan 1
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
www.dahlingroup.corn
OPT. DECK ~ END ELEV.
ENHANCED END ELEVATION
ENHANCED END ELEVATION
ENHANCED END ELEVATION
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Dublin, California
INTERIOR SIDE ELEVATION
ELEVATION 'A' SPANISH
INTERIOR SIDE ELEVATION
ELEVATION 'B' ITALIAN
INTERIOR SIDE ELEVATION
ELEVATION 'C' FRENCH
Initial PD Submittal Set 1 t/08/2002
Revised PD Submittal Set 1' 04/04/2003
REAR ELEVATION
INTERIOR SIDE ELEVATION
la/
REAR ELEVATION
INTERIOR SIDE ELEVATION
REAR ELEVATION INTERIOR SIDE ELEVATION
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
Plan 1
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583 ~
www.dahlingroup.com
1
BEDRM. #2
M. BEDP, J~
f AT END
COND.
BEDRM. #3/
OPT. STUDY
PVT. PATIO
THIRD LEVEL FLOOR PLAN
SCALE:
SECOND LEVEL FLOOR PLAN
SCALE:i/4':i'~~
FIRST LEVEL FLOOR PLAN
SCALE: 1/4': 1'-0'~
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1' 04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
Dublin, California
WINDOW SEAT
DECK
END UNIT ENHANCEMENTS
SCP,&J~: 1/4''=
END UNIT ENHANCEMENTS: ADD SF
SEAT: 31.00 SF
DECK 90.0 SF
AREA ANALYSIS:
FIRST FLOOR: 359.59 SF
SECOND FLOOR: 834.25 SF
THIRD FLOOR 525.67 SF
FOR THE PURPOSES OF UBC SECTION 1004.2.3.2
EXCEPTION 4 ONLY: THE THIRD FLOOR SQUARE
FOOTAGE IS 490.0,1 AS DETERMINED BY HUGHES
ASSOELqTES, INC, (SEE REPORT OF 03/11/2003)
TOTAL: 1719.51 SF
GARAGE: 452.17 SF
PLAN 2
DAHLIN GROUP
ARCHITECTS * PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
www.dahlingroup.com
CONCRETE TILE
POT SHELF
VINYL WINDOWS
ELEVATION 'A' SPANISH
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Dublin, California
FLAT CONCRETE TILE
FOAM TRIM
VENYL WEhrDOWS W/
STANDARD GRIDS
FAUX BALCONY
ELEVATION 'C' FRENCH
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set t: 04/04/2003
ELEVATION 'D'
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/t2/2003
FLAT CONCRETETILE
VINYL WINT~OWS W/
STANDARD GRIDS
DECORATIVE
VINYL SttUTrERS
SHINGLE
Plan 2
DAHLIN GROUP
ARCHITECTS * PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
www.dahlingroup.com
10
ENHANCED END ELEVATION
OPT. DECK ~ END ELEV.
ENHANCED END ELEVATION
ENHANCED END ELEVATION
TASS.AJARA III F.OR:
Greenbnar Homes Communities, Inc.
INTERIOR SIDE ELEVATION
REAR ELEVATION
INTERIOR SIDE ELEVATION
ELEVATION 'A' SPANISH
INTERIOR SIDE ELEVATION
REAR ELEVATION
INTERIOR SIDE ELEVATION
ELEVATION 'C' FRENCH
INTERIOR SIDE ELEVATION
REAR ELEVATION
INTERIOR SIDE ELEVATION
ELEVATION 'D' SHINGLE
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1:04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
Plan 2
DAHLIN GROUP
ARCHITECTS * PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
www.dahlingroup.com
Dublin, California 11
BEDRM. #3 lr~'x ~'
/
BEDRM./42.
SECOND LEVEL FLOOR PLAN
SCALE: 1/4
TASS.AJARA III FOR:
Greenbnar Homes Communities, Inc.
Dublin, Califomia
NOOK
pVT. PA'rIO
LIVING / D1NI~G
'1
FIRST LEVEL FLOOR PLAN
$CALE: 1/4~ = 1'4)"
SHADED AREAS ARE AREAS OF REQ'D. 1-HR
CONSTRUCTION WITHIN Y OF THE PROP. LINE.
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1' 04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3' 09/12/2003
AREA ANALYSIS:
FIRST FLOOR:
SECOND FLOOR:
TOTAL:
GARAGE:
FRONT PORCH
871.36 SF
1278.15 SF
2149.51 SF
413.67 SF
76.28 SF
PLAN 3
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
SAN RAIMON, CA 94583
vo, wv. dahlingroup, corn
12
'S' CONCRETE TILE
FOAM TRIM lrNYL WINDOWS L~ METAL ROOF
ELEVATION 'A' SPANISH
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Dublin, Califomia
FLAT CONCRETE T1LE
VINYL WINDOWS W/
STANDARD GRIDS
ELEVATION 'E' ENGLISH
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1' 04/04/2003
~ONCRETE TILE
DECORATIVE
VINYL SHUTTERS
VINYL WINDOWS W,,"
STANDARD GRIDS
ELEVATION 'F' TRADITIONAL
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
Plan 3
DAHLIN GROUP
ARCHITECTS · PLANNERS
267t CROW CANYON ROAD
SAN RAMON, CA 94583
www.dahlingroup.com
13
ENHANCED END ELEVATION
ENHANCED END ELEVATION
ENHANCED END ELEVATION
TASSAJARA III FOR:
Greenbriar Homes Communities.
Dublin, California
Inc.
REAR ELEVATION
ELEVATION 'A' SPANISH
INTERIOR SIDE ELEVATION
REAR ELEVATION
INTERIOR SIDE ELEVATION
ELEVATION 'E' ENGLISH
REAR ELEVATION
INTERIOR SIDE ELEVATION
ELEVATION 'F' TRADITIONAL
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1' 04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3' 09/12/2003
Plan 3
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
www.dahlingroup.com
14
LD;ING P.~
LF'YlNG~
1 -CAR GARAGB 1 -CAR GARAGE GARAGE
PORCH PORCH
I
!
FIRST LEVEL FLOOR PLAN
SCALE:
FIRST FLOOR: 472 SQ. Fl'.
SECONq) FLOOR: 800 SQ. FT.
TOTAL: 1272 SQ
GAP, dkGE: 250 SQ.
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Dublin, California
Initial PD Submittal Set 1 t/08/2002
Revised PD Submittal Set 1' 04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
BMR
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
sM ~oN, CA94583 1 5
www.dahlingroup.com
SECOND LEVEL FLOOR PLAN
SCALE:
TASSAJARA III FOR:
Greenbriar Homes Communities,
Dublin, California
Inc.
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set 1: 04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
BMR
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
www.dahlingroup.com
16
CONC. FLAT T1LE
ROOFING
SIDE ELEVATION
TASSAJARA III FOR:
Greenbriar Homes Communities, Inc.
Dublin, Califomia
RODF~rG
ROOFING
HARDBOARD
SIDING
- [ I
BMR FRONT ELEVATION
· /(X~D P~AILING
f -ORooNC. 'S' TILE
FI'NO
-- STUCCO CVR'D.
FOAA4 TRIM
FAUX ME'I'AL
BALCO'N'Y
llQOD ~
REAR ELEVATION
SIDE ELEVATION
Initial PD Submittal Set 11/08/2002
Revised PD Submittal Set t' 04/04/2003
Revised PD Submittal Set 2:07/07/2003
Revised PD Submittal Set 3:09/12/2003
DAHLIN GROUP
ARCHITECTS · PLANNERS
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
www.dahlingroup.com
17
~ :'
~E~ EI.F--'VATION
M. ~ATH
FOYER
BED~OC~
i e~'+~' . .........
FIRST FLO0t~ PL,A,N
I
X
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Z
ATTACHMENT
JO8 NO. 365.027
DRAWN
CH EC_J(
DATE 10.13.2003
SHEET
u~
o (D
JOB NO. 365.027
D~WN DJ~
CHECK
DAT~ $0.13.2003
SHEET
LLL
Ii
I.LI
Z
~
:lOB NO. 365.027
i DRAWN DJ R
CHECK
DATE 10. l 3.2003
SHEET
Tassajara Creek 3 Scheme 20 *'French"
Accent Color: Wood Moss
(Kelly-Moore #197)
Trim Color: White Shadow
(Kelly-Moore #45)
Body Color: Greystone
(Kelly-Moore #230)
Roof Tile: F5
(MonierLifetile)
Cultured Stone
Rustic Southern Ledges'tone
#CSV 2055
Shingle Color
N/A
Greenbriar Homes Communities, Inc.
III11 I IIIII
SCHEME 20
III
II II
Tassajara Creek 3 Scheme 21 "French"
Accent Color: Zaire
(Kelly-Moore #AC66-N)
Trim Color: Cascade Beige
(Kelly-Moore #218)
Body Color: Bone
(Kelly-Moore #27)
Roof Tile: F2
(MonierLifetile)
Cultured Stone
Chardonnay Southern Ledgestone
#CSV 2054
Shingle Color: Malibu Beige
#216
Greenbriar Homes Communities, Inc.
I1 II II I
SCHEME 21
Tassajara Creek 3 Scheme 103 "French"
Accent Color: Hockey Puck
(Kelly-Moore #KM 708-D)
Trim Color: Monastry
(Kelly-Moore #KM 576-D)
Body Color: Soft White
(Kelly-Moore #22)
Roof Tile: F5
(MonierLifetile)
Cultured Stone
Rustic Southern Ledgestone
#CSV 2056
Shingle Color
N/A
Greenbriar Homes Communities, Inc.
III
III
SCHEME 103
III
Tassajara Creek 3 Scheme '104 "French"
Accent Color: Zaire
(Kelly-Moore #AC66-N)
Trim Color: White Shadow
(Kelly-Moore #45)
Body Color: Stone Age
(Kelly-Moore #KM 701-M)
Roof Tile: F6
(MonierLifetile)
Cultured Stone
Fog Southern Ledgestone
#CSV 2028
Shingle Color: N/A
Greenbriar Homes Communities, Inc.
I I
SCHEME 104
Tassaiara Creek 3 Scheme 1 "French"
Accent Color: Down Under
(Kelly-Moore #KM 678-D)
Trim Color: Craggy Buff
(Kelly-Moore #KM 695-M)
Body Color: Rolling Stone
(Kelly-Moore #KM 574-M)
Roof Tile: F2
(MonierLifetile)
Cultured Stone
Fog Southern Ledgestone
#CSV 2028
Shingle Color
N/A
Tassajara Creek 3 Scheme 18 "French"
Accent Color: Iron Ore
(Kelly-Moore #AC96-N)
Trim Color: Crested Butte
(Kelly-Moore #KM 565-L)
Body Color: Pueblo Clay
(Kelly-Moore #219)
Roof Tile: F6
(MonierLifetile)
Cultured Stone
Fog Southern Ledgestone
#CSV 2028
Shingle Color
N/A
Tassajara Creek 3 Scheme 19 "French"
Accent Color: Zaire
(Kelly-Moore #AC66-N)
Trim Color: Pebblestone
(Kelly-Moore #KM 575-M)
Body Color: Wise Owl
(Kelly-Moore #KM 562-M)
Roof Tile: F5
(MonierLifetile)
Cultured Stone
Walnut Southern Ledgestone
#CSV 2027
Shingle Color
N/A
Greenbriar Homes Communities, Inc.
Tassajara Creek 3 Scheme 118 "French"
Accent Color: Sand Pebble
(Kelly-Moore #171 )
Trim Color: Sesame Oil
(Kelly-Moore #KM 533-M)
Body Color: Windmill
(Kelly-Moore #KM 531-L)
Roof Tile: F5
(MonierLifetile)
Cultured Stone
Rustic Southern Ledgestone
#CSV 2055
Shingle Color
N/A
,J
l
Tassajara Creek 3 Scheme 60 "Spanish"
Accent Color: Oyster
(Kelly-Moore #KM 26)
Trim Color: Birchwood
(Kelly-Moore #DESP 51)
Body Color: Acoustic White
(Kelly-Moore #46)
Roof Tile: S3
(MonierLifetile)
Cultured Stone:
Walnut Southern Ledgestone
#CSV 2027
Shingle Color:
Greenbriar Homes Communities, Inc.
II
SCHEME 60
I II
Tassajara Creek 3 Scheme 76 "Spanish"
Accent Color: Sequoia Redwood
(Kelly-Moore #159)
Trim Color: White Shadow
(Kelly-Moore #45)
Body Color: Fig Cookie
(Kelly-Moore #KM 563-M)
Roof Tile: S1
(MonierLifetile)
Cultured Stone:
Walnut Southern Ledgestone
#CSV 2027
Shingle Color:
N/A
Greenbriar Homes Communities, Inc.
SCHEME 76
Tassajara Creek 3 Scheme 109 "Spanish"
Accent Color: Grey's River
(Kelly-Moore #215)
Trim Color: Diamond White
(Kelly-Moore #WS27)
Body Color: Luxury Linen
(Kelly-Moore #WS 16)
Roof Tile: S1
(MonierLifetile)
Cultured Stone:
Fog Southern Ledgestone
#CSV 2028
Shingle Color:
N/A
Greenbriar Homes Communities, Inc.
I'l'~ III
II
III
I
SCHEME 109
Tassajara Creek 3 Scheme 98 "Spanish"
Accent Color: Wood Moss
(Kelly-Moore #KM I97)
Trim Color: Swiss'Coffee
(Kelly-Moore #23)
Body Color: Oyster
(Kelly-Moore #KM 26)
Roof Tile: S12
(MonierLifetile)
Cultured Stone:
Rustic Southern Ledgestone
#CSV 2055
Shingle Color:
N/A
Tassajara Creek 3 Scheme 105 "Spanish"
Accent Color: Henredon House
(Kelly-Moore #AC 14-N)
Trim Color: White Shadow
(Kelly-Moore #45)
Body Color: Pebblestone Clay
(Kelly-Moore #KM 575-M)
Roof Tile: S3
(MonierLifetile)
Cultured Stone:
Walnut Southern Ledgestone
#CSV 2027
Shingle Color:
N/A
Tassajara Creek 3 Scheme 40 "Spanish"
Accent Color: Olive Grey
(Kelly-Moore #K-40-3)
Trim Color: Olive Grey
(Kelly-Moore #K-40-3)
Body Color: Verdue
(Kelly-Moore #L-18-2)
Roof Tile: S3
(MonierLifetile)
Cultured Stone:
Chardonnay Southern Ledgestone
#CSV 2054
Shingle Color:
N/A
Greenbriar Homes Communities, Inc.
Tassajara Creek 3 Scheme 26 "Traditional"
Accent Color: Solar's Edge
(Kelly-Moore #DE 3011)
Trim Color: Swiss Coffee
(Kelly-Moore #23)
Body Color: Glass Grey
(Kelly-Moore #H-14)
Roof Tile: T5
(MonierLifetile)
Cultured Stone:
Fog Southern Ledgestone
#CSV 2028
Shingle Color:
#KM 706-M
Greenbriar Homes Communities, Inc.
SCHEME 26
Tassajara Creek 3 Scheme 72 "Traditional"
Accent Color: Wild Planet
(Kelly-Moore #AC65-N)
Trim Color: White Shadow
(Kelly-Moore #45)
Body Color: Plymouth Grey
(Kelly-Moore #178)
Roof Tile: T9
(MonierLifetite)
Cultured Stone:
Fog Southern Ledgestone
#CSV 2028
Shingle Color:
N/A
Greenbriar Homes Communities, Inc.
I
SCHEME 72
II II
II I
Tassajara Creek 3 Scheme 3 "Traditional"
Accent Color: Blue Note
(Kelly-Moore #V-19-3)
Trim Color: Swiss Coffee
(Kelly-Moore #23)
Body Color: Eaton Grey
(Kelly-Moore #KM 705-L)
Roof Tile: T5
(MonierLifetile)
Cultured Stone:
Bucks County Southern Ledgestone
#CSV 2056
Shingle Color:
Londoner
#KM 707-M
Tassaiara Creek 3 Scheme 12 "Traditional"
Accent Color: Village Blue
(Kelly-Moore #DE 39)
Trim Color: Wood Plank
(Kelly-Moore #KM 555L)
Body Color: Birchwood
(Kelly-Moore #DESP 51)
Roof Tile: T6
(MonierLifetile)
Cultured Stone:
Walnut Southern Ledgestone
#CSV 2027
Shingle Color:
N/A
Tassajara Creek 3 Scheme 71
Accent Color: Hockey Puck
(Kelly-Moore #KM 708-D)
:: Trim Color: Hockey Puck
:'-'=' (Kelly-Moore #KM 708-D)
Body Color: Keystone
(Kelly-Moore #186)
Roof Tile: T5
(MonierLifetiJe)
Cultured Stone:
Fog Southern Ledgestone
#CSV 2028
Shingle Color:
Woodmoss
#197
Greenbriar Homes Communities, Inc.
'q'raditional"
Tassajara Creek 3 Scheme 106 "Traditional"
Accent Color: Wood Moss
(Kelly-Moore # 197)
Trim Color: Keystone
(Kelly-Moore #186)
Body Color: Antuque White
(Kelly-Moore #49)
Roof Tile: T5
(MonierLifetile)
Cultured Stone:
Bucks County Southern Ledgestone
#CSV 2056
Shingle Color:
N/A
Tassajara Creek 3 Scheme
1 07 "Traditional"
Accent Color: Boxwood
(Kelly-Moore #DESP 145)
Trim Color: White Shadow
(Kelly-Moore #45)
Body Color:Nougat
(Kelly-Moore #J-17-2)
Roof Tile: T6
(MonierLifetile)
Cultured Stone:
Rustic Southern Ledgestone
#CSV 2055
Shingle Color:
Spanish Sand
#231
Tassajara Creek 3 Scheme t08 "Traditional"
Accent Color: Dash of Ebony
(Kelly-Moore #DE-1087)
Trim Color: White Shadow
(Kelly-Moore #45)
Body Color: Cascade Beige
(Kelly-Moore #218)
Roof Tile: T5
(MonierLifetile)
Cultured Stone:
Fog Southern Ledgestone
#CSV 2028
Shingle Color:
Rolling Stone
#KM 574-M
Tassajara Creek 3 Scheme 40 "Spanish"
Accent Color: Olive Grey
(Kelly-Moore #K-40-3)
Trim Color: Olive Grey
(Kelly-Moore #K-40-3)
Body Color: Verdue
(Kelly-Moore #L-18-2)
Roof Tile: S3
(MonierLifetile)
Cultured Stone:
Chardonnay Southern Ledgestone
#CSV 2054
Shingle Color:
N/A
Tassajara Creek 3 Scheme 94 "French"
Accent Color: Down Under
(Kelly-Moore #KM 678-D)
Trim Color: White Shadow
(Kelly-Moore #45)
Body Color: Peacefui Grotto
(Kelly-Moore #KM 694-M)
Roof Tile: F2
(MonierLifetile)
Cultured Stone
Bucks County Southern Ledgestone
#CSV 2056
Shingle Color
N/A
Tassajara Creek 3 Scheme 98 "Spanish"
Accent Color: Wood Moss
(Kelly-Moore #KM 197)
Trim Color: Swiss Coffee
(Kelly-Moore #23)
Body Color: Oyster
(Kelly-Moore #KM 26)
Roof Tile: St2
(MonierLifetile)
Cultured Stone:
Rustic Southern Ledgestone
#CSV 2055
Shingle Color:
N/A
Tassajara Creek 3 Scheme 106 "Traditional"
Accent Cofor: Wood Moss
(Kelly-Moore # 197)
Trim Color: Keystone
(Kelly-Moore #186)
Body Color: Antuque White
(Kelly-Moore #49)
Roof Tile: T5
(MonierLifetile)
Cultured Stone:
Bucks County Southern Ledgestone
#CSV 2056
Shingle Color:
N/A
Greenbriar Homes Communities, Inc.
AGENDA STATEMENT
PLANNING COM~~~~2.~~,~
SUBJECT:
PA 02-048 Greenbriar Homes~ CommuoJfi~s, Inc. - Tassajara
Creek 'PhaSe iii and V (yarra-yarra Ranch) - PD rezoning with
Stage 1 Development Plan Amen ~dm_~a;~.gg_d~Stage 2 Development
Plan, Vesting Tentative Map and Site D.ev~lopment Review
Prepared by Deborah Ungo-McCormick, Contract Planner _ ~
Resolution recommending City Council adopt the Ordin~ce .............
Development Plan for the entire..~[rb4~ a~r~. ~i[~..~g~.gge 2
Development Plan for Phases III ~and ~_~g~5~ng of 22.3
acres, and adopt a CEQA Addendum.
Resolution approving Vesting Tentative Map 7414 for Phase
III and Site Dey~!opment Review for Phases,II.1. ~0.~,
Addendum and Initial Study
Color Site Plans and Renderings
BACKGRO~ ATTAC~M~TS~(by Reference):
4. Dublin General
5. Eastern Dublin Specific Plan
6.
7;
' .~.. Amendment (including Addendum date May 4, 1993) SCH#
10.
11.
12.
91103064; and Addendum dated August 22, 1994
City Council Resolution.~fying Eastem Dublin Specific
Plan and General Plan_A~ ~.~ndmen. tProgram EIR (Resolution
#51-93)
City Council Resolution adopting Eastern Dublin Specific Plan
and Genera!. P.[..~.~_~~e~3; adopting findings and
approving overriding considerations; and adopting Mitigation
Monitoring Program ("Matrix") for EDSP EIR (Resolution
#53-93)
Mitigation Monitoring Program ("Matrix") for ED EIR
Mitigated Negative Declaration and Initial Study for PA98-
062
Mitigation Monitoring Program ("Matrix") for PA98~062
BACKGR~QUND:
The Eastern DU~li,~ ~.~_~.~al Plan Amendment and
November 1993 and established
were adopted by the City of Dublin in
approximately 3,300 acres of land east of the
Property Owners
In-House Distribution
ATTACt'IlVIEN °? ,.,,,
Camp Parks military reserve. The Greenbriar property was prezoned as Planned Development on October
24, 1994, and identified for Medium Density Residential, Public/Semi-Public (school site) and Open
Space use. A large component of the plan area was annexed to.~the City in 1995, including this property
owned by Marjorie Koller and Carolyn Adams. The Koller/Adams site is located on the wes~,~ide~ of
Tassajara Road, north of the Casterson property and west of Camp Parks. The site was used by Europeans
for grazing in the 1800's. The original residence was constructed in 1905 andre Kamp family owned
the property from 1910 until 1959 and used it as a dairy farm. The property was purchased by the Koller
family in 1959 and has since, been~u~ed~s~.~or~r~h and. __ ~ equestrian center. See Attachment Ar3 .for ....
Aerial Photo of the properties.
Previous City Council Action:
In March 2000, the City Council approved a General Plan/Specific Plan Amendment to
Public/Semi-Public designation from the site and approved a Planned Development Rezoning and Stage 1
Development Plan for the entire site. The Stage 1 Development Plan providdd for construction of 445
dwelling units in five phases at a Medium Residential Density of 6.9 units per acre. The project was
approved with an open space buffer adjacent to the Tassajara Creek corridor with average setback of 137
feet from the original top of bank of the creek.
The City Council approved a Stage 1 and Stage 2 Development Plan and Vesting Tentative Map for Phase
I that consisted of 126 single-family residential lots on 18.85 acres and 4.63 acres of creek com4pr
March 13, 2001 the City Council approved a Stage 2 Development Plan for Phase II that ~n...S~.S.~d.~.f~3~6~
single family units on 5.66 acres and included 2~,3_.g~re~.gfg~ee~.open space corridor. Construction of
Phases I and II of the Gre..e_nb~.,~evel__~o~pment is nearly complete, with all improvements instal!ed_a_a~
housing construction nearly finished.
ANALYSIS:
StaRe 1 Development Plan~
The Dublin Zoning Ordinance established the intent and requirements of a P!a_ .~ edD?.~l_opment District.
The intent of the Pl~..~y~!.0pment District is to create_a...w0r~ de~kab!e~use o_f.th~!~d, a more
coherent and coordinated development, and a better physical environment that would otherwise be
possible under a single zoning district or combination of zoning districts. This district requires that a
general Stage 1 Development Plan and a more detailed Stage 2 Development Plan be adopted to establish
regulations for the use development, improvement, and maintenance of the property within the requested
Planned Development Zoning District.
The proposed Stage 1 Development Plan amendment _an..d~e. Stage 2 Development Plan are set forth in
Planned Unit Development & Vesting Tentative Map - Tassajara Creek III for Greenbriar Homes
Communities, Inc. dated received October 10, 2003, and referred to in this staff report as Exhibit A-3 (of
Attachment 1)
The Stage 1 Development Plan for entire 64.3 9 acres.e~t~Jis~. ~!~d~ gSe~s.~~~l?~
within each phase and included provisions for limited improvements within the open space corridors
along the Tassajara Creek. The Stage 1 Development Plan provided for allowable uses in ali ~!~.~S~..~¢
allowable interim uses in Phgs~_~ (the equestrian center property in Lot 129) and Phase V (Lot 131).
Phase III of the project was approved for a maximum development of 193 residential units on 9. !1 ocres
and Phase IV wa~ apprOved for a maximum of 79 units on 10 acres. ~.~e proposed amendment of the
Stage 1 Development Plan for the 64.39 acre site wil.! al!~ t~nsfe_r~9~.~.j~J~9~w~a~~s.~0.~)~
III to Phase IV as listed in the table below. The proposed amendment of the Stage 1 Development Plan is
ii~cluded in Exhibit A-1 of Attachment 1. The location of the various land use designations and proposed
development mix is contained in
a) Site area, proposed densities and phasing plan.
PHASE NO. LOT/ MAXIMUM NO. OPEN ACRES DU'S PD
PARCEL DWELLINGS SPACE /AC STAGE
~' PARCEL NO.
BY
PHASE
1 1-126, A 126 i ..... C 18.85 6.68 1 and 2
2 127 & 128 46 D,~E 6.47 7.11 1 and 2
B,G,H .
3 ..... 130, J, K ~r~ 108 F 16.19 ~, r~,~ 1
6.67
4 129, 1 -gg (+2 ACC. DU's) 10 7.9 1
164 16.4,
5 131 1 (+2 ACC. DU's) 2 .5 1
OPEN SPAC]~~ C 0 4.53
OPEN SPACE D, E, F 0 6.35 1 and 2
TOTAi~ .............. 445 64.39 6.91
Stage 2 Deve!qP~nt Plan for Phases III and V of the pro[ect:
A Stage 2 Development Plan is proposed for Phase II[and.Phg~s~.,Y,tp.3l~0~~.~ cons.~,,,~t~mc/,~i?~pf~.~8
single-family units and improvements within eight open space parcels on 20.3 acres and the construction
of a single-family home on the existing two acre parcel located to the north of Ph~s~,,I,.~!~. (LOt 13 !_- Koller
Site). The applicant/developer proposes to construct the single-family home for Mrs. Koller concurrent
with the construction of the 108 unit subdizision. The Stage 2 Development Plan establishes the
permitted, conditi~n~-~d,~.r}~r~'~ ~l~i~i~e~iatibnsi~,~r-fi~ii~il,,~dards and
preliminary landscape plan for Phases III and ~, ($¢e. ~xhib. it..Ar~_pf.A~t~~:t,:})· The Stage 2 Site
Plan is shown on Sheet 4 of Exhibit A-3.
Inclusionary Zoning Regulations
The project will comply with the Inclusionary Zoning Ordinance and any City Council Resolution
relating to that ordinance in effect at the time of the issu.~.~ .9~ of ~e first bg~ing permit for this project.
The regulations recently adopted bY the Cit~ ~'0~i~r~:~:~i~-~l~ ~r0j~cis to provide 12.5% of
the total number of dwelling units with the development as affordable ,~n,~.~he~ity Council may
authorize that fee~.i~:~e~.~9~i~E~,~,~an b~p~paid for 40% of the required un/ts. The project proposes
to comply with the inclusionary regulations by constructing 8 affordable'units and paying in-lieu fees for
the remaining required units.
General Plan and Specific Plan Consistency
Medium Reside. nti~.~O~n~s.i~y for the subj eot property.
3
Vesting Tentative Map:
The developer'ha-~ff6/ci~ff'v~§'fih~ Tefi~ative Map 7414 for Phase III that proposes the subdivision of
an existing 9.11 acre parcel into 100 detached single -family lots and 8 single-family attached lots
(affordable townhome un, ts). Additionally, it proposes the subdivision of four existing open space parcels
into eight open space parcels totaling approximately 11.5 acres. This is required to facili~t.~_~Q~r~hip
and maintenance responsibilities for these parcels by various entities. Primary access to the site will be
provided by two bridges that are designed to span Tassajara Creek and are proposed as public streets.
Improvements provided by the Vesting Tentative Map, along with the Conditions of Approval address
construction and dedication of two bridges, flood control and maintenance, dedications, street
improvements, circulati'~n' a~d~ ~s~s~, drainage, Utilities, landscaping, and the regional trail system along
the west side of the ~r~......S. gp.~,.}¢provements and right-of-way dedications are shown in detail.on the
Vesting TentatixJe Map and Landscape Plans contained in Exhibit A-3, Sheets 9 through 14 and L-1
through L-4.
All improvements will be installed by the developer. Maintenance of l~d~aping and open space parcels
will be the responsibility of either the Homeowners Association for the Phase III project or the
Maintenance Association that is resPonsibi~f0r"~'~i~';~;~ ~a~i~'~i~ i~'"ish~"'i~'~d ii.'"
Roadways and trails ~ ~wi.thin ~e open space parcels will be the responsibility of Zone 7 or ~ast Bay
Regional Park District 0n~ t~,~.~5...~gePt dedication of these improvements. Reqmrements of the
affected utilities and special districts have bee¢ ir!cgrporated in the plans and Conditions 0fApproval as
part of the required '%viii-serve" commitments
Lot 131 (Koller site) was created with Tract 7075 approved for Phase I. An access easement wil[be
required across the Phase I!I subdix(isi0n to provide access to Lot 131. The applicant/developer for Phase
III will be responsible for construction of the regional trail segment across Lot 131 as required to link it
with the East Bay Regional Park District property to the north of the site.
Site Developmen~.~eyj~j~
Architecture
Three plans are proposed for the 100 single-family homes. The floor plans and elevations, prepared by the
Dahlin Group, are included in Sheets ~. t~hr0,Bgh 16 of the Architectural Plans in the Development Plan
Set. Plan 1 and 2 are 3-story homes and Plan 3 is a 2-story home. Each plan has three different elevations
that include six architectural styles: Spanish, Italian, French, Shingle, English and Traditional (see
Attachment 4)
The project also includes 8 affqrd~b~l~ ¢~gs. Each building is comprised of four single-
family attached, townhome units in two building clusters of four units with different~ ~e.!evat~gn~foL~a~h ...............
unit, including French, Spanish, Italian and Traditional Styles. There are 23 di_ff~ept~c.~p~9.[~§~h~e~e~ ...........................
proposed.for the project. Photographic representations of the color schemes_.~.~.~g~!~d. ~ed~._i~ [h.e_.cP!P[ ..............
scheme book submitted on Oct0ber.10, 2003 and Architectural Sheets by Dahlin Group 1 through 17 of
Exhibit A-3.
The homes, are placed in clusters of 3 to 7 homes that are arranged to face house' entries into paseos with
access to each garage from common.private drives. However, each home is located on a separate lot and
therefore are considered single-family detached homes. Seven h~s_~ ly from Street A
and also face into paseos. Enhanced side elevations are ing~l~d~ed~_, f~or end units that face the street. The
sensitive placement of windows for privacy and use of design elements on elevatmns thattace p s ,
drives or streets contribute t9 an o~r.~!!..~!~z.d.~igned project. The development concept is depicted in
the diagrams included in the Ar~hi~te~a~ ~s~.~Y Dab. lin Group in Exhibit Ar3,
4
The home proposed for the Kol!er ~ (Lot 131, Tract 7075) consists of a Spanish style elevation. _Th~, ...................
home inc!ude,s...~f0~,9~gr-P~m plan with a 3 car garage. Access is provided by a driveway at the end of
Street A of the Phase III project. (See Architectural Sheets by KM+P in Exhibit A-3).
Plotting Plan
The plotting o
variety of floo
the same front
Parking/Stree
Each single-fa
and one assig~
Street A, May
exhibit is prox
parallel parkir
contributing t<
Fence Plan
The applican~
proposed alon
Camp .Parks.
"paseos", to s,
rail fences are
adjacent to thc
Fences along'
maintain open
to the uplands
original Stage
fence details
Landscat~in~:
? each unit by floOr plan is shown for each re~J.d_~,;~a,.[lo,~t~.pn~Exhi~_~~
r plans, elevation Styles and 23 different color s~¢he~es, no two adjacent lots will contain
elevation, resulting in a varied project streetscape.
'scape
mily unit will have a two-car garage. The affordable units will have one-garage garages
led space per unit in parking bays adjacent to the building. Guest parking is provided along
:nont Lane and Sommerse;.L.a. ne~,_~4.is provided at a 1:01 ratio for the project. A parking
ided on Sheet 5 of the Development Plans. Landscape bays are provided at the end. of
g bays along Street A. These will ~erve~.~..~~a~i~gg features for Stree!.A.~h~l_~ .......................
the pedestrian feel of the neighborhood with larger areas for street landscaping.
proposes primarily four types of walls/fences. A maximum 6 ft. high pre-cast wall is
g the west Perimeter of the site to~d~fige._~t~e property boundaries between Phase 'III and
Privacy fences are proposed to define side and froCt, yards facing Street "A" and the
:parate yards between units, and adjacent to the open space parcels facing the trails. Split
required along the creek side of ~.~.t~r~i~l~3~_at th~_e~, g~d ~o~f~the~p~r?~,~C~ ..........................................
open space parcels.
.he perimeter of Open Space Parcel D (south) and Lot 131 (north) will be of open design to
migratory corridors for the Ca!ifkmi. g gedr.~egged Frogs and California Tiger Salamanders
in Camp Parks, as established in the Mitigated Negative Declaration mitigations for the
1 DeVelopment Plan (PA98-062). Fence locations are 8hown.~~J~z~3, Sheet 8 and
re shown on She~cL-3).
Development Area
The Preliminary Landscape Plan for the development area of the project is shown on Sheets L-1 of
Exhibit A-3. ~he erelimin~ary Landscape elai~ provides a landscape design that includes
Street'trees, sl~ubs, vine~, ~erennials and groundcovers to form a coordinat~ !~a93pe design for the
project. Lan~s,c,a, ping within this area is a of a formal natur~.~q~,},s ~O~signed to enhance the
development )f the built environment and the streetscape. Trees are proposed as 15-gallon with a
minimum of: ,0% of street trees to be 24"-box trees or, larger. Three 36"-box Coast live oak trees are
proposed at ff ~e intersection of S0mmerset L.an,~d Street "A" and are intended 1 se a accent trees at
the entrance t,
Sommerset L;
A condition o
Project Entri¢
columns at ea
on sheet L-2.
the project al{
the to the sati
include retch
the project. Special paving is proposed at
me to vi.sually separate and identify the limit of private development.
on
f approval of the project requires that a detailed landscape plan be provided for enhanced
and F~ocg!_ ~Ar.,eg~,._T.~3~mplish this, the Applicant/Dev_eloper shall be required to add
ch end and,ea..c,h.ai~,~gf~th~,e b~odges with a similar design as the entry monuments as shown
Additionally, the final landscape plan shall include enhanced landscaping at the entrances to
mg both sides of Some~e~ L~a!!.~~_aymont Lane from the trail to the re~i~n~.~,~,9 .................
fraction of,the.City Engineer and Director of Community Development. Landscaping may
lng wails as necessary, 24" box trees, five gallon shrubs, ground cover and turf.
Open Space Parcels
Landscaping within the Open Space Parcels that are located ~[~¢_~, 9pen space buffer along the creek
is addressed in the Riparian Revegetation Site Plan. (Sheet L-1 ofExhibi~ A-3.) This Plan is consistent . .
with the Stream Restoration Program approved during the processing of the Phase I portion of the overall
project. The planting of COast Live.Q~s.~[O greater than 3:1 replacement ratio will compensate for the
loss of trees. The Restoration?rggram for the project includes the CO~SU~.~..~tj~.~n qf ~C~!.!~qm~a. Re~!egged
Frog breeding pond and restoration planting within Parcel D. The Tassajara Creek corridor has been
designed to take advantage of a natural open space feature through the development of a public regional
trail.
A 10 ft. biosw~a!e.~is proposed within Parcel F.~.~.a!~.. d ~Q,..T~e.~i~9~s~l.~.~5~h~al~.~l~b~O.~igned to meet Best
Management Practices and shall include a S~Uh~ain~.system. Trees, shrubs and ground cover selected for
this area shall be installed to provide an appropriate transitional landscape area between the creek, trail,
bioswale and the hg~e.~, ~A~i plants shall be native with the exception of the hydroseeded perennial
grasses and shall be irrigated with a fully automatic underground irrigation system. Additionally, the final
landscape plan for this area will be required to plan for vegetation fuel modification and/or buffer zone(s)
featuring fire resistive and drought tolerant varieties
The Preliminary Landscape Plan also provides for landscaping in Parcel H. This parcel contains four
heritage oak trees that will be retained and incorporated within the design of the subdivision. Tr~es,
shrubs, ground cover and grasses selected for this area sha!!.h~e~~patible with the .oak
grassland ecosystem. All ground cover, shrubs and trees shall be irrigated with a fully automauc
underground irrigation system. A condition of approval of the project includes insta!lafigg 0f 9[i~..h~avy
duty park bench to be located near the sidew..a!~,
Trails and Maintenance Roads:
Trails and roads, are proposed within Open Space Parcels A, B, C, and D, and Lot 131. A mu!ti_-~e~ ~r~[~s~
proposed between the.northerly bridge (Sommerset Bridge) and the East Bay Regional Parks District
property at the north end of the project site. This segment of trail will function as regional trail, Zone 7
maintenance road ~d Em~gency Vehicle Access for the~)rt~e~ portion of the site. A trail, c0.nneqfi0n
to the existing trail on the east side of Tassajara Road is provided across Sommerset Bri'dge. A
combination bicycle/pedestrian path and Zone 7 road is proposed on the west side of Open Space Parcel
"B", from Maymont Lane to Somerset Lane. The Zone 7 maintenance road continues within Open Space
Parcel "C' from Maymont bridge to the southemmo~ open space parcel (Parcel D).
Timing of Approvals .
The Planning Commission is charged with approval of the Vesting Tentative Map and Site Development
Review for the project. However, approval of the Vesting Tentative Map and Site Development Review is
only effe¢i~ve upon approval by the City Council of the PD rezoning with Stage I Development Plan
amendment and the .S_t~age 2 Development Plan, and of the California EngirQ~e~n~ta~[Quality Act
Addendum for the project.
Development A~reement ...........
As required by the Eastern Dublin SpeCific Plan, all applicants proposing development within the ......
planning area boundaries must enter int~..O.~Z~lopment Agreement with the City. Items in the
Development Agreement include, but are not limited to, the financing and timing of infrastructure;
payment of traffic, noise and public facilities impact fees; and the oversizing, construction and general
maintenance responsibilities for roads and infrastructure; and, other general provisions. The
Development Agreement for the C_rreonbri.~ project will be prepared by the City Atfomey's Office, and
6
w~ill be considered by the Planning commission and
the Stage 2 Development Plan.
IIZ
later date f0!!.~igg the approval of
ENVIRO~EN~.~_AN. ALyS~I~S: ~
This project i~ ~iti~in ~e. Dublin .G ~Xr-~-/~d the E~t_~u~!.i.n~ ...............
Specific Plan area, which was the subject of an Environme~t.a!_...!mpact Report, certified bYthe City of
Dublin in !99}..~g~l~[ng revisions to Part I of th~. Responses to Comments relating to the Kit Fox, and
Addendum to the D~lg_~t~e~_~aY 4, 1993 and a DKS Associates Traffic. Study dated December 15, 1992
(SCH#91103064) (see Background 9). The Eastern Dublin EIR is a program EIR, which anticipated
several subsequent actions related to future deyelopment in Eastern Dublin. The EIR.d~.i~.~g~ify some
impacts from implementation of the General Plan/Specific Plan that could not be mitigated. Upon
certification of the ~IR, the City adopted a statement of overriding considerations for such impacts.
Pursuant to the recent Citizens for a Better Environment .~gse, the CitY Council will be required to adopt a
new Statement of Overriding Consxderations for s~gmficant unavoxctal)le impacts menune by the Eastern
Dublin EIR as applicable to the project. The City also adopted a mitigation monitoring program, which
included numerous .megs. u_r.~e~ int~_to reducg.impacts from the development of the Eastern Dublin.
area.
In March 2000, the City approved a Mitigated Negative Declaration (MND) for the Stage 1 Development
Plan for all five phases of the 64.35 acre Greenbri_~ des(elopment (PA02-062). The MND addressed the
potential impacts that the Greenbri~_,.d~¥~!opment would have on biological resources, particularly
California RedzL~gged Frog and California Tiger Salamander. The Eastern Dubl~n~.~..~_ ~h~d~tifi~£d~t~h~
potential for significant impacts on both species; the MND examined the site-specific impacts from the
Greenbriar development and proposed several mitigation measures applicable to the entire Greenbriar
development, including the current project. The City approved the MND on March 7, 2000, finding that
the Eastern Dub!in_E~,_I!g~.~_and the MNDa_dequately addressed the site specific impacts of the entire
Greenbriar d~ye~l~pment.
The City prepared an initial study for the current project, including the Stage 1 Development Plan
amendment for Ph~.¢~!~I~[..~lY, and Stage 2 Development Plan and Site Dev~!opment Review for
Phases III and V and Vest~g Tentative Map for Phase III to assess...whe~¢r~,~gy additional enviro~ ~nga~. ~.egta!
review was required. The Initial Study reviewed biological reports from the applicant, including
protective measures, for Red-legged frog to be implemented in the current project, a stream restoration
plan for vegetation .enhancements ~gng Tassajara Creek. and creafi.0n~.~f.~pff~,9~~.~ggPend,
and monitoring reports showing successful implementation of protective mitigations in Phases I and II of
the development. The Initial Study also reviewed the potential for traffic, aesthetic and noise ~mpacts
beyond those in the prior EIR and MND due ~to .~th~. proposed shift in reside, nti~gn.i.~t~ ~o~?.~.~as_~e II~.~I~.~2
Phase IV. The Initia!..~.~dy determined that ~_~t~age 1 Development Plan amendment ~..a~d.~e Phase !!!
and V developmentwould have no impacts beyond those identified and analyzed in the Eastern Dublin
EIR and the...Gr.~en~MN.~.~..,.~.~T3a~ti~ S~dy determined that no additional environmenta!,r¢.y~e~.~S ..~
required, however, an Addendum was prepared pursuant to CEQA Guidelines secfion~.! ~!64(a) to reflect
the minor revisions in ~e Stage 1 Development Plan and the morede~ailed runs ~.tm~t~ion ~_.~mprox(ement
plans for the project. (Exhibit A-3)
CONCLUSION:
This application has been reviewe~.~by the applicable City Departments and agencies, and their comments
have been incorporated into t~e-'Stage 1 Development Plan amendment and ~e Stage 2 Development Plan
and conditions of approval for Vesting Tentative Map and Site Development Review. The proposed
project is consistent with the.Dub!ig,.Q~[?~,~ar!, Eastern Dublin Specific Plan, and represents an
appropriate project for the site.
RECOMMENDATION:
Staff recommends the P!a!ming Commission:
1, Open the public hearing and hear staff presentation.
2. Take testimony from the Applicant and the public.
3. Question Staff, Applicant and the public.
4. Close the public hearing and deliberate.
5. Adopt the Resolution (Attachment 1) recommending City Council adopt the Ordinance approving
the PD rezoning and amendment to the Stage 1 Development Plan for the entire S~ _ar!.~..S. tage 2
Development Plan for Phase,!~l..,~O~ ~~.g~oajara Creek Development, and adopt a CEQA
Addendum.
6. Adopt the Resolution (Attachment 2) approving the Vesting Tentative Map 7414 for Phase III and
the Site Development Review for Phases !I! and ~,
GENERAL INFO ~RM~ AT[Q~
AppLiCANT: Greenbfiar Homes Communities, Inc.
43160 Osgood Drive
Fremont, CA 94539
Contact: Katja Kamangar; Director of Land Development
PROPERTY OWNERS: Marj0r~e Koller
LOCATION: Yarra Yarra Ranch property located on the westsid~o£
Ta~sajara'ci:eek n°rth~ 0f Casterson proPertY and east of
Camp Parks.
EXISTING ZONING: Planned Development (PD) -. Medium Density Residential
GENERAL PLAN DE~!G~A~!O~.~ ........... ~~~n~ity Residential
SPECIFIC PLAN DE~S!_Q~N~A~T_[~ON: ~. Medium Density Residential
ENVIRONMENTAL REVIEW:
The Environmental Impacts of this project were addressed by
the Program EIR and addenda for the Eastern Dublin General
Plan Amendment and Specific Plan, and the Mitigated
Negative Declaration and Monitoring Program for PA98-062
(see discussion above).
RESOLUTION NO. 03 - 51
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW
FOR TASSAJARA CREEK PHASE III AND SITE DEVELOPMENT REVIEW FOR PHASE
V- GREENBRIAR HOMES COMMUNITIES, INC. RESIDENTIAL DEVELOPMENT
PROJECT
PA 02-048 (Tract No. 7414)
WHEREAS, Patrick Costanzo, Jr., on behalf of Marjorie Koller (Applicant/Developer), has
requested approval of a PD rezoning with a Stage 1 Development Plan amendment and a Stage 2
Development Plan for Phases III and V of the Tassajara Creek residential project, a Vesting Tentative
Map for Phase III to allow for the subdivision of a 20.3 acre parcel located on the west side of
Tassajara Creek into 108 lots and Site Development Review to allow for the construction of 108 single
family residential units (Phase III) and one single-family estate home (Phase V), with public and
private open space, and a regional trail along the Tassajara Creek stream corridor, in the Eastern
Dublin Specific Plan area; and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, the Applicant/Developer has submitted Vesting Tentative Map and Site
Development Review project plans dated received October 10, 2003, for Phases III and V (Exhibit A
to Attachment 1), PUD Sheets 4 through 16, Sheets SL1 through SL3Sheets L-1 through L-4,
Architectural Sheets by The Dahlin Group 1 through 17 and Architectural Sheets by KM+P for Lot
13 I, except as modified by any condition of approval; and
WHEREAS, the City previously approved General Plan and Eastern Dublin Specific Plan
amendments and a PD rezoning/Stage 1 Development Plan for a 445 unit project on 64.35 acres, to be
built in 5 phases. Phases I and II are under construction; and
WHEREAS, in connection with the prior approvals, the City adopted a Mitigated Negative
Declaration tiering from the Eastern Dublin EIR. (Resolution 31-00, incorporated herein by reference.)
The City completed an Initial Study for the current project, including a shift in density from Phase III to
Phase IV and additional detail on construction and improvement plans for Phases III and V. Based on the
Initial Study, the City determined that the Eastern Dublin EIR and the prior Mitigated Negative
Declaration adequately describe the potential impacts of the project and that the current project would
have no substantial new or more severe impacts beyond those analyzed in the previous environmental
documents. An Addendum pursuant to CEQA Guidelines section 15164(a) was prepared for the minor
project changes and was considered by the Planning Commission together with the prior EIR and
Mitigated Negative Declaration prior to action on the project; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
October 28, 2003; and
and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
ATTACHMENT
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve the Vesting Tentative Map for Phase III and Site Development Review for Phases III and V,
subject to conditions; and
WHEREAS, a Development Agreement must be requested and approved prior to recordation
of Final Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding General Plan and Specific Plan
consistency:
1. The proposed project is consistent with the adopted Dublin General Plan and Eastern Dublin
Specific Plan. The proposed project is also consistent with the goals, policies, and implementation
measures of the Dublin General Plan and Eastern Dublin Specific Plan, and with the Dublin Zoning
Ordinance.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make
the following findings and determinations regarding said proposed Vesting Tentative Map:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision
regulations and related ordinances.
2. The design and improvements of the Vesting Tentative Map are consistent with and
conforms to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject
property in that it is a subdivision for implementation ora residential project in an area designated .for
Medium Density Residential Development and Stream Corridor/Open Space.
3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed
for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is,
therefore, physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs and
policies of the Eastern Dublin Specific Plan, mitigation measures of the previously adopted Mitigated
Negative Declaration and Conditions of Approval, the design of the subdivision will not cause
environmental damage or substantially injure fish or wildlife or their habitat or cause public health
concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at
large or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
7. Required fire and water service Will be provided to the subdivision pursuant to the
requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer
service for this subdivision shall be provided pursuant to an agreement between the applicant/developer
and DSRSD. School capacity for the residents of this project will be provided pursuant to a school
facilities mitigation agreement between the developer and the Dublin Unified School District prior to
issuance of building permit, as required by the Eastern Dublin Specific Plan/EIR.
8. The City of Dublin has considered the effect of this project on the housing needs of the
region in which it is situated and finds that the public services are available for the project and that
impacts to environmental resources will be mitigated to a level of less than significant pursuant to the
Eastern Dublin EIR and the Mitigated Negative Declaration for the previously approved Stage 1
Development Plan (PA98-062).
9. The City of Dublin finds that this project does not discharge waste into an existing
community sewer system in violation of existing requirements prescribed by a California regional water
quality control board pursuant to Division 7 of the Water Code because the Dublin San Ramon Senrices
District has provided conditions of approval, which assure that its standards will be met.
BE IT FURTHER RESOLVED TItAT TItE Dublin Planning Commission does hereby make
the following findings and determinations regarding said proposed Site Development Review:
1. The approval of this application (PA 02-048), as conditioned, is consistent with the
intent/purpose of Chapter 8.104 (Site Development Review) of the Zoning Ordinance in that it will
promote orderly, attractive and harmonious site and structural development, resolves major project-related
issues, and ensures compliance with development regulations and the PD Zoning District.
2. The approval of this application, as conditioned, complies w/th the policies of the General
Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Development Plan for the
project that allows for residential development at this location.
3.' The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans because road improvements and infrastructure
improvements will be made pursuant to a Planned Development Plan, Tentative Map conditions and a
related Development Agreement.
4. The approval of this application, as conditioned, is in the best interests of the public health,
safety, and general welfare as the development is consistent with all laws and ordinances and implements
the Dublin General Plan and Eastern Dublin Specific Plan.
5. The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to
provide a harmonious environment for the development.
6. The subject site is physically suitable to the type and intensity of the approved
development because it is relatively flat and has suitable soils.
7. The visual impacts of the project were reviewed in the Eastern Dublin EIR and Greenbriar
Mitigated Negative Declaration and the project is consistent with applicable scenic corridor policies for
Tassajara Road.
8. The project has been designed with architectural considerations (including the character,
scale, design quality, and the relationship among buildings), along with Conditions of Approval, in order
to ensure compatibility among the design of this project, the character of adjacent uses, and the
requirements of public service agencies.
9. Landscape elements (including the location, type, size, color, texture,' and coverage of
plant materials, provisions, and similar elements) combined with Conditions of Approval have been
established to ensure visual relief and an attractive public environment.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
approve the Vesting Tentative Map and Site Development Review for PA 02-048 subject to the following
Conditions of Approval and subject to City Council approval of the proposed Stage 1 Development Plan
amendment, Stage 2 Development Plan, and CEQA Addendum:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Department of Community
Development review and approval. The following codes represent those departments/agencies
responsible for monitoring compliance of the conditions of approval: [ADM] Administration/City
Attorney, [B] Building division of the Community Development Department, [DSR] Dublin San
Ramon Services District, [F] Alameda County Fire Department/City of Dublin Fire Prevention, [FIN}
Finance Department, [PL] Planning division of the Community Development DelSartment, [PO] Police,
[PW] Public Works Department.
VESTING MAP
Approval. PA 02-048, Greenbriar Homes Communities, InC~-' Tas§ajara creek,
Vesting Tentative Map 7414 is approved to subdivide an existing 20.34-acre parcel
into individual lots for 108 detached homes and open space, a stream corridor and a
regional trail. This approval shall conform generally to the plans, text, and
illustrations contained in the Planned Unit Development Plans dated received
October 10, 2003, including Sheets 1 through 8, prepared by Ruggeri-Jensen-Azar
and Associates (October 10, 2003), the Vesting Tentative Map prepared by RJA and
Associates; Sheets 9 through 14 (October 10, 2003), the Streetlight Plans prepared
by Giacalone Design Services, Inc., Sheets SL1 through SL3 (September 4, 2003),
the Landscape Plans Sheets L1 through L3 and the Tassajara Creek Restoration
Plan Sheet L4 prepared by The Guzzardo Partnership, Inc. (October 10, 2003), the
Architectural Plans Sheets 1 through 17 prepared by the Dahlin Group (September
12, 2003), and all other plans, programs, texts and diagrams submitted as part of the
subdivision proposal on file in the Community Development Department unless
modified by the Conditions of Approval contained herein.
Fees. Applicant/Developer shall pay all applicable fees in effect at the time of
building permit issuance, including, but not limited to, Planning fees, Building fees,
Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified
School District School Impact fees, Public .Works Traffic Impact fees, City of
Dublin Fire Impact fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees;
Alameda County Flood and Water Conservation District (Zone 7) Drainage and
Water Connection fees; specific plan implementation fees and any other fees as
noted in the Development Agreement.
Required Permits. Applicant/Developer shall obtain all necessary permits
required by other agencies (Alameda County Flood Control District Zone 7,
California Department of Fish and Game, Army Corps of Engineers, State Water
Quality Control Board, etc.) and shall submit copies of the permits to the
PL, PW
Various
Approval of any
plan or filing of
final map
Various times,
but no later than
Issuance of
Building
Permits
Prior to issuance
of Grading
Sitework Permit
of Public Works.
Infrastructure. The location and siting of project specific wastewater, bioswale,
storm drain, recycled water, and potable water system infrastructure shall be
consistent with the resource management policies of the Eastern Dublin Specific
Plan.
PL, PW
Approval of
Improvement
Plans
Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid
waste management and recycling requirements.
ADM
On-going
Refuse Collection. The refuse collection service provider shall provide a letter
confirming that adequate space is provided to accommodate collection and sorting
of petrucible solid waste as well as source-separated recyclable materials generated
by the residents within this project.
PL
Occupancy of
any building;
provisions for
collection to be
shown on
Water Quality Requirements. All development shall meet the water quality PL, PW
requirements of Alameda County's NPDES Permit No. CAS0029831 and the
Alameda Countywide Clean Water Program. The Applicant/Developer shall submit
a copy of a Notice of Intent obtained from the State Water Resources Control
Board, together with a Storm Water Pollution Prevention Plan. In addition, all
storm water inlets within the street areas of the project shall be stenciled "No
Dumping - Drains to Bay" using a stencil approved by the City.
Removal of Obstructions. Applicant/Developer shall remove all trees including PW
major root systems and other obstructions from building sites that are necessary for
public improvements or for public safety as directed by the City Engineer.
Approval of
Final Map or
Improvement
Plans
Issuance of
Grading Permit
(Demolition to
be shown on
Standard Public Works Conditions of Approval. Applicant/Developer shall
comply with all applicable City of Dublin Public Works Standard Conditions of
Approval (Attachment A). In the event of a conflict between the Public Works
Typical Conditions of Approval and these Conditions, these conditions shall
PW
Approval of
Improvement
Plans through
completion
Development Agreement/Vesting Tentative Map Expiration. Prior to Final Map PW, PL
approval, the developer shall enter into a Development Agreement with the City
pursuant to the requirements of the Eastern Dublin Specific Plan. The Vesting
Tentative Map shall expire at the standard time of two and one-half (2 1/2) years as
set forth in the Dublin Municipal Code and in the regulations of Section 66452.6 of
the Subdivision Map Act. In the event of conflict between the terms of the
Development Agreement and the Conditions of Approval contained herein, the
terms of the Development Agreement shall prevail.
Building Codes and Ordinances. All project construction shall conform to all B
building codes and ordinances in effect at the time of building permit.
Action Programs/Mitigation Measures. Applicant/Developer shall comply with PL
all applicable action programs and mitigation measures of the Eastern Dublin
General Plan Amendment/Specific Plan and companion Final Environmental
Impact Report (EIR) and the Mitigated Negative Declaration (MND) for PA 98-062
that have not been made specific Conditions of Approval.
Ordinances/General Plan/Policies. The Developer. shall comply with, meet, PW, PL
and/or perform all requirements of the Subdivision Map Act, City of Dublin
Subdivision Ordinance, City of Dublin Zoning Ordinance, the City of Dublin
General Plan, the Eastern Dublin Specific Plan, City of Dublin Standard Conditions
of Approval, Public Works Policies and City grading ordinance unless certain
Public Works requirements are modified by the City Engineer.
Clarification and Changes to Conditions. In the event that there needs to be PW
clarifications to these conditions of approval, the City Engineer has the authority to
clarify the intent of these conditions of approval to the Applicant/Developer without
going to a public hearing. The City Engineer also has the authority to make m/nor
Prior to Final
map and On-
going
Through
Completion
Approval of
Improvement
Plans through
completion
Approval of
Final Map and
Issuance of
Building
Permits
Approval of
Final Map and
Improvement
Plans
modifications to these conditions withoUt going to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or mitigations resulting from
impacts of this project.
Phased Occupancy Plan. If occupancy will occur in phases, then all physical B, PW, F,
improvements within each phase shall be completed prior to occupancy of any PL
buildings within that phase except for items specifically excluded in an approved
Phased Occupancy Plan, or minor handwork items, approved by the Department of
Community Development. The Phased Occupancy Plan shall be submitted to the
Director of Community Development and Public Works for review and approval a
minimum of 45 days prior to the request for occupancy of any building covered by
said phased Occupancy Plan. Any phasing shall provide for adequate vehicular
access to all parcels in each phase, and shall substantially conform to the intent and
purpose of the subdivision approval. No individual building shall be occupied until
the adjoining area is finished, safe, accessible, and provided with all reasonable
expected services and amenities, and separated from remaining additional
construction activity. Subject to approval of the Director of Community
Development, the completion of landscaping may be deferred due to inclement
weather with the posting of a bond for the value of the deferred landscaping and
associated improvements.
Preconstruction Survey. Applicant/Developer shall comply with all Eastern
Dublin Specific Plan EIR mitigation measures for mitigating potentially significant
plant and animal species impacts. Within 60 days prior to any habitat modification,
Applicant/Developer shall submit a preconstruction survey, prepared by a biologist
(to be approved and hired by the City prior to commencement of the survey.) Said
survey shall examine whether any sensitive species exist on or adjacent to the site
and, if any exist, shall include recommended protection plans, including any
modifications to site design, for those sensitive species that may be discovered as a
result of the survey. Applicant/Developer shall be responsible for the cost of the
survey and staff review of the survey. The significance of any discoveries and
adequacy of recommended protection measures shall be subject to the discretion of
the Director of Community Development. Said protection plans and measures shall
occur at least 21 days prior to anticipated habitat modification. Any updated
surveys and/or studies .that may be completed subsequently shall be submitted to the
of Community Development (MND 98-062)
Conditions of Approval. In submitting subsequent plans for review and apProval,
Applicant/Developer shall submit six (6) sets of plans to the Public Works
Department for plan check. Each set of plans shall have attached a copy of these
Conditions of Approval with responses to conditions filled in indicating where on
the plans and/or how the condition is satisfied. A copy of the Standard Public
Works Conditions of Approval shall also be submitted which has been marked up to
indicate where on the plans and/or how the condition is satisfied. The notations
shall clearly indicate how all Conditions of Approval and Standard Public Works
Conditions of Approval will be complied with. Improvement plans will not be
accepted without the annotated conditions and standards attached to each set of
plans. Applicant/Developer will be responsible for obtaining the approvals of all
PW, PL
B, PW
Prior to
Occupancy of
any affected
building
Issuance of
Grading/Sitewor
k Permit
Approval of
Improvement
Plans and Final
Map
6
Building Permit. To apply for building permits, Applicant/DevelOper shall Submit
eight (8) sets of construction plans to the Building Division for plan check. Each
set of plans shall have attached an annotated copy of these Conditions of Approval.
The notations shall clearly indicate how all Conditions of Approval will or have
been complied with. Construction plans will not be accepted without the annotated
resolutions attached to each set of plans. Applicant/Developer will be responsible
for obtaining the approvals of all participation non-City agencies prior to the
issuance of building permits.
Air Conditioning Units. Air conditioning units and ventilation ducts shall be
screened from public view with a 6' wood fence or with materials compatible to the
main building. Units shall be permanently installed on concrete pads or other non-
movable materials to approved by the Building Official and Director of Community
Street Names and Address Numbering System. Prior to approval and recordation
of thc final map, street names shall be assigned to each public/private street
pursuant to Municipal Code Chapter 7.08. The Applicant/Developer shall propose
a list of preferred and alternate street names for review and approval by the City and
all interested outside agencies, Street names must not match or be closely similar to
existing street names within Alameda County. After the map records but before
Building Permits arc issued, address numbers will be assigned to each dwelling unit
based on the existing address grid developed for Alameda County and available
from the Dublin Building Official. The Applicant/Developer is responsible for
developing thc addressing scheme for review and approval by the Building Official.
Addressing: Cluster Homes shall have the dwelling address posted and baCk lit at
or near the front door and the garage vehicle door.
Street Name Sign Content. Street name signs shall display the name of the street
together with a City standard shamrock logo. Posts shall be galvanized steel pipe,
~osts.
Issuance of
Building Permit
B. PL
Occupancy of
Unit
PW nmnes to be
Addresses
issuance
B Through
Completion
PW Acceptance of
Improvements
Slope protection area. Immediately prior to constrUction (within 3 days), the slOPe
prOtection area shall be surveyed thoroughly for Red-legged Frog (RLF) by the
Ecological Monitor (EM). Ifa RLF is sighted, all work within 100 feet of the
sighting shall cease until the biologist verifies that no RLF are present in the work
area. Individuals surveying for frogs must meet the requirements contained in RLF
the 'adopted MND and Mitigation Monitoring Plan for PA 98-062. The constrUction
area shall then be hand cleared and a further survey made. At the conclusion of that
survey, the construction area must be fenced with erosion control fabric held in place
by t-posts and buried 4 inches in the surface to create a barrier to RLF movement
the constrUction area. The barrier shall be inspected daily to ensure it maintains its
integrity. Weekly surveys of both the constrUction and preservation zone shall be
conducted to more specifically defme RLF locations and movement areas and ensure
that RLF do not move into the constrUction zone. (MM #1, #6 and #10)
A yearly monitor compliance report shall be submitted to the City by November
each year during constrUction of project
Ecological monitor. During constrUction, an EM shall be on-site twice weekly to
educate the constrUction crews as to the importance of the habitat on-site, ensure
unintended impact do not occur, and that construction practices minimize temporary
constrUction-related impacts. (MND PA98-062 & MM#4, #8 and #11)
Fencing of riparian zone. The riparian zone shall be fenced at all times
constrUction with bright orange construction fencing.' The fencing shall ~
at an off-set 10 feet from the edge of the riparian canopy to ensure no intrusion
PL
Immediately
prior to
construction of
the slope
protection area
PL
During
construction
PL
During
construction
7
occurs in these areas. (MND PA98-062 & MM #5, #9 & #12)
Revegetation. Following constructi°n, the "disturbed" areas will be revegetated
with native species to restore riparian habitat. (MM #2 & #7). During construction,
all tree roots greater than 1 inch in diameter exposed by excavation will be cut and
leaned at (MM#3)
PL
Following
construction of
bridges
Improvement Agreement and Security. Pursuant to §7.16.620 of the Municipal
Code and Subdivision Map Act §66499, the Applicant/Developer shall enter into
Improvement Agreement with the City at the time of Final Map approVal to
guarantee the required subdivision improvements. The Agreement will.require
Improvement Security to be posted to guarantee the faithfifl performance of the
permitted work and the Payment for labor and materials. Such Security shall be in
the form of cash, a certified or cashier's check, a letter of credit, or surety bonds
executed by the Applicant/Developer and by a corporate surety authorized to do
business in California. The amount of the Security guaranteeing faithful
performance shall be 100% of the estimated cost of the work. The mount of the
Security guaranteeing the payment for labor and materials shall be 100% of the
estimated cost of the work. The Applicant/Developer shall provide an estimate of
these costs with the first submittal of the final map and improvement plans for
checking.
PW
Release of Security. When all improvements governed by the Improvement
Agreement are complete to the satisfaction of the City Engineer, the City Council
will consider accepting the improvements and releasing the Security. Prior to the
Council's acceptance, the Applicant/Developer shall furnish the following to the
City:
a) A Maintenance Bond or other replacement security in an amount equal to
25% of the estimated cost of the work to guarantee against defects for a
one-year period.
b) As-Built or Record Drawings printed On mylar of all Improvement Plans
and maps associated with the project.
c) Digital computer files of the plans in a format compatible with the City's
GIS system.
d) A recorded copy of the Covenants, Conditions, and Restrictions that govern
the project.
e) A Declaration or Report by the project Geotechnical Engineer confirming
that all geotechnical and grading work associated with the project has been
performed in accordance with the Engineer's recommendations.
0 Payment of any outstanding City fees or other debts.
Any other information deemed necessary by the City Engineer.
Quitclaim of Private Access Easement. According to the Preliminary Title Report PW
by Old Republic Title Company dated 8/22/02 (Order No. 313545-SU), a 20'-wide
private access easement was granted across Lot 130 of Tract 7075 for the benefit of
Lots 131 and F..Since Lots 131 and F will be accessed from Street "A" when the
final map for Tract 7414 records, the existing easement shall be quitclaimed by the
owner(s) of Lots 131 and F, and a replacement easement across Street "A" shall be
Public Service Easement Dedications. Applicant/Devel6per shall dedicate a
public service easement over the entire width of the private street right-of-way for
Somerset Lane, Maymont Lane, and Street "A", and over the private access
easements for the private courts. In addition, Applicant/Developer shall dedicate a
5' wide Public Service Easement along both sides of Somerset Lane (except at the
Maymont Lane (except at the bridge), and Street "A".
PW
Approval of
Final Map
Acceptance of
Improvements
by CitY Council
Approval of
Final Map
Approval of
Final Map
Applicant/Developer shall dedicate a minimum 10' wide pUblic Service Easement
over any needed joint utility trench lines and storm drain lines to the satisfaction of
the City Engineer. Applicant/Developer shall also provide Public Utility Easements
per the requirements of the City Engineer and/or public utility companies as
necessary to serve this area with utility services, utility structures and allow for
vehicular and Utility service access.
Dedication and Improvement of Emergency Vehicle Access Easements. PW, PO Approval of
Applicant/Developer shall dedicate an emergency vehicle access easement (EVAE) Improvement
Plans and Final
over the private portions of Somerset Lane, Maymont Lane, and Street "A". Map; EVA to be
Applicant/Developer shall also dedicate an emergency vehicle access easement Constructed as
over the maintenance road on Parcels A and G, connecting Somerset Lane to the required by
north end of Street "A". The grading, paved access and improvements shall be ACFD to serve
'constructed in accordance to City street standards and approved by the City each Phase
Engineer, Zone 7 and ACFD.
Dedication and Improvement of Fire/Emergency Access. Applicant/DeveloPer Pw, PO
shall provide adequate access and tm-around for fire and other emergency vehicles Improvement
Plans and Final
(32 foot minimum radii for cul-de-sacs or approved hammerhead) per Alameda Map; EVA to be
County Fire Department (ACFD) standard requirements in all public streets and constructed as
Courts. Internal private streets and drive aisles shall be designed for fire and other required by
emergency vehicles to conveniently pass through (20 foot minimum lane width) and ACFD to serve
have access to all buildings, each Phase
Dedication and Improvement of Somerset Lane and Maymont Lane (Public PW, F Dedication to
Street) AppliCant/Developer shall dedicate to the City of Dublin and improve occur on Final
Somerset Lane and Maymont Lane fi:om Creekview Drive to the west bank of Map; Streets to
Tassajara Creek as public streets. The width for Somerset Lane shall be a 46' right_ beandConstmctedopened to
of-way, with a 32' curb-to-curb width, with a 10' sidewalk on the north side of the the public as
street. The width for Maymont Lane shall be a 42' right-of-way, with a 32' curb-to- required by
curb width, with a 5' sidewalk on the south side of the street. The public portion of ACFD and PW
to serve each
the road shall include a cul-de-sac turnaround on the west side of the creek, with a Phase
minimum radius of 30'. The west end of the road shall include a concrete curb and
gutter and a decorative pavement band to clearly delineate the limits of public
ownership. The cul-de-sac drainage shall be designed so that all runoff fi:om the
public portion of the street is intercepted by inlets and does not drain onto the
street.
ImprOvement of Somerset Lane and Maymont Lane Bridges Applicant/ PW, Approval of
Developer shall construct two bridges over Tassajara Creek within the Somerset Zone 7 Bridge Plans;
Bridges to be
Lane and Maymont Lane public rights-of-way, as shown on the tentative map. The constructed and
final bridge design shall be approved by the City Engineer and by Zone 7, and shall opened to the
be consistent with the requirements of any permits issued by jurisdictional agencies, public as
The bridge abutments shall be designed to resist adverse impacts fi:om potential required by
creek scour in conformance with the letters from Zone 7 dated October 1, 2003, and ACFD and PW
to serve each
from Biggs Cardoza Associates dated August 28, 2003, as required by the City Phase
Engineer and Zone 7 during final bridge design. The final bridge design shall allow
for the bridges to remain serviceable (open to vehicle traffic) and resistant to
damage at bOth the span and the approaches in the event of scour. The depth of the
sewer siphon shall be increased as required by Zone 7. Final review of the siphon
shall be subject to review by Zone 7.
Improvement and Dedication of Somerset Lane, Maymont Lane, and Street PW Dedication to
"A" (Private Streets). Applicant/Developer shall dedicate to the Homeowner's occur on Final
Map; Streets to
Association and improve Somerset Lane, Maymont Lane, and Street "A" as shown be constructed
on the tentative map. Private right-of-way width shall be 45', with a curb-to-curb and opened to
width of 36' and a 4.5' sidewalk on both sides of the street. The curb-to-curb width the public as
may vary as shown on the tentative map to accommodate right-angle parking and required by
landscape bulbouts. The sidewalk shall widen to a width of 6' alOng all right-angle
parking spaces to accommodate vehicle overhang.
Improvement and Dedication of Private Courts Applicant/Developer shall
improve and dedicate to the Homeowner's Association the private courts, as shown
on the tentative map. The courts shall be located in a reciprocal access easement in
favor of the adjoining lots. Pavement width shall be 22' minimum, with a minimum
of 28' between the faces of the garages.
Tassajara Creek Parcel Lot Line Adjustment/Open Space Easement
Abandonment Applicant/Developer shall complete a lot line adjustment between
Parcels "J" and "A" (access parcels) and Parcels "C", "D" and "E" (creek parcels)
and Lot 130 of Tract 7075 to conform with the currently proposed location of the
Maymont Lane and Somerset Lane extensions. Further, the Applicant/Developer
shall process an application for abandonment of the existing open space easement
over Parcel 130 of Tract 7075 to conform with the revised Somerset Lane and
Maymont Lane extension. The easement abandonment must be approved by the
City Council. If Council approval is not obtained, then the bridge alignments shall
be mOved to the.original alignments created on the Tract 7075 final map.
Zone 7 Parcels A, B, and C (Tassajara Creek)
Applicant/Developer shall dedicate to Zone 7 the stream/open space corridor
Parcels ."A", "B", and "C" as shown on the tentative map.
PW
PL, PW,
ZONE 7
ACFD and PW
to serve each
Phase
Dedication to
occur on Final
Map; Courts to
be constructed
and opened to
the public as
required by
ACFD and PW
to serve each
Phase
Prior to
Approval of the
Final Map
Acceptance of
the
Improvements
by the City
Council
Tassajara Regional Trail Improvements. Applicant/Developer shall construct '
the Tassajara Creek Regional Trail on the west side of Parcel "A", from the north
side of Somerset Lane to the north end of Lot 131 of Tract 7075, abutting the East
Bay Regional Park District property. Trail improvements shall consist ora 14' wide
paved trail with a 4' gravel shoulder on the east (creek) side and a 2' gravel
shoulder and a concrete ditch on the west side, as shown on the tentative map. The
trail shall be constructed per Zone 7 and East Bay Regional Park District standards.
The north end of the trail shall be designed to allow for a smooth extension onto the
Park District property to the north. Final design shall be subject to approval of both
agencies, as well as the City Engineer and Alameda County Fire Department. Trail
improvements shall include fencing, bollards, and/or gates for unauthorized vehicle
control at the entrances, including installation ora 2-rail fence along the east side of
trail through Lot 131 The Applicant/Developer shall be eligible for Eastern Dublin
Traffic Impact Fee (TIF) credits for the regional trail construction, as well as the
widened walkway on the Somerset Lane bridge, as shown in the latest update of the
TIF.
PL, PW,
EBRPD,
ZONE 7
Trail to be
constructed and
opened to the
public as
required by
ACFD and PW
to serve each
Phase
Local Trail Improvements, Parcel B. Applicant/Developer shall construct a
public bicycle/pedestrian Path on the west side of Parcel "B", from Maymont Lane
to Somerset Lane. Improvements shall consist of an 8'-wide paved trail, a 6'-wide
gravel shoulder on the east (creek) side, a 2'-wide gravel should on the west side,
and a 2'-wide concrete ditch on the west side, as shown on the tentative map. The
trail shall be constructed per Zone 7 standards. Final design shall be subject to the
approval of the Zone 7 and the City Engineer. Trail improvements shall include
fencing, bollards, and/or gate's for unauthorized vehicle control at the entrances.
Zone 7 Maintenance Road, Parcel C Applicant/DeveloPer shall construct a
maintenance road on the west side of Parcel "C", from MaYmont Lane south to
Parcel "D". Improvements shall consist of a 16' gravel road with a 2' wide concrete
PL, PW,
ZONE 7
Zone 7's
acceptance of
Parcel B, but not
later than the
City Council's
acceptance of
the tract
improvements.
ZONE 7
Zone 7's
acceptance of
Parcel C, but not
later than the
10
ditch on the west side of the road. The trail shall be constructed per zone7 ·
standards. Trail improvements shall include fencing and gates at the Maymont Lane
entry to prevent public use.
Zone 7 Parcel D (Tassajara Creek)
Applicant/Developer shall dedicate to Zone 7 the open space/creek parcel Parcel
"D" as shown on the tentative map. Applicant/Developer shall construct a
maintenance road on Parcel "D", from the north end of the parcel (connecting to the
road on Parcel "C"), and extending south along the edge of the creek to a point 250'
to the south, at which point the road will curve to the west away from the creek to a
connection point with the maintenance road on the adjoining Alameda County
property. A spur road shall be extended along the westerly edge of the property to a
point 500' south of the north end of the property; a hammerhead turnaround
acceptable to Zone 7 shall be provided at the south end of the road. The roads and
any associated grading shall maintain a minimum 50' setback from the proposed
frog pond. Improvements for the main road shall Consist of a 16' -wide gravel road,
with a 2' -wide concrete ditch for the northerly 250' of the road along the creek;
the ditch may be eliminated along the remainder of the road provided it is graded in
a manner that allows sheetflow across the road and flows are not concentrated.
Concrete, turf block, or other approved material s~hall provided on the road to
provide adequate traction on grades, as required by Zone 7. The spur road shall
consist of gravel or a suitable all-weather surface such as turfblock, without a ditch.
The spur road shall follow the alignment of the existing dirt road along the westerly
property line, and shall be designed to minimize grading and to maintain a
migratory corridor for frogs. Roads shall have a maximum grade of 8% and a
minimum inside radius of 35', or with exceptions as as allowed by Zone 7.
Improvements shall include construction of a gate at the Alameda County property
connection. All improvements shall conform to the Zone 7 creek setback criteria,
which is a 2.5:1 projection from the toe to the ground. Improvements shall
generally conform to the preliminary plan shown on the tentative map. Final design
shall be subject to the approval of Zone 7, the City Engineer, and the Director of
Community Development.
In the event that Zone 7 has not been able to secure a connection onto the Alameda
County property prior to the City Council's acceptance of the tract improvements,
Applicant/Developer may, with the City's approval, modify the maintenance road
to eliminate the connection to the Alameda County property. The revised access
shall include adequate access and turnaround provisions for Zone 7, and shall
conform to the other provisions listed above. Applicant/Developer shall make
provisions, on the final map or through separate agreement, for maintenance of the
frog pond by the Tassajara Creek Maintenance Association, by the Homeowner's
Association or other parties.
Tassajara Creek - License Agreement for Trail Use. Applicant/Developer shall
cooperate with the City and Zone 7 to amend the City's license agreement with
Zone 7, dated March 18, 1987, which grants to the City the use of Zone 7 creek
maintenance roads for public pedestrian and bicycle access. Specifically, the license
agreement shall be amended to cover the regional trail on Parcel "A", and the local
trail on Pared "B". Furthermore, the Applicant/Developer shall enter into a
sublicense agreement with the City transferring the maintenance and liability for the
local trail to the Tassajara Creek Maintenance Association. The Applicant/
Developer shall cooperate with the City to develop a separate sublicense agreement
between the City and the East Bay Regional Park District,
transferring maintenance of the regional trail on Parcel "A" and Lot 131 to the
EBRPD. In the event that EBRPD is unwilling to accept maintenance of the
PL, PW,
ZONE 7
PL, PW,
EBRPD,
ZONE 7
City Council's
acceptance of
the tract
Zone 7's
acceptance of
Parcel D, but not
later than the
City Council's
acceptance of
the tract
improvements.
Zone 7's
acceptance of
any parcel
within Tassajara
Creek, but not
later than the
City Council's
acceptance of
the tract
improvements.
11
regional trail, the sublicense agreement with the Association shall be amended to
cover the regional trail as well as the local trail.
Stream Restoration Plan. This project is subject to the Eastem Dublin
Comprehensive Stream Restoration Program. The coneptual landscape plans for the
project incorporates the recommendations of the Tassajara Creek Subdivision
Tassajara Creek Restoration Plan prepared by Olberding Environmental, Inc. dated
August 1, 2003, A final landscape plan shall be submitted for the riparian
restoration and shall be subject to the review and approval of the Director of
Community Development and by the City's Landscape Architect. The approved
plan shall be implemented to the satisfaction of the City of Dublin. Creek
restoration work (e.g.: removal of exotic plantingS, supplemental native plants, etc.)
shall be determined prior to construction by a biologist retained by the City and
shall meet the requirements of the Eastern Dublin General Plan and Specific Plan
EIR and the Mitigated Negative Declaration for this project. Restoration work shall
be completed according to the timeframe contained in the Restoration Program.
Trail and maintenance road construction shall be coordinated with any restoration
work required under the Stream Corridor Restoration Program. Developer-provided
bond or other financial security mechanism may be required. Tree plantings shall be
located a minimum of 4 feet away from the regional trail.
Open Space Parcels E, F, and G Applicant/Developer shall dedicate OPen Space
Parcels "E", "F", and "G"to Zone 7. If Zone 7 will not accept the parcels they
shall be dedicated to the HOA for Tract 7414.Applicant/Developer shall install
improvements on parcels as shown on the tentative map, including a vegetated
bioswale ,landscaping and fencing. A final landscape plan shall be submitted for
Parcels E, F and G and shall be subject to the review by the City's landscape
architect. Final design of the bioswale and landscaping shall be to the satisfaction
of the City Engineer and Director of Community Development. Maintenance and
performance standards shall be submitted for review and approval by the City
Engineer and the Director of Community Development. Maintenance of these
parcels shall be the responsibility of the Tassajara Creek Maintenance Association.
Open Space Parcel H Applicant/Developer shall dedicate to the Homeowner's'
Association Open Space Parcel "H", as shown on the tentative maP. Applicant/
Developer shall install improvements on parcels as shown on the tentative map,
including landscaping. A final landscape plan shall be submitted for Parcel H and
shall be subject to the review by the City's landscape architect. Final design of the
landscaping shall be to the satisfaction of the City Engineer and Director of
Community Development. Maintenance standards shall be submitted for review
and approval by the CitY Engineer and the Director of Community Development.
Maintenance of this parcels shall be the responsibility of the Homeowner's
Association. ,
Trash/Debris Removal on Open Space Parcels. The restoration/landscaping
work on Parcels A-G shall include removal of all abandoned vehicles, equipment,
debris, and trash along the creek banks. In addition, the existing access roads shall
be disked, ripped, or otherwise obliterated to allow planting of replacement
vegetation. The existing bridge shall be removed, with the abutments left in place.
This work shall be noted on the improvement and landscaping plans.
Survey Control. Survey monuments shall be set in finished public streets and at
designated property corners or other control points in accordance with the final
maps recorded for this project, and as required by the City Engineer. Said street
12
PL, PW,
EBRPD,
ZONE 7
PW
PW, PL
>W
Approval of
Improvement
Plans;
Restoration
Work to be
Constructed
Prior to
Acceptance of
Improvements
Dedication to
occur on Final
Map;
Landscaping to
be constructed
as required by
PL and PW to
serve each Phase
Dedication to
occur on Final
MaP;
Landscaping to
'be constructed
as required by
PL and PW to
serve adjacent
Phase
Approval of
Improvement
Plans and Final
Map; Cleanup
Work to be
Completed Prior
to the City
Council's
Acceptance of
the tract
Acceptance of
Improvements
by City Council
monuments shall be set within twenty (20) secOnds for an~ angle and lin 10,000
feet for distances between monuments as required by Municipal Code §9.20.040.
In addition, pursuant to Subdivision Map Act §66497, the surveyor of record shall,
within five days after the final setting of all monuments has been completed, give
written notice to the City Engineer that the final monuments have been set. The
Applicant/Developer shall then present evidence to the City Engineer of the
payment and receipt of payment by the surveyor of record for the monument
ADA Requirements/Handicap Ramps, All handicap ramps shall c?mply with all
current State disabled acceSs requirements and City of Dublin Standards.
PW
Acceptance of
Improvements
or Occupancy of
First Unit in.
affected Phase
Storm Drain Improvements. Applicant/Developer shall install all storm drain
improvements in general conformance with the tentative map, except that a public
drainage easement shall be dedicated over Parcel "F"., The Tassajara Creek
Maintenance Association shall provide vegetation maintenance in the Parcel "F"
swale. Storm drain improvements shall include a Stormcepter manhole or similar
pollutant filter at the outfall of the storm drain into Tassajara Creek. The manhole
and/or property lines shall be amended to locate the manhole within the Maymont
Lane public right-of-way and outside the Zone 7 parcel. Applicant/Developer shall
be responsible for Obtaining all necessary permits from regulatory agencies for thc
outfall construction. Final design of the storm drain system and outfall shall be
' Zone 7 and the City Engineer.
Storm Drain Maintenance Responsibilities Applicant/Developer shall dedicate
easements to the City over those portions of the storm drain system conveying
nmoff from public streets, consisting of thc outfall, Stormcepter manhole, and
pipes in Parcel "C",, and the system within the public portions of Somerset Lane.
and Maymont Lane.. The Homeowner's Association and/or Tassajara Creek
Maintenance Association shall maintain thc remaining portions of the system.
Storm Inlet on Adjoining Alameda County Property. According to the
preliminary utility plan by Ruggeri-Jensen-Azar Inc. (Sheet 3 of the Tentative Map
exhibits), a storm water inlet is proposed on Alameda County property just west of
the driveway separating Lots 70 and 74. Before installing said inlet, the
Applicant/Developer shall submit written evidence that Alameda County has
granted permission for this off-site improvement, and shall demonstrate that the
Homeowner's' Association will have a right to maintain the inlet in perpetuity. In
the event the easement cannot be obtained, the project shall be modified to locate
the inlet within Lots 70 and 74.
Parkland Dedication - The developer shall be required t° pay a Public Facilities
Fee in the amounts and at the times set forth in City of Dublin Resolution No. 60-
99, adopted by the City Council on April 6, 1999, or in the amounts and at the
times set forth in any resolution revising the amount of the Public Facilities Fee, as
implemented by the Administrative Guidelines adopted by Resolution 195-99. No
credit against the dedication requirement shall be given for open space within this
ect.
Streetlights. Streetlights on City streets inside project shall be the City Standard
cobra head luminaries with galvanized poles. Either standard City cobra head
luminaries or approved decorative lights may be used on residential private streets.
Decorative lights shall be designed so as to not shine into adjacent windoWs. (All
publicly-maintained street lights shall be annexed into the Citywide Street Light
Maintenance Assessment District 1983-1 (for standard corbra-head type fixtures),
or into the Dublin Ranch Street Light Maintenance Assessment District 1999-1.
PW,
ZONE7
PW
PW
PW
Approval of
Improvement
Plans; Storm
Drainage
Improvements
to be
Constructed
Prior to
Acceptance of
Improvements
or Occupancy of
First Unit in
affected Phase
Approval of
Final Map
Approval of
Improvement
Plans
Final Map
Approval of
Improvement
Plans;
Streetlights to be
Constructed
Prior to
Acceptance of
Improvements
13
All decorative street, lights shall be maintained by the H6me0wiiei:'~s ASs°Ciati°n,
A street lighting plan which demonstrates compliance with this condition shall be
submitted prior to recordation of the Final Map and shall be subject to review and
approval by the City Engineer. The type of residential streetlights used shall be
located only on private streets and private court and shall be reviewed and
First Unit in
affected Phase
Graded Slopes/Erosion Control. All landscaped and graded slopes in Open space
and creek areas shall bc hydrosecdcd and treated with erosion control measures
upon completion to prevent soil erosion. Thc hydrosccd mix shall be subject to
approval by the Director of Public Works.
PW
October 1 of
each year
Geotechnical Report and Recommendations. The Applicant/Developer shall PW
incorporate the recommendations of the Gcotechnical report prepared for the
project, and additional mitigation measures required by the City Engineer into thc
project. The Gcotechnlcal Engineer shall certify that the project design conforms
to the report recommendations prior to issuance of a Grading/sitework Permit.
Grading on Adjacent KoHer Property. According to thc Vesting Tentative Tract PW
Map exhibits by Ruggeri-Jensen-Azar & Associates, grading work is necessary on
the adjoining Koller (Lot 131 of Tract 7075) property. Before commencing with
any off-site grading, thc Applicant/Developer shall provide written evidence from
thc adjoining property owner that this work is allowed.
Retaining Walls. All retaining walls over 30 inches in height and in a walkway
shall be provided with guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall obtain permits and inspections
from the
B, PW
Issuance of
Grading/Sitewor
k Permit
IssuanCe of
Grading/Sitewor
k Permit
rhrollgh
Completion
Stop Sign Locations Applicant/Developer Shall mOdifY the existing intersections PW
on Creekview Drive at Somerset Lane and Maymont Lane to provide a STOP sign,
bar, and legend on the new west approach to each intersection.
Somerset Lane and Street "A" Intersection. Applicant/Devel6per shall install a PW
3-way STOP control at the intersection Somerset Lane and Street A".
Occupancy of
the First Unit in
affected Phase
Occupancy of
any Unit in
affected Phase
Maymont Lane and Street "A' Applicant/Developer shall install s 3-way sTOP
control at the.intersection of Maymont Lane and Street "A".
PW
Occupancy of
any Building in
affected Phase
Parking Assignment Eight (8) parking spaces shall be restricted by signing or
markings for the exclusive use of the below-market rate units, as shown on the
parking exhibit of the Planned Unit Development. The remaining spaces shall be
to all residents and their guests..
No Parking. Applicant/developer shall install no parking anytime signs or painted
red curbs on Somerset Lane and Maymont Lane between Creek-view Drive and the
west end of the public street. On-site parking shall be restricted to designated
parking areas only. Areas along Street "A" that are not designated for parking shall
have "No Stopping - Fire Lane" (Caltrans standard R26F) signs posted at
intervals.
Tassajara Road/1-580 Interchange Improvement Cost ContribUtion. Applicant/
Developer has previously paid a pro-rata share of the design and construction cost
of interchange improvements at the Tassajara Road/1-580 interchange, as
determined by the City Engineer..Developer shall receive credit towards the
subdivision Traffic Impact Fees (TIF) for such contribution to interchange
in accordance to the City TIF credit policies.
14
>W
PW
PW
Occupancy of
any below
market rate
Building
Occupancy of
any Building i.n
affected Phase
Building
Permits
Improvements. All improvements shall be to the satisfaction of Zone 7.
Tassajara Creek. The subject property is located on Tassajara Creek (Line K).
This portion of Tassaj ara Creek is included in Zone 7's "Project 1" Area, therefore,
Zone 7 cannot reimburse for any channel improvements but can take ownership if
improvements are made to Zone 7 satisfaction
Requirements and Fees. Applicant/Developer shall comPly with all Alameda
County Flood Control and Water Conservation District-Zone 7 Flood Control
requirements and applicable fees.
Salt' Mitigation. Recycled water projects must meet any applicable salt mitigation
requirements of Zone 7.
Wells. Any water wells, cathodic protection wells or exploratory borings shown on
the map that are known to exist, are pi'oposed or are located during field operations
without a documented intent of future use, filed with Zone 7, are to be destroyed
prior to any demolition or construction activity in accordance with a well
destruction permit obtained from Zone 7 and the Alameda County Department of
Environmental Services or are to be maintained in accordance with applicable
groundwater protection ordinances. Other wells encountered prior t° or during
construction are to be treated similarly
Zone 7
Zone 7
Approval of
Improvement
Plans
Zone 7's
acceptance of
any parcel
within Tassajara
Creek
Zone 7, PW
SDA 7-1 fees to
be paid as
follows: For
Impervious Area
within the
public/private
streets to be paid
prior to approval
of Final Map;
For Impervious
Area within
each lot to be
paid at the time
of issuance of
each Building
Permit
Approval of
Improvement
Plans
Zone 7, PW Issuance of
Grading/Sitewor
k Permit
Trees. The Applicant/Developer shall install all trees within the site, Somerset PL, PW
Lane, and Maymont Lane from the face of curb to the site right-of-way, and all
street trees proposed within the public service easements, to the design and
specifications of the Specific Plan and City of Dublin specifications, and to the
satisfaction of the City Engineer and Director of Community Development. Street
tree varieties shall be planted along all Street frontages and shall be shown on the
Landscaping plans; at least 20% of the trees shall be a minimum size of 24"-box,
three trees shall be 36" box and the remainder shall be a minimum size of 15
gallon. Exact tree locations and varieties shall be reviewed and approved by the
City Engineer prior to planting. The proposed variety of trees to be planted
adjacent to sidewalks or curbs shall be submitted for review and approval by the
City Engineer. Root barriers shall be required unless otherwise determined by the
and the Director of Community Development.
Landscaping. The Applicant/Developer shall install all landscaping within the site, PL, PW
SomerSet Lane, and Maymont Lane from the face of curb to the site right-of-way, to
the satisfaction of the City Engineer and Director of Community Development.
Eighty percent (80%) of all shrubs shall be five (5) gallon can size and the balance
shall be one (1) gallon can size minimum.
15
Approval of
Improvement
Plans;
Landscaping to
be Constructed
Prior to
Acceptance of
Improvements
or Occupancy of
First Unit in
affected Phase.
Occupancy of
the First Unit in
affected Phase
Project Entries and Focal Areas. The Applicant/Developer shall install enhanced
landscaping at the entrances to the project along both sides of Somerset Lane and
Maymount Lane from thc trail to the residential lots to the to the satisfaction of the
City Engineer and Director of Community Development. Landscaping may include
retaining walls as necessary, 24" box trees, five gallon shrubs, ground cover and
turf.
PL, PW
Parcel "E" Landscaping. The Applicant/Developer shall construct all landscaping PL, PW
within Parcel "E", from the face of walkway to the maintenance road, to the
satisfaction of the City Engineer and Director of Community Development. Trees,
shrubs and ground cover selected for this area shall be native and shall be irrigated
with a automatic underground irrigation system.
Parcels "F and G" Bioswale. The Applicant/Developer shall construct the PL, PW
bioswale within Parcels"F and G", to satisfaction of the City Engineer and Director
of Community Development. Design of the bioswale shall be to current Best
Management Practices and shall include a subdrain system. Trees, shrubs and
ground cover selected for this area shall be installed to provide an appropriate
transitional landscape area between the trail, bioswale and the homes. All plants
shall be native with the exception of the hydroseeded perennial grasses and shall be
with a fully automatic underground irrigation system.
Parcel "H" Landscaping. The Applicant/Developer shall construct all landscaping PL, PW
within Parcel "H", to the satisfaction of the City Engineer and Director of
Community Development. Trees, shrubs, ground cover and grasses selected for this
area shall be native and compatible with the oak grassland ecosystem. All ground
cover, shrubs and trees shall be irrigated with a fully automatic underground
irrigation system. Additional improvements shall include installation of one heavy
duty park bench to be located near the sidewalk.
Open Space and Stream Corridor Parcel Landscaping. The landscape
improvements for creek open spaces and stream corridor Parcels "A"-"H" shall be
installed by Applicant/Developer concurrently with the development of the adjacent
residential parcel unless otherwise specified by the City Engineer or the
Development Agreement: Restoration/establishment plans, maintenance standards
and monitoring programs are required for all stream corridors and open space areas
that are proposed to be planted with trees and shrubs and shall be approved by the
meer and the Community Development Director.
Fencing. The Applicant/Developer shall construct all fencing to the satisfaction of
the City Engineer and Director of Community Development. Fencing shall be
generally consistent with the Fencing Location Exhibit with the folowing
amendments:
a) Install 2 rail fence at the property line, north from Lot 1 along back of walk
to the opening of the EVA Regional trail. Continue 2 rail fence on
opposite side of EVA trail along property line to north comer of property,
and westerly to Keller drive. Continue 2 rail fence at property line west
from Keller drive to private lattice top wood fence.
b) Install 2 rail fence from Lot 46 to Lot 50 at property line adjacent to open
space.
c) Install open wire fence at the ends of the common driveways, along the
property line, from Lot 2 to 4, from Lot 6 to 9, from Lot 13 to 17, from Lot
20 to 23, from Lot 26 to 29, from Lot 32 t 35, from Lot 38 to 41, and from
Lot 43 to 45. Provide detail for this fencing.
d) Install 2 rail fence from east comer of Lot 105 to the Keller driveway.
e) Install open wire fence from Maymont bridge south along the east side of
the maintenance road to the gates
ir) Install 2 rail fence from the Maymont bridge to the Somerset bridge, along
16
Occupancy of
the First Unit in
affected Phase
Occupancy of
the First Unit in
affected Phase
Occupancy of
the First Unit in
affected Phase
Occupancy of
the First Unit in
affected Phase
, PW
Approval of
Improvement
Plans;
Landscaping to
be Constructed
Prior Occupancy
of First Unit in
affected Phase
Occupancy of
the First Unit in
affected Phase
the eastem edge of the maintenance road.
g) Install 2 rail fence from Somerset bridge to the northernmost property line
of Parcel "A" and then through Lot 131 to the EBRPD boundary, along
the east side of the EVA trail.
h) Install gates and/or other traffic control devices, at each intersection of the
EVA trail and maintenance road with project streets, to the approvals of
the director of Public Works and Community Director and Zone 7.
i) Install open wire fence along west side of Lot 51 adjacent to open space
j) All retaining wall design and construction shall be consistent with the
design and construction of the perimeter wall.
Bridge Enhancements. The Applicant/Developer shall add columns at each end
and each side of the bridges with a similar design as the entry monuments as shown
on sheet L-2 and to the satisfaction of the City Engineer and Director of
Community Development.
PL, PW
Acceptance of
Public
Improvements
by City Council
Tree Protection and Preservation. The Applicant/Developer shall follow the tree
preservation guidelines per the Tree Report for Phase 3, Yarm Yarra Ranch, Dublin,
CA, prepared by HortScience, Inc, September 2003: Specifically:
a) Tree Preservation Notes shall be placed on all civil, landscape, and bridge
plans,
b)
The consulting arborist will identify a Tree Protection Zone for all trees to
be preserved, in which no soil disturbance is permitted, except as approved
by the Arborist.
c) Any herbicides placed under paving materials must be safe for use around
trees and labeled for that use.
d)
Fence all trees to be retained, to completely enclose the Tree Protection
Zone prior to demolition, grubbing, or grading. Fences shall be orange
construction fencing or equal. Fencing shall be placed at the drip-line, and
shall remain until all grading and construction is completed.
e)
Trees in the area of the creek crossings shall be pruned by a Certified
Arborist or Tree Worker, according to ANSI A300 and Z133 standards, as
well as the Best Management Practices of the International Society of
Arboriculture, to provide adequate clearance for construction. Clearance
shall be provided by selectively thinning low-hanging lateral branches.
f) Any grading, construction, demolition or other work within the Tree
Protection Zone shall be monitored by the Consulting Arborist.
g) Any root pruning required for construction shall receive the prior approval
of, and be supervised by, the Consulting Arborist.
h)
If injury should occur to any tree during construction, it shall be evaluated
as soon as possible by the Consulting Arborist so that appropriate
treatments can be applied.
i) No excess soil, chemicals, debris, equipment, or other materials shall be
dumped or stored within the Tree Protection Zone.
j) Any additional tree priming needed for clearance during construction must
be performed by a Certified Arborist and not by construction personnel.
PL
Ongoing during
Construction
Open Space Management Program. The Open Space Management Program by
17
PW
Program
approved prior
Oberding Environmental dated January 15, 2003 shall be revised as needed
resulting from adopted conditions of approval of the Vesting Tentative Map. The
revised Open Space Management Program shall be submitted for approval by the
Community Development Department. The Open Space Management Program
shall reflect any changes in the open spaces resulting from conditions of approval of
the project. The Management Program for Open Space areas shall be in addition to
any Fire Buffer Zone and shall address maintenance of enhanced landscape areas,
noxious weed control and fire control. Standards to ensure the healthy establishment
and survival of all Open Space plantings shall be designated in the Open Space
Management Program and shall be subject to final review and approval bY the City
at Applicant/Developer's expense. The program shall include provisions for
mowing and removal of cut plant materials, debris, and other miscellaneous trash
items. The requirements of this program shall be included in the Maintenance
Association CC&R's and shall be subject to review and approval by the Community
Development Director and City Engineer. Any necessary restoration of Open Space
plantings shall be the responsibility of the Maintenance Association, and shall be
completed according to the time frame contained within the Management Program.
If the Open Space plantings are not maintained according to the standards
established by the Management Program, the City will have the right, but not the
obligation, to take corrective measures and to bill the Maintenance Association for
the cost of such maintenance and corrective measures plus the City overhead costs.
Landscape Maintenance Applicant/Developer shall maintain landscaping after
City-approved installation until the appropriate Homeowner's Association or the
Tassajara Creek Maintenance Association is established or amended to assume the
maintenance responsibilities. This maintenance shall include replanting, reseeding,
irrigation, weeding and the application of pre-emergent chemicals.
Landscaping at Aisle Intersections. Landscaping at aisle intersections shall be
such that sight distance is not obstructed. Except for trees, landscaping shall not be
higher than 30 inches above the curb in these areas.
Landscape plantings. Establishment and Maintenance of required and/or optional
landscape plantings shall be the responsibility of the developer. A bond or other
assurance may be required to ensure survival of' s.
Utilities Service Report and Plan. Applicant/Developer shall submit will-serve
letters to the City Engineer and Community Development Director to document that
domestic fresh water, electricity, gas, telephone, and cable television service will be
to each residence.
Utility Boxes' shown on Landscape Plans. Applicant/Developer shall show all
utility boxes or structures over 2 feet square on the Landscape planting plan
showing how the utility boxes will be screened and blended in the proposed
landscape of sweet parkways and other areas. Also the boxes shall be placed not to
interrupt spacing of street trees and other landscape features to the satisfaction of the
and Community Development Director.
Joint Utility Trenches/Undergrounding/Utility Plans. Applicant/Developer shall
construct all joint utility trenches (such as electric, telephone, cable TV, and gas) in
accordance with the appropriate utility jurisdiction. All communication vaults,
electric transformers, cable TV boxes, blow-offvalves and any appurtenant utility
items thereto shall be underground and located behind the proposed sidewalk within
the public service easement, unless otherwise approved by the City Engineer and
any applicable agency. Conduit shall be under'the sidewalk within the public right
of way to allow for street tree planting. Utility plans, showing the location of all
18
to Approval of
Final Map.
CC&R's
submitted prior
to Recordation
of Final Map
and approved
prior to
Occupancy of
Any Unit
PL, PW
Acceptance of
Improvements
by City Council
PL, PW
Approval of
Improvement
Plans
PW, PL
Acceptance of
Improvements
by City Council
PW, PL
Approval of
Improvement
Plans
PW, PL
Approval of
Improvement
Plans
PW
Occupancy of
affected units
proposed utilities (including electrical vaults and Undergr°Und transformers)behind
the sidewalk shall be reviewed and approved by the City Engineer.. Location of
these items shall be shown on the Final Landscaping and Irrigation Plan. Any above
ground utilities of boxes over 3' x3' shall be screened from public view to the
satisfaction of the City Engineer. '
DSRSD Conditions. Ali in-traCt P0table' and recycled Water and wastewater
pipelines and facilities shall be constructed by the Applicant/Developer in
accordance with all DSRSD master plans, standards, specifications and
requirements. Applicant/Developer shall also comply with all of the following
conditions:
DSR
General Conditions
Complete improvement plans shall be submitted to .DSRSD that cOnform to the
requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and
Drawings for Design and Installation of Water and Wastewater Facilities," all applicable
DSRSD Master Plans and policies, and all Recycled Water Design and Construction
Standards.
Issuance of
Building
Permits
All mains shall be sized to provide sufficient capacity to accommodate future flow
demands in addition to each development project's demand. Layout and sizing of mains
shall be in conformance with DSRSD utility master planning.
Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer
system. Pumping of sewage is discouraged and may only be allowed under extreme
cimumstances following a case by case review with DSRSD staff. Any pumping station
will require specific review and approval by DSRSD of preliminary design reports, design
criteria, and final plans and specifications. The DSRSD reserves the right to require
payment of present value 20-year maintenance costs as well as other conditions within a
separate agreement with Applicant/Developer for any project that requires a pumping
station.
Issuance of
Building
Permits
Approval of
Improvement
Plans
Domestic and fire protection waterline systems for residential tracts or commercial
developments shall be designed to be looped or interconnected to avoid dead-end sections
in accordance with requirements of the DSRSD Standard Specifications and sound
practices.
DSRSD policy requires public water and sewer lines to be located in public streets rather
than in off-street locations to the fullest extent possible. If unavoidable, public sewer or
water easements must be established over the alignment of each public sewer or water line
in an off-street or private street location to provide access for future maintenance and/or
Approval of
Improvement
Plans
Approval of
Improvement
Plans
The locations and widths of all proposed easement dedications for water and sewer lines
shall be submitted to and approved by DSRSD.
All easement dedications for DSRSD facilities shall be by separate instrument irrevocably
offered to DSRSD or by offer of dedication on the Final Map.
The Final Map shall be submitted to and approved by DSRSD for easement locations,
widths, and restrictions.
Issuance of
Grading Permit
Approval of
Final Map
Approval of
Final Map
Building
Permits
connection fees, plan-checking fees, inspection fees, permit fees, and fees
associated with a wastewater discharge permit shall be paid to DSRSD in accordance with
the rates and schedules established in the DSRSD Code.
19
All improvement plans for DSRSD facilities shall be signed by the District Engineer. Issuance of
Each drawing of improvement plans shall contain a signature block for the District Building
Permits
Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, Applicant/Developer shall pay all required DSRSD
fees, and provide an engineer's estimate of construction costs for the sewer and water
systems, a performance bond, a one-year maintenance bond, and a comprehensive general
liability insurance policy in the amounts and forms that are acceptable to DSRSD.
Applicant/Developer shall allow at least 15 working days for final improvement drawing
review by DSRSD before signature by the District Engineer.
No sewer line or water line construction shall be Permitted unless the proper utility of
construction permit has been issued by DSRSD. A construction permit will only be Building
Permits and all
issued after all of the DSRSD conditions herein have been satisfied. DSRSD
The Applicant/Developer shall hold DSRSD, its Board of Directors, cOmmissions,
employees, and agents of DSRSD harmless and indemnify the same from any litigation,
claims, or fmcs resulting from completion of the project.
The project lies within the area annexed to the District in 1995 as DSRSD AnnexatiOn 94:
1. All properties within this annexation are subject to District conditions that restrict the
availability of services. All parcels which seek service with the District within this area
are also subject to a Condition of Annexation requiring an Areawide Facility Agreement
which regulates the manner and timing of services by th~ District.
The project is located within the District Recycled Water Use Zone #1 (Ord, 276), Which
calls for installation of recycled water irrigation systems to allow for the future use of
recycled water for approved landscape irrigation demands. Major recycled water facilities
are described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless
specifically exempted by the District Engineer, compliance with Ordinance 280, as may
be amended or superseded, is required. Irrigation water services as necessary for this
development shall connect to any off site extension and stub out to the property line
adjacent to the irrigation service tap, to allow for conversion when recycled water is
available. Improvement plans shall include required recycled water improvements.
The parcel proPosed for development has been excluded from the Water Service Area of
the District by special condition imposed at the time of annexation to the District.
Removal'of this condition and inclusion of the parcel into the Water Service Area of the
District requires independent action by the DSRSD Board of Directors. The subdividing
area shall be included within the Water Service Area of the District prior to approval by
for of the final map.
Construction by ApplieanffDeveloper. All in-tract potable and recycled .water
and wastewater pipelines and facilities shall be constructed by the
Applicant/Developer in accordance with all DSRSD master plans, standards,
On-going
Issuance of
Building
Permits
Completion of
Improvements
Final Map
Completion of
Improvements
Responsibilities for Subdivider. Applicant/Developer shall comply with all
implementation "responsibilities for subdivider" as outlined in Tables 9.1 and 9.2 of
the "Wastewater Service Matrix of Implementation Responsibilities" and Table 3
"Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems incorporated herein by
reference and the
DSR, PW
Approval of
Improvement
Plans
EVA/multi use road. The EVA shall be paved for a 14 feet ~idth With ~a~el
compacted to support the weight a fire apparatus to provide a 20 feet width. The
triangular shaped landscaped area in the north side EVA (near the gates) shall be
reduced in size to allow a 20 ft Wide EVA.
Approval of
Improvement
Plans
Gates. Gates shall comply with the City of Dublin, Zone 7 and EBRPD
Approval of
Improvement
requirements. All gates across Fire Department access Ways shall have a minimum Plans
12-foot clear, unobstructed linear width and a clear vertical height of 13 feet 6
inches. All locking devises shall provide for Fire Department emergency access.
All gate plans shall be approved by the Fire Prevention Bureau prior to
construction.
Automatic Fire Sprinklers. Homes shall be provided with automatic sprinkler F
systems as indicated on PUD Sheet 7, or as required by the ACFD..
EVA Easement. The Applicant/Developer shall provide a copy of the recorded F
easement or final map showing the EVA for the project.
Fire Hydrant Fire Flow. The Applicant/Developer shall show location of the fire
and provide fh'e flow information from DSRSD to ACFD.
The Developer shall provide DSRSD standard steamer type (1-4-
1/2" and 1-2-1/2" outlet) fire hydrant(s). Bollards shall be provided for the
of fire hydrants subj eot to vehicle damage at the request of the ACFD.
Fire Hydrant location markers. The Developer shall identify the fire hydrant
locations by installing reflective "blue dot" markers adjacent to the hydrant 6 inches
off center from the middle of the street.
Fire apparatus roadways. Fire apparatus roadways shall extend to within 150 feet
of the most remote first floor exterior wall of any building. Fire apparatus
roadways shall have a minimum unobstructed width of 20 feet and an unobstructed
vertical clearance of not less than 13 feet 6 inches. Roadways less than 36 feet wide
shall be posted with signs and shall have red curbs painted with labels on one side,
unless otherwised approved by the ACFD. Roadways less than 28 feet side shall be
posed with signs and shall have red curbs painted with labels on both sides of the
street, unless otherwise approved by the ACFD. The labels shall read as follows:
"NO STOPPING FIRE LANE - CVC 22500.1"
Weight. Fire apparatus roadways and bridges must be capable of supporting the
imposed weight of fire apparatus and must be provided with an all-weather driving
surface. Only paved surfaces are considered to be all-weather driving surfaces.
Turnarounds. The Developer shall make provisions so that fire apparatus roads in
excess of 150 feet in length have approved apparatus turnarounds.
Fire access prior to vertical construction or combustible storage on site. Fire
access roadways and water supply must be in place prior to vertical construction or
combustible storage on site. A plan showing the access and water supply shall be
submitted and approved by the Fire Prevention Bureau prior to issuance of a
F
F
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Plans
Building permit
Building permit
F
F
Occupancy of
First Unit in
affected Phase
F Improvement
plans
F Improvement
plans
F Building Permit.
Weed abatement program. The Developer shall provide a weed abatement
program before, during and after construction for vegetation within 100 feet from
combustible construction and 30 feet from the street and property lines.
Approval of
Imp. Plans, On-
going
construction and
after Occupancy
of each Unit in
affected Phase.
Wildland or open space interfaces. If Development interfaces with wildland or
open space areas, a separate landscape plan for vegetation fuel modification and/or
buffer zone(s) featuring fire resistive and drought tolerant varieties is required to be
submitted and approved by the ACFD, City of Dublin, Fire Prevention Division,
prior to issuance of grading and building permits. The zone(s) shall be
shown/designated as separate lettered lots. The plan shall include dedicated
easements for emergency and maintenance access to these zones. The maintenance,
in perpetuity, for the zones and emergency/maintenance access ways shall be
assigned to either the Homeowner's Association, the Tassajara Creek Maintenance
Association, or other approved agent. These responsibilities shall be disclosed to
21
Grading/Sitewor
k Permit
property owner(s) by way of deed restrictions and/or c°venantsd conditiOns and
restrictions.
Fire flow and hydrant location. The Fire Prevention Bureau shall approve
minimum fire flow and fire hydrant location.
F
Improvement
plans
Mowing of weeds. The Developer or a lighting and landscape maintenance district
and/or maintenance association shall ensure that weeds and grassy areas adjacent
open space areas (with the exception of the creek) are mowed as required by the
ACFD or City of Dublin.
Street Names. All new street names and addressing shall be submitted for approval
to the Administrative Mapping Division of the ACFD, City of Dublin, Fire
Prevention Division and the Alameda County Planning Department.
F
F
Approval of
CC&R's
Final Map
ACFD Rules, Regulations and Standards. Applicant/Developer shall comply
with all Alameda County Fire Services (ACFD) rules, regulations and standards,
including minimum standards for emergency access roads and Payment of
applicable fees, including a City of Dublin Fire Capital Impact Fee.
F
Issuance of
Building
Permits
Uniform Building and Fire Codes. The project shall comply with the Uniform B, F
Building and Fire Codes as adopted by the City of Dublin at the time of building
including the wildfire management plan and heritage tree ordinance.
Wildfire Management Plan. The applicant shall comply with the City's Wildfn'e PL, F
Management Plan for covering long-term maintenance of the urban/open-space
interface. The Plan requirements shall be incorporated into the CC&R's for the
project. If a Wildfire Management Plan has not been adopted prior to approving the
CC&R's for the project, the applicant shall provide a project specific wildfire
)lan and shall submit this plan prior to recordation of the Final
Driveways. A driveway access serving one dwelling/structure shall have a F
minimum 12 foot unobstructed linear width providing all portions of the first floor
are within 150 feet of the required standard 20-foot wide minimum access road. A
driveway serving two dwelling/structures shall have a minimum 12 foot
unobstructed linear width. All driveway accesses shall meet Fire Department
standards for distance, weight loads, turn radius, grades and vertical distance
requirements. Approved tumarounds shall be required for distances over 150 feet
from approved access roads. Other mitigation shall/my be requi~red in addition to
those listed.
Throughout
project
Approval of
CC&R's
Improvement
plans
Minimum number of access roads. The minimum number of access roads serving
residential developments shall be based on the number of dwelling units served and
shall be as follows:
a) 1-25 units, one public access road.
b) 26-74 units, one public access road and one emergency vehicle access road
c) 75 plus units, at least two public access roads.
Secondary Emergency Vehicle Access Route. In accordance with the ACFD
requirements, for all phases of development in excess of 25 lots,
Applicant/Developer shall provide secondary emergency vehicle access routes into
all proposed residential developments. In all phases of development in excess of 75
lots, Applicant/Developer shall provide a second street access into all proposed
residential developments. Applicant/Developer shall demonstrate how emergency
access requirements shall be achieved on the Improvement Plans to the satisfaction
of the City and the ACFD.
Access Phasing Plan. Submit a plan before construction begins showing how the
construction shall be phased in regard to completion of the bridges and thc EVA
access road. If applicable submit a phased occupancy plan also. The access roads
and hydrants shall be installed and in service prior to the storage of combustibles or
PW, F, B
F, B, PW
Occupancy of
each Unit in
affected Phase
Occupancy of
each Unit in
affected Phase
Approval of
Improvement
Plans
22
vertical construction.
Address numbers. Approved address numbers shall be placed on all new and
existing buildings. The address shall be positioned as to be plainly visible and
legible from the street or road fronting the property. Said numbers shall contrast
with their background.
Occupancy of
each Unit in
affected Phase
Residential Security. The project shall comply with the City of Dublin Residential
Security Requirements and the Conditions of Approval for the Vesting Tentative
Addresses. Unit addresses shall be lighted at night and clearly visible from the middle
of the street.
Security. The project shall conform to the Residential Building Security
Requirements of the currently adopted Uniform Building Security Code as amended
Chapter 7.32.220 of the Dublin Municipal Code
Traffic and Towing. The Developer shall either: (1) Post private street areas in
accordance with California Vehicle Code regulations; and/or (2) Traffic and towing
must be covered by CC&R's of the Homeowners Association.
PL, B
PL, B
PL, B, PO
PL, B
Access to Koller. The turnaround and parking area at the north end of the project shall PL, B
be posted to ensure access to the property north of the project is maintained.
Graffiti, The Developer and/or Property Owner shall keep the site clear of graffiti PL, B
vandalism on a regular and continuous basis at all times. Graffiti resistant materials
and foliage should be used
Locator Markers. The trail along the east edge of the project shall have locator PL, B
markers to assist in 6waergency response needs.
Restricted Access to Zone 7 Parcd D. The design of the Zone 7 access at the PL, B
southeast edge of the project shall limit access to unauthorized persons and vehicles.
should include gates and signage.
Perimeter fencing. Perimeter fencing for the project shall be at a minimum height of PL, B
six (6) feet.
After Hours Security. The perimeter of the site shall be fenced during
construction, and security lighting and patrols shall be employed as .necessary. The
Developer shall provide after hours call-out information to Police Services on an
"Emergency Response Form." All information shall be kept current and up to date.
Projected Timeline. Developer shall submit a projected timeline for project
completion to the Dublin Police Services Department, to allow estimation of
staffing requirements and assignments.
Asbestos.
a) All regulated aSbestos containing material (RACM) shall be removed prior
to the renovation or demolition of structures on the property that could
impact or disturb RACM. Any asbestos-containing material (ACM) that is
friable, or may become damaged or friable during repairs; renovation, or
demolition shall be removed prior to those destructive activities.
b) Prior to removal of ACM an asbestos abatement/specification shall be
prepared which sets forth the guidelines for proper and cost effective
removal of ACM. The project specification shall outline the performance
parameters for hazard remediation work standards, contamination control,
health and safety, contractor qualifications, regulatory compliance,
clearance and release criteria, and other requirements specific to this
23
PL, B
PO
PL, PW
Occupancy of
each Unit
Occupancy of
each Unit
Issuance of
Building permit
Approval of
CC&R's and
Occupancy of
each Unit in
affected Phase
Occupancy of
Unit on Koller
On-going
Occupancy of
each Unit in
affected Phase
Acceptance of
Parcel D by
Zone 7
Occupancy of
each Unit in
affected Phase
On-going during
Construction
Issuance of
Building
Permits for each
Phase
Prior to
renovation or
demolition of
structures
Prior to removal
of ACM
project.
c) The design/specification shall be prepared by a qualified firm and shall be
to the satisfaction of the City Engineer.
d) Only qualified asbestos abatement contractors licensed by the Sate of
Califomia and registered with the Department of Occupational Safety and
Health shall remove ACM.
e) The Applicant shall obtain an EPA generator identification number if
greater than 50 pounds of friable/hazardous ACM will be removed and
disposed of. The number can be obtained by calling (916) 324-1781.
f) An on-site monitor qualified as in "d" aboVe shall observe the removal of
ACM by the contractor to ensure compliance with accepted industry
standard practices and regulatory standards.
g) A final visual inspection and clearance air monitoring shall be performed by
a firm qualified as in "d" above to certify that industry clearance standards
are met prior to general re-entry of the asbestos abatement work area. The
inspection and clearance shall be reviewed and approved by the City
Engineer.
Lead. Lead paint was found on the east side of Tassajara Creek within the overall
project site area, containing lead at or above the "action level" of 0.5% by weight or
5,000 mg/kg.
a) The Applicant shall disseminate a copy of the ProTech Lead Survey and
Evaluation report dated August 29, 1997, as well as any other lead-related
information to all prospective contractors bidding on work at the subject
site.
b) Contractors shall employ HUD developed; lead safe work practices if lead
coated surfaces are to be impacted or disturbed. These would include
methods for controlling lead dust; properly controlling, collecting and
disposing of lead waste; worker training, monitoring, and protection; and
environmental monitoring.
c) The Applicant shall establish baseline soil and dust levels at the project site.
Contractors performing work at the site shall be required to leave the site
"clean" relative to pre-existing conditions as established by baseline
sampling.
d) (Refer to MND PA98-062 and Mitigation Measures for Site)
PL
Prior to removal
of ACM
Ongoing
Ongoing
During ACM
removal
Prior to re-entry
of the asbestos
abatement area
Prior to
contractor
bidding on work
Ongoing
Prior to issuance
of
Grading/Sitewor
k permit
Best Management Practices. Applicant/Developer shall demonstrate to the City
Engineer that the proj eot development meets the requirements of the City of
"Best Management Practices" to mitigate storm water' )llution.'
Covenants, Conditions and Restrictions (CC&Rs).
An Association shall be formed by recordation of a declaration of Covenants,
Conditions, and Restrictions. Said declaration shall set forth the name of the
association, ownership of the Common Area, the restrictions on the use or
enjoyment of any portion of the COmmon Area for maintenance and/or access, and
the bylaws, rules and regulations of the Association. Prior to recordation, said
CC&R document shall be reviewed by the City for compliance with this Condition.
The CC&Rs shall address maintenance of private streets, open space, including fire
buffer zones; wildfire management areas; stream restoration landscape areas;
community and neighborhood entries; landscaping, parkway areas, monumentation,
private lighting, siguage, walls, and fences, street trees, street signs, walks, street
furniture, and the potential impacts that Camp Parks will have on the future
24
PW
PL, PW
Approval of
Improvement
Plans
Occupancy of
First Unit
residents (i.e., the CC&Rs should inclUdea Camp parks disCloSure Statement). The
Declaration will specify that, as it pertains to the maintenance of the site
improvements described by the Development Agreement, it cannot be amended
without the consent of the City. The CC&Rs shall ensure that:
A Homeowner's Association shall be established for 10tSl thrOugh 108, complete with BYlaws, that will
monitor and provide oversight to the ownership and maintenance of private streets (including any
decorative paving on private streets), private drainage, and private street lights, landscaping and
improvements within Open Space Parcel "H" owned by the HOA and all other common improvements.
The Tassajara Creek Maintenance Association shall, upon completion of improvements, assume,
maintenance of landscaping on Parcels "A", "B", "C .... D", "E", "F" and "G" which are owned by Zone 7
or the Homeowner's AsSociation, Maymont Lane and Somerset Lane rights of way, and shall also monitor
and maintain the California Red-Legged Frog seasonal pond on Parcel "D", the regional trail on Parcel
"A"(unless the regional trail is maintained by EBRPD), the private trail on Parcel "B", and urban/open
space interface and common areas as described above and elsewhere in these conditions relating to project
improvements and obligations.
The applicant shall provide proof of a financial security the satisfaction of the City Attorney and
Community Development Director that will cover the cost of maintaining the above referenced
landscaping and seasonal pond in perpetuity. In the event that any area falls into a state of disrepair or fails
to meet the Performance Standards established by Olberding Environmental for the Tassajara Creek
Restoration Plan, the City will have the right but not the obligation to take corrective measures and bill the
appropriate security fund, homeowner and/or maintenance association for the cost of such repair and
corrective maintenance work plus City overhead. These requirements shall be included in the project
CC&Rs.
The CC&Rs shall insure that there is adequate provision for the maintenance, in good repair and on a
regular basis, of all commonly owned facilities, property and landscaping, including but not limited 'to
private open space areas, lighting, landscaPe and irrigation facilities, fencing, and drainage and erosion
control improvements.
The parking of recreational vehicles between a building and a private street, along a private street, and
along any public streets shall not occur. Recreational Vehicles are defined as a motOrhome, travel trailer,
utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping
trailer, or tent trailer, with or without motive power.
The landscaping and irrigation on individual parcels not maintained as common area by the Association
sh~ll be maintained and kept in good order by the resident and/or owner of each residence.
Private streets shall be posted in accordance with California Vehicle Code Section 22658, Sections 1 and
2. Fire lanes shall also be' in accordance with California Vehicle Code Section 22500.1.
Affordable Housing Agreement. An Affordable HoUsing Agreement Shall be
entered into by the Developer and the City of Dublin as required by Section 8.68 of
th{
PL Final Map
Construction Noise Management Program/Construction Impact Reduction PL and/or Issuance of
Plan. Applicant/Developer shall conform to the following Construction Noise PW Grading Permit
Management Program/Construction Impact Reduction Plan. Construction shall be
conducted so as to minimize the impacts of the construction on the existing
community and on the occupants of the new homes as they ge completed.
Construction Noise Management Program/Construction Impact Reduction Plan. The following measures
shall be taken to reduce construction impacts:
Off-site truck traffic shall be routed as directly as practical to and from the freeway (I-580) to the job site.
Primary route shall be from 1-580 along TaSsajara Road. An Oversized Load Permit shall be obtained from
the City prior to hauling of any oversized loads on City streets.
25~
The construction site shall be watered at regular intervals during all grading activities. The frequency of
watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and
graded areas and material to be transported of,f,-site. Use recycled or other non-potable water resources where
'easible.
3. Construction equipment shall not be left idling while not in use.
4. All construction equipment shall be fitted with noise muffling devises.
5. Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion
do not occur.
6. Mud and dust carded onto street surfaces by construction vehicles shall be cleaned-up on a daily basis.
7. Excavation haul trucks shall use tarpaulins or other eff,ective covers.
Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving
should be completed as soon as possible.
Houses will be constructed in phases such that most of the construction traffic can be routed into the
subdivision without traveling in front of existing homes that are occupied.
10. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the f,ollowing
methods:
A. Inactive portions of the construction site should be seeded and watered until grass growth is evident.
B. Require that all portions of, the site be suf,ficiently watered to prevent excessive amounts of dust.
C. On-site vehicle speed shall be limited to 15 mph.
D. Use of petroleum-based palliatives shall meet the road oil requirements of'the Air Quality District. Non-
petroleum based tackifiers may be required by the City Engineer.
E. The Department of Public Works shall handle all dust complaints. The City Engineer may require the
services of an air quality consultant to advise the City on the severity .of the dust problem and additional ways to
mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining
communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind
conditions. Air quality monitoring of PM levels shall be provided as required by the City Engineer.
11. Construction interference with regional non-proj ect traffic shall be minimized by:
A. Scheduling receipt of construction materials to non-peak travel periods.
B. Routing construction traffic through areas of least impact sensitivity.
C. Routing construction traffic to minimize construction interference with regional non-proj ect traffic
movement.
D. Limiting lane closures and detours to off-peak travel periods.
E. Providing ride-share incentives f,or contractor and subcontractor personnel.
12. Emissions control of on-site equipment shall be minimized through a routine mandatory program of low-
Temporary Fencing. Temp0r~ constructi°n f'encing shall be installed'alOng
work under construction.
26
B, PW On-going during
construction
Postal Service. Applicant/Developer shall confer with local postal authorities t°
determine the type of mail units required and provide a letter from the Postal
Service stating its satisfaction with the units proposed. Specific locations for such
units shall be subject to approval and satisfaction of the Postal Service and the
Director of Community Development and City Engineer. A plan showing the
locations of all mailboxes shall be submitted for review and approval by the City
Control/Cleanup. Applicant/DeVeloPer Shal1 ensure that areas Undergoing
PL, PW
Occupancy of
First Unit in
affected Phase
PW On-going during
grading and all other construction activity are watered or other dust control
measures are used to prevent dust problems as conditions warrant or as directed by
the City Engineer. Further, Applicant/Developer shall keep adjoining public streets
and driveways free and clean of project dirt, mud, materials and debris, and clean-
during the construction period as determined
of operation. Construction and grading operations Shall be limited to week-
days, Monday through Friday, and non-City holidays, between the hours of 7:30
a.m. and 5:00 p.m. The City Engineer may approve work on Saturday and hours
beyond the above mentioned days and hours with the understanding that the
developer is responsible for the additional cost of the Public Works inspectors'
overtime.
Archaeology Should any prehiStoric or hiStOric artifacts be exposed during
construction
On-going during
construction
PL,.PW, B 'On-going during
excavation and construction operations, the Department of Community
Development shall be notified and work shall cease immediately until an
archaeologist, who is certified by the Society of California Archaeology (SCA) or
the Society of Professional Archaeology (SOPA), is consulted to evaluate the
significance of the f'md and suggest appropriate mitigation measures, if deemed
necessary, prior to resuming ground breaking construction activities. Standardized
procedures for evaluating accidental finds and discovery of human remains shall be
followed as prescribed in Sections 15064.5 and 15126.4 of the California
Environmental Quality Act Guidelines.
Stationary Source Emissions. Applicant/Developer shall ensure that stationary
source emissions associated with project development are minimized. The
requirements of Mitigation Measure 3.11/12.0 of the Eastern Dublin EIR shall be
accomplished by the following requirements:
a) The houses shall be designed to meet or exceed the requirements of Title 24 of
the California Code of Regulations (energy efficiency requirements). By
meeting or exceeding these requirements, the houses will require less energy to
heat and cool, thereby reducing the emissions created in the production of
electric power and created by burning natural ga~.
b) The subdivision will utilize curbside recycling, which will reduce the amount
of solid wastes from the subdivision, which would be deposited at a landfill
site, thereby minimizing the amount of nitrous oxide emissions from the
landfill.
c) During rough grading construction the construction site will be regularly
watered to contain dust, and after construction the front yards and street
landscaping will be installed, thereby minimizing the amount of air pollution
caused by airborne dust from the site.
Rodenticides and Herbicides. The use of rodenticides and herbicides within the
project area shall be performed in cooperation with and under the supervision of the
Alameda County Department of Agriculture and will bc restricted, to thc
satisfaction of the Director of Community Development, to reduce potential impacts
to wildlife.
School Mitigation Agreement. The Developer shall enter into a School Mitigation
27
PL
PL
construction
Issuance of
Building
Permits for each
affected Phase
On-going during
constmction
Building
Agreement with the Dublin unified SchOol District,
Hold Harmless. The Applicant/Developer shall hold the City harmless for all costs
and expenses, including attorney's fees, incurred by the City or held to be the
liability of the City in connection with the City's defense of its actions in any
proceeding brought in any State or Federal court challenging the City's actions with
to the Applicant/Developer's proj eot.
Federal and State Permits.. The Applicant Developer shall receive all necessary
permits from the U.S. Fish and Wildlife Service or State Department ofFish and
Game prior to any grading of the project site.
Kit Foxes. Should any Kit Foxes be discovered on the site either during the
Preconstruction Survey or during proj eot. construction, the Applicant/Developer
shall be responsible for complying with the Kit Fox Protection Plan (Refer to
EDSPFJR and MND for PA 98-062).
Permits for each
affected Phase
PL, PW On-going
PL, PW
PL, PW
Prior to issuance
of
Grading/Sitewor
k Permit.
On-going during
construction.
SITE DEVELOPMENT PERMIT (PHASES III AND V)
SITE DEVELOPMENT REVIEW - GREENBRIAR Phase III CONDITIONS
Approval. PA 02-048, Greenbri~ HorneS~C0mm~ties, Inc.- TaSsajara Creek,
Vesting Tentative Map 7414 is approved to subdivide an existing 20.34 acre parcel
into individual lots for 108 detached homes and open space, a stream corridor and
a regional trail. This approval shall conform generally to the plans, text, and
illustrations contained in the Planned Unit Development Plans, including Sheets 1
through 8, prepared by Ruggeri-Jensen-Azar and Associates (October 10, 2003),
the Vesting Tentative Map prepared by RJA and Associates, Sheets 9 through 14
(October 10, 2003), the Streetlight Plans prepared by Giacalone Design Services,
Inc., Sheets SL1 through SL3 (September 4, 2003), the Landscape Plans Sheets L1
through L3 and the Tassajara Creek Restoration Plan Sheet L4 prepared by The
Guzzardo Partnership, Inc. (October 10, 2003), the Architectural Plans Sheets 1
through 17 prepared by the Dahlin Group (September 12, 2003), and all other
plans, programs, texts and diagrams submitted as part of the subdivision proposal
on file in the Community Development Department unless modified by the
Conditions of Approval contained herein.
Standard Conditions. The project shall comply with the City of Dublin Site
Development Review Standard ConditiOns.
PL
PL, B
Approval of any
plan or filing of
final map
House Numbers List. Applicant/Developer shall submit a house numbers list PL
corresponding to the lots shown on the Tentative Map. Said list is subject to
of the Director of Community Development.
Term. Approval of the Site Development Review shall be valid for one year from PL
effective date of project approval. If construction has not commenced by that time,
this approval shall be null and void. The approval period for Site Development
Review may be extended six (6) additional months by the Director of Community
Development upon determination that the Conditions of Approval remain adequate
to assure that the above stated findings of approval will continue to be met.
(Applicant/Developer must submit a written request for the extension prior to the
6f the Site Development Review.)
Revocation. The SDR will be revocable for cause in accordance with Section PL
On-going
Issuance of
Building Permits
I of
Improvement
Plans
On-going
8.96.020.I of the Dublin z°ning Ordinanc~'i ' ~y h01ati°n Of the terms or
conditions of this approval shall be subject to citation.
Wildfire Management Plan. The project is Subject tO the approved Wildfire
Management Plan.
B, F, PL
Green Building Guidelines. To the extent Practical, the apPliCant Shall
incorporate Green Building Measures. Green Building plan shall be submitted to
the Building Official for review.
Third floor units. The first of each plan constructed with three floor shall be
surveyed for actual square footage of the thrid floor. Certification shall be provided
to the Building Division prior to insulation of selected units. At the option of the
BUILDING OFFICIAL the City may select other units for review at time of the
third floor diaphragm inspection. If any unit is determined to be over 500 square
have said unit surveyed.
Decks. Decks within or facing the Wildfire Management Plan shall be one-hour
fire resistive construction, heavy timber construction or constructed with
noncombustible materials. See Wildf'n'e Management Plan for specific
uirements
B
B, F, PL
Issuance of
Building Permits
Completion
Building Permits
and Through
Completion
Air Conditioning Units - ~r conditioning units and ventilation ducts shall be
screened from public view using materials compatible with the main building or by
6 ft. fence. Units shall be permanently installed plumb and level on concrete pads
or other non-movable materials to be approved by the Building Official and
Director of Community Development. Air conditioning units shall be located such
that each dwelling unit has one side yard with an unobstructed width of no less
than 36 inches.
Automatic Garage Door Openers - AutOmatic garage dOor openers shall be
proVided for all dwelling units and shall be of a roll-up type. Garage doors shall
not intrude into the' easements.
Fences. Fences within or facing the Wildfn'e Management Plan that are
constructed of combustible materials shall be separated from the periineter of
buildings containing habitable Space by connecting to buildings with a Masonry
Pilaster. See Wildfire Management Plan for detail of Pilaster.
B, PL
B, PL
B, F, PL
Level area on both sides of fence. Fencing placed at the tOp of banks/slopes shall PW, PL
Perimeter Walls and Fences. Desi~ of the ~sonry'o~rimeter Wall alOng the PW, PL
west boundary of the project shall reflect the design concept shown on Sheet L-2
of of the Tassajara Creek Phase III proj eot (PA 02-048). Installation shall be to the
satisfaction of the City Engineer. The wall shall be constructed to ensure its long
term utility and appearance. Solid perimeter walls shall not be permitted along the
west and east property boundary for the two-acre estate lot (Lot 131, Tract 7075)
and open space parcels. As noted in the PUD Plans, fences will be limited to open
design fences to provide for California Red Legged Frog migratory patterns to the
eastern uplands and require approval by the Community Development Director.
Wall or Fence Heights. All wall or fence heights shall be 6 feet high (except in PW
those locatiOns where Section 8.72.080 of the Zoning Ordinance requires lower
fence heights). All walls and fences shall be designed to ensure clear v/sion at all
street intersections to the satisfaction of the City Engineer.
Retaining walls. All retaining v~allS over 30 inches in height and in a walkway B, PW
shall be provided with guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a a surcharge shall obtain permits and inspections
from Building Division.
Occupancy of Unit
Occupancy of Unit
Issuance of
Building Permits
and Through
Completion
of
Improvement
Plans
Approval of
Improvement
Plans
Issuance of
Building Permits
of
29
be provided with a minimum one~fo0t level area 0n bOth sideS in order t° facilitate
mainteBance r owners:
Parking. Applicant/Developer shall provide parking in c°mpfiance With the PD
2 Development Plan (PUD Sheet 5)
Recreational Vehicle Parking. Recreation vehicle (as defined in the Dublin
Zoning Ordinance) parking shall be prohibited on public streets. Signs shall be
posted to that effect.
PL
Grading/Sitework
permit
Completion of
Improvements
Acceptance of
Improvements by
City Council
Residential Security, The proje6t Shall cOmply With the CitY of Dublin
Residential SeCurity Requirements and the Conditions of ApproVal for the Vesting
Tentative Map 7414.
PL, B
Final Landscaping and Irrigati°n P1an. Applicant/DevelOper shall submit a PL, PW
Final Landscaping and Irrigation Plan, conforming to the requirements of Section
8.72.030 of the Zoning Ordinance (unless otherwise modified by Conditions of this
Resolution), stamped and approved by the City Engineer and the Director of
Community Development. Alameda County Fire Department approval is also
required where this project is adjacent to wildfire areas. That plan should
generally conform to the Conceptual Landscape Plans _, except where modified by
conditions of approval of the Stage 1 and Vesting Tentative Map and stream
restoration program for this project (PA02-048).
Final Landscape Plan Review. The plant palette varieties shall be shall be PL
subject to review and approval of the Director of Community Development and
reviewed by the City's Landscape Architect to determine compatibility with
reclaimed water use, where appropriate. An irrigation plan shall be submitted with
Final Landscape Plans indicating that the system is designed for reclaimed water,
where required by DSRSD.
Landscaping required. All front yards and common areas shall be landsCaPed by PL
the Applicant/Developer prior to occupancy of the adjacent homes.
?ire-resistant or drought tolerant plant varieties. Fire'resistant or drought
tolerant plant varieties shall be provided in the plant palette to the maximum extent
;sible.
Occupancy of
Units
Issuance of
Building Permits
Issuance of
Building Permits
Prior to
Occupancy of first
Unit in affected
Phase
F Issuance of
Building Permits
Monument Signs. 'Design of any monument signs within the development shall PL, PW
Completion of
be approved by the Director of Community Development to assure compatibility
with design elements of the project and by the City Engineer to assure
unobstructed traffic visibility.
Backflow Devises. Backflow devises shall be hidden from view by means of
fencing, enclosures, landscaping and/or berms.
Water Efficient Landscape Regulations. Applicant/Developer shall ensure that
the Final Landscaping and Irrigation Plan conforms to the City's Water Efficient
to facilitate future recycled water.
Improvements
PL Approval of
Improvement
Plans
PL, PW, Approval of Final
DSR Landscape Plans
Health, Design and Safe~ standardS2 prior to ~ apProval all°wing
occupancy of any new home, the physical condition of the subdivision and the lot
where the home is located shall meet minimum health, design, and safety standards
including, but not limited to the following:
PW, PL Occupancy of Unit
30
The streets providing access to the home shall be complete to allow for safe
traffic movements to and from the home.
All traffic striping and control signing on streets providing access to the
home shall be in place.
All street name signs on streets providing access to the homes shall be in
dace.
All streetlights on streets providing access to the homes shall be energized
and functioning.
All repairs to the street, curb, gutter, and sidewalk that may create a hazard
shall be required or any non-hazardous repairs shall be complete and
bonded for.
Cluster homes shall have the dwelling address posted and bacldit at or near
PL
PL
PW
PW
B, F, PL
Occupancy of Unit
Occupancy of Unit
Occupancy of Unit
Occupancy of Unit
Occupancy of Unit
Occupancy of Unit
Occupancy of Unit
Occupancy of Unit
Occupancy of Unit
Occupancy of Unit
Occupancy of Unit
the front door and the garage vehicle door.
The lot shall be fmish graded, and final grading inspection shall have been B
the Building Department.
All sewer clean-outs, water meter boxes, and other utility boxes shall be set PW
to the approval of the Director of Public Works.
homes shall have received all necessary inspections and have final B
the Building Department to allow occupancy.
All fire hydrants in streets providing access to the homes shall be operable
r and ACFD standards.
All streets .providing access to the homes shall be improved to an adequate
width and manner to allow for frre engine circulation to the approval of the
Director of Public Works and ACFD.
All mailbox units shall be at the back of the curb/sidewalk as appropriate. PL
The developer shall submit a mailbox design and location plan to indicate
where mailboxes and associated lighting will be accommodated. The
Postmaster shall be consulted for design criteria. Architectural
enhancements should be provided to community mailboxes where visible
from the project streets.
Exterior lighting shall be provided for dwelling entrances and shall be of a
so as not to cause glare onto adjoining properties.
Lighting used after daylight hours shall be adequate to provide for security
needs. (Photometrics and lighting plans for the site shall be submitted to the
Department of Community Development and Dublin Police Services for
review and approval prior to the issuance of building permits)
Glare/Reflective Finishes - The use of reflective finishes on building exteriors is PL
prohibited. In order to control the effects of glare within this subdivision,
reflective glass shall not be used on all
F
PW, F
PO
PL, PO, B
Occupancy of Unit
Occupancy of Unit
Occupancy of Unit
Issuance of
Building Permits
Phased Occupancy Plan. If occupancy is requested to occur in phases, then all
physical improvements within each phase shall be required to be completed prior
to occupancy of units within that phase except for items specifically excluded in an
approved Phased Occupancy Plan, or minor hand work items, approved by the
Department of Community Development. The Phased OCcupancy Plan shall be
submitted to the Director of Community Development for review and approval a
minimum of 45 days prior to the request for occupancy of any unit covered by said
Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access
to all lots in each phase, and shall substantially conform to the intent and purpose
of the subdivision approval. No individual unit shall be occupied until the
adjoining area is finished, safe, accessible, provided with all reasonably expected
services and amenities, and separated from remaining additional construction
PL, B
Prior to Occupancy
for any affected
Unit.
31 :
activity. Subject to approval of the Direct°r of Community Devel°Pment, the
completion of landscaping may be deferred due to inclement Weather with the
posting of a bond for the value of the deferred landscaping and associated
Access and the Phased Occupancy Plan
Prior to the issuance of the first building permit, applicant shall provide either A)
Authorization from Alameda County for the use of the Alameda County private
road and a paved access road from the Alameda County road to the appropriate
building location or B) Either the Maymont Lane or the Somerset Lane Bridge
shall be completed. An adequate water supply shall be in place and approved by
the Fire Department prior to the storage of combustible material or vertical
construction is started. Prior to the first certificate of occupancy either the
Maymont Lane or the Somerset Lane Bridge shall be completed. Prior to issuance
of the 26th building permit south of Somerset Lane Bridge, both bridges shall be
complete. Prior to issuance of the 26th building permit north of Somerset Lane
Bridge, one bridge and the Emergency Access Road shall be completed. Prior to
issuance of the 75th building permit both bridges and the Emergency Access Road
shall be completed. (Issuance of Building Permits and Through Completion)
Agency - Building / Fire / Public Works.
Acknowledgment. Applicant/Developer shall obtain a written acknowledgment
(secured from the individual property owner) acknowledging the continuance of
construction activity within the unoccupied phases of the project. The written
acknowledgment shall include a statement that the property owner has reviewed
and understands the following:
a) Access and Phased Occupancy Plan.
b) The proximity to the Department of the Army Parks Reserve Forces
Training Area, County Sheriff training facilities and-associated noise from
the bomb detonation facility, firing ranges and emergency vehicle training
c) Restrictions for parking on streets within the subdivision. No Parking
areas, as established with the improvement plans, towing, and other traffic
safety regulations shall be described. Additional parking restrictions (e.g.:
red curb areas) may be applied in the furore if traffic safety or circulation
problems arise.
d) Special standards for this development regarding yard setbacks for cluster
units.
Said acknowledgments are subject to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written acknowledgment on file and
shall submit the original signed acknowledgment to the Department of Community
Development within three (3) days upon request of the Director of Community
Development. If Applicant/Developer fails to comply, the Director of Community
Development may require the submittal of the written acknowledgment prior to
release of occupancy of any future units and/or future phases.
Plot Plan. A plot plan for each lot shall be submitted and approVed by the
Director of Community Development before approval of building permits for the
respective lot. Said plot plan shall include pad elevations, un/t number and type,
dwelling unit outline, air conditioning units, setbacks, lot drainage, and street
locations.
B, F, PW
PL, ADM, B
PL
Building Permits
and Through
completion
within a phase
Issuance of
Building Permits
Residential Units shall complY with the architectural drawings SUbmitted by The
Dahlin Group and shall generally conform to the colors and materials book for the
Tassajara Creek Phase III project PA 02-048, on file in the City of Dublin
)artment of Community Development.
32
PL
Issuance of
Building Permits
Development Agreement. Approval of this Site Develop~bn~'R~i~ is SUbject
to Applicant/Developer securing approval from the City Council of a Development
as required by the Eastern Dublin Specific Plan.
Infrastructure Sequencing Program. The Development Agreement shall include
an infrastructure sequencing program and shall be recorded.
Building Permit. To apply for building permits, Applicant/Developer shall submit
eight (8) sets of construction plans to the Building Division for plan check. Each
set of plans shall have attached an annotated copy of these Conditions of Approval.
Thc notations shall clearly indicate how all Conditions of Approval will or have
been complied with. Construction plans will not be accepted without the annotated
resolutions attached to each set of plans. Applicant/Developer will be responsible
for obtaining thc approvals of all participation non-City agencies prior to the
issuance of building permits.
'Fees. Applicant/Developer shall pay all applicable fees in effect at the time of
PL
PW, PL
B
PW, PL
Recording of Final
Map
Recording of Final
Map
Issuance of
Building Permit
Various times, but
building permit issuance, including, but not limited to, Planning fees, Building
fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin
Unified School District School Impact fees, Public Works Traffic Impact fees, City
of Dublin Fire Impact fees; Noise Mitigation fees, Inclusionary Housing In-Lieu
fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage
and Water Connection fees; and any other fees as noted in the Development
Agreement. Un-issued building permits subsequent to new or revised TtF's shall
be subject to recalculation and assessment of the fair share of the new or revised
fees.
Parkland Dedication - The developer shall be required to pay a Public Facilities
Fee in the amounts and at the times set forth in the City of Dublin Resolution No.
60-99, adopted by the City Council on April 6, 1999, or in the amounts and at the
times set forth in any resolution revising the amount of the Public Facilities Fee, as
implemented by the Administrative Guidelines adopted by Resolution 195-99. No
credit against the dedication requirement shall be given for open space within this
ect.
Compliance With Requirements. Applicant/Developer shall comply with all
applicable requirements of the Alameda County Fire Department, Public Works
Department, Dublin Police Service, Alameda County Flood Control District Zone
7, and Dublin San Ramon Services District.
PL
F, PW, PO,
Zone 7,
DSR, PL
no later than
Issuance of
Building Permits
As required in
Development
Agreement
Approval of
Improvement
Plans
33
SITE DEVELOPMENT REVIEW- KOI,I:ER SITE
131 / PHASE V - CONDITIONS
Approval. This Site Development Review' approval for TaSSajm Creek Phas~
V of the Greenbriar Homes Communities, Inc: project (Lot 131 of Tract 7075),
PA 02-048 establishes the detailed design concepts and regulations for the
project. Development pursuant to this Site Development Review generally shall
conform to the Planned Unit Development Plans, including Sheets 1 through 8,
prepared by Ruggeri-Jensen-Azar and Associates (October 10, 2003), the
Vesting Tentative Map prepared by RJA and Associates, Sheets 9 through 14
(October 10, 2003), the Streetlight Plans prepared by Giacalone Design Services,
Inc., Sheets SL1 through SL3 (September 4, 2003), the Landscape Plans Sheets
L1 through L3 and the Tassajara Creek Restorati°n Plan Sheet L4 prepared by
The Guzzardo Partnership, Inc. (October 10, 2003), Architectural Plans
prepared by K+M for a single-family estate home dated July 29, 1998, and the
Tassajara Creek color schemes book on file in the Department of Community
Development, and other plans, text, and diagrams relating to this Site
Development Review, unless modified by the Conditions of Approval contained
herein.
Conditions. The project shall comply with the CitY of Dublin Site
Standard Conditions.
PL Issuance of
Building Permit
PL, B On-going
House Numbers List. Applicant/Developer shall submit a house numbers list
corresponding lots shown on the Tentative Map. Said list is subject to approval
of the Director of Community Development.
Term. Approval of the Site Development Review shall be valid for one year
from effective date of approval by the Planning Commission. If construction has
not commenced by that time, this approval shall be null and void. The approval
period for Site Development Review may be extended six (6) additional months
by the Director of Community Development upon determination that the
Conditions of Approval remain adequate to assure that the above stated findings
of approval will continue to be met. (Applicant/Developer must submit a written
request for the extension prior to the expiration date of the Site Development
Review.)
Revocation. The SDR will be revocable for cause in accordance with Section
8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or
conditions of this approval shall be subject to citation.
Management Plan. The project is subject to the approved Wildfire
Plan
Green Building Guidelines. T° the extent Practical, the applicant shall
incorporate Green Building Measures. Green Building plan shall be submitted to
the Building Official for review.
Decks. Decks within or facing the Wildfire Management plan Shall be one-hour
fire resistive construction, heavy timber construction or constructed with
noncombustible materials. See Wildfn'e Management Plan for specific
Air Conditioning Units - Air conditioning units and ventilation ducts shall be
screened from public view by a 6 ft. fence or materials compatible with the main
building. Units shall be permanently installed on concrete pads or other non-
movable materials to be approved by the Building Official and Director of
Community Development. Air conditioning units shall be located such that each
dwelling unit has one side yard with an unobstructed width of no less than 36
inches.
PL Issuance of
Building Permit
PL Issuance of
Building Permit
PL On-going
B, F, PL On-going
B Issuance of
Building Permits
B, F, PL Issuance of
Building Permits
B, PL Occupancy of
Unit
34
Automatic Garage Door Openers - Automatic garag6'd061: 6~/iei~ Shall be
provided for all dwelling units and shall be of a roll-up type. Garage doors shall
not intrude into the private access easements.
~en Space, Trail, and Creek MaintenanCe - Prior to isSUance °f building
permits, Applicant/Developer shall develop a plan for the ongoing maintenance
of the portion of Lot 131 encompassed by the existing open space and trail
easement. The plan shall include the following elements:
a) Lot 131 shall annex to the Tassajara Creek Maintenance Association and the
Homeowner's Association.
b) The portion of Lot 131 encompassed by the open space easement shall be
dedicated in fee to Zone 7, as required by Condtion of Approval #48 for
Tract 7075. Maintenance access or improvements shall be provided as
required by Zone 7. In the event Zone 7 is not willing to take oWnership of
the parcel in fee, the Applicant/Developer shall develop an alternate plan for
the ongoing maintenance of the creek, in a manner acceptable to the City
Engineer, such as easement dedication to Zone 7, or dedication of this area to
the Maintenance Association.
c) Maintenance of the regional trail shall be included in the license agreement
between the City and Zone 7 and the sublicense agreement with EBRPD or
the Maintenance Association, so that maintenance of the trail is transferred to
either of these entities in conformance with the arrangements for Parcel "A"
of Tract 7414.
d) The Tassajara Creek Maintenace Association shall assume responsibility for
the stream restoration ~ within msement.
B, PL
PW, PL,
ZONE 7
Occupancy of
Unit
Issuance of
Building Permits
Fences. Fences within or facing the Wildfire M~agement Plan that are
constructed of combustible materials shall be separated from the perimeter of
buildings containing habitable space by connecting to buildings with a Masonry
Pilaster. See Wildfire Management Plan for detail of Pilaster.
Perimeter Walls and Fences. Solid perimeter wails shall not be permitted along
the west and east property boundary for the two-acre estate lot (Lot 131, Tract
7075) As noted in the Stage 2 PUD Plans, fences will be limited to open design
fences to provide for California Red Legged Frog migratory patterns to the
eastern uplands and require approval by the Community Development Director.
Wall or Fence Heights. All Wall or fenCe heights shall be 6 feet high (except in
those locations where Section 8.72.080 of the Zoning Ordinance requires lower
fence heights).
Retaining walls. All retaining walls over 30 inches in height and in a walkway
shall be provided with guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a a surcharge shall obtain permits and inspections
from Building Division.
B, F, PL
PW, PL
Issuance of
Building Permits
and Through
Completion
Approval of
Improvement
Plans
PW
Approval of
Improvement
Plans
B, PW
Issuance of
Building Permit
Level area on both sides of fence. Fencing placed at the top of banks/slopes PW, PL
shall be provided with a minimum one-foot level area on both sides in order to
facilitate maintenance by the property owners.
Tassajara Creek Regional Trail ImproVements. ApPlicant/Developer shall PL, PW,
construct the Tassajara Creeek Regional Trail through Lot 131, from the north EBRPD,
ZONE 7
end of Parcel "A", Tract 7414, to the East Bay Regional Park District property.
Trail improvements shall consist of a 12' wide paved trail with a 4' gravel
shoulder on the east (creek) side and a 2' gravel shoulder and a 2' concrete ditch
on the west side, as shown on the tentative map. The trail shall be constructed
per Zone 7 and East Bay Regional Park District standards. The north end of the
trail sh~ll be designed to provide a connection to the ~xisting dh~ path on the
35
Issuance of
Building Permit
Trail To Be
Constructed Prior
to Final
Inspection of
New Residence
and Utility
Releases
Park District property t6 th~ n6rth~ Final desi~'§h~l be SUbject t6 appro3al of
both agencies, as well as the City Engineer and the Director of Community
Development. Trail improvements shall include fencing, bollards, and/or gates
for unauthorized vehicle control at the entrances, including a 2-rail fence along
the east side of the trail.
Parking. Applicant/DeVelOPer Shall provide parking in compliance with the PD PL
Development Plan (PUD Sheet 5)
Recreational VehiCle Parking. Recreation vehicle (as defined in the Dublin
Zoning Ordinance) parking shall be prohibited on public streets. Signs shall be
to that effect.
Residential Security. The ProjeCt Shall COmply ~ith the CitY of Dublin
Residential Security Requirements and the Conditions of Approval for the
).
PL, B
Final Landscaping and Irrigation Plan~ · APplicant/DevelOPer Shall Submit a PL, PW
Final Landscaping and Irrigation Plan, conforming to the requirements of
Section 8.72.030 of the Zoning Ordinance (unless otherwise modified by
Conditions of this Resolution), stamped and approved by the City Engineer and
the Director of Community Development. Alameda County Fire Department
also required where this project is adjacent to wildfire areas.
Stream Restoration Plan. This project is subject to the Eastern Dublin PL
Comprehensive Stream Restoration Program. The project includes the Tassajara
Creek Subdivision Tassaj ara Creek Restoration Plan prepared by Olberding
Environmental, Inc. dated August 1, 2003,
A final landscape plan shall be submitted for the riparian restoration and shall be
subject to the review and approval of the Director of Community Development
and by the City's Landscape Architect. The approved plan shall be implemented
to the satisfaction of the City of Dublin. Creek restoration work (e.g.: removal
of exotic plantings, supplemental native plants, etc.) shall be determined prior to
construction by a biologist retained by the City and shall meet the requirements
of the Eastern Dublin General Plan and Specific Plan EIR and the Mitigated
Negative Declaration for this project. Restoration work shall be completed
according to the timeframe contained in the Restoration Program. Trail and
maintenance road construction shall be coordinated with any restoration work
required under the Stream Corridor Restoration Program. Developer-provided
bond or other financial seCurity mechanism may be required. Tree plantings shall
be located a minimum of 4 feet away from the regional trail. Landscaping work
shall include an open wire fence along the open space easement line from Parcel
"A", Tract 7414 to the East Bay Regional Park District property.
Landscaping required. All front yards and common areas shall be landscaped PL
to occupancy of the adjacent homes.
or drought tolerant plant varieties. Fire-resistant or drought PL, F
tolerant plant varieties shall be required in the plant palette.
Backflow Devises. Backflow devises shall be hidden from view by means of PL
enclosures, landscaping and/or berms.'
Water Efficient Landscape Regulations. Applicant/Developer shall ensure PL, PW, DSR
that the Final Landscaping and Irrigation Plan conforms to the City's Water
Efficient Landscape Regulations, including dual piping to facilitate future
Completion of
Improvements
Occupancy of
Unit
Occupancy of
Unit
Issuance of
Building Permits
Landscape Plan
to be Approved
Prior to Issuance
of Building
Permit:
Landscaping to
be completed
prior to final
inspection of
house or utility
releases
Prior to
Occupancy
Issuance of
Building Permits
Issuance of
Building Permit
Approval of Final
Landscape Plans
36
Health, Design and Safety standards, 'Pd6~i6 f'inai'~aisisi~6~al allowing
occupancy of any new home, the physical condition of the subdivision and the
lot where the home is located shall meet minimum health, design, and safety
standards including, but not limited to the following:
providing access to thc hoTM Shall be e0mpletc to alloTM for
safe traffic movements to and from thc home.
All traffic striping and control signing on streets providing access to the
home shall be in place.
All street name signs on streets providing access t° the homes shall be in
All streetlights on streets providing access to the home shall be energized
and functioning.
All repairs to the street, curb, gutter, and sidewalk that may create a hazard
shall be required or any non-hazardous repairs shall be complete and
bonded for.
PW, PL
Occupancy of
Unit
PL
PW
PL
PW
PW
Occupancy of
Unit
Occupancy of
Unit
Occupancy of
Unit
Occupancy of
Unit
Occupancy of
Unit
The lot shall be £mish graded, and f'mal grading inspeCtion shall have been
by the Building Department.
All sewer clean-outs, water meter boxes, and other utility boxes shall be
set to grade to the approval of the Director of Public Works.
The home shall have received all neCesSary insPections and have final
the Building Department to allow occupancy.
All fire hydrants in streets providing access to the homes shall be operable
~ and ACFD standards.
All streets providing access to the home shall be improved to an adequate
width and manner, to allow for fzre engine circulation to the approval of the
Director of Public Works and ACFD.
B Occupancy of
Unit
PW Occupancy of
Unit
B Occupancy of
Unit
F Occupancy of
Unit
PW, F Occupancy of
Unit
All mailbox units shall be at the back of the curb/sidewalk as appropriate. PL
The developer shall submit a mailbox design and location plan to indicate
where mailboxes and associated lighting will be accommodated. The
Postmaster shall be consulted for design criteria. Architectural
enhancements should be provided to community mailboxes where visible
from the project streets.
Exterior lighting shall be provided the dwelling entrances and shall be of a PL
so as not to cause glare onto adjoining properties.
Lighting used after daylight hours shall be adequate to provide for security
needs. (Photometrics and lighting plans for the 'site shall be submitted to
the Department of Community Development and Dublin Police Services
for review and approval prior to the issuance of building permits)
Glare/Reflective Finishes - The uSe of reflective finishes on building exteriors PL
is prohibited. 'In order to control the effects of glare within this subdivision,
reflective shall not be used
Occupancy of
Unit
Occupancy of
Unit
PL, PO, B Occupancy of
Unit
Issuance of
Building Permit
Access and the Phased Occupancy Plan. The project is subj e~t t° requirements
for access and phased occupancy plan of Vesting Tentative Tract 7414.
B, F, PW
Issuance of
Building Permit
and Through
Acknowledgment. Applicant/Developer shall obtain a written acknOwledgment PL, ADM, B Occupancy of
Unit
(secured from the individual property owner) acknowledging the continuance of
construction activity within the unoccUpied phases of the project. The written
acknowled~ent sh~U include a statement that the property owner has reviewed
37
and understands the following:
a) Phased Occupancy Plan.
b) The proximity to the Department of the Army Parks Reserve Forces
Training Area, County Sheriff training facilities and associated noise
from the bomb detonation facility, fnSng ranges and emergency vehicle
training.
c) Restrictions for parking on streets within the adjacent subdivision. No
Parking areas, as established with the improvement plans, towing, and
other traffic safety regulations shall be described. Additional parking
restrictions (e.g.: red curb areas) may be applied in the future if traffic
safety or circulation problems arise.d.d. Special standards for this
development regarding yard setbacks for cluster Units.
Said acknowledgments are subject to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written acknowledgment on file
and shall submit the original signed acknowledgment to the Department of
Community Development within three (3) days upon request of the Director of
Community Development. If Applicant/Developer falls to comply, the Director
of Community Development may require the submittal of the written
acknowledgment prior to release of occupancy of any future units and/or furore
Plot Plan. A plot plan shall be submitted and apProVed by the Director of
Community Development before approval of building permits for the residence.
Said plot plan shall include pad elevations, unit number and type, dwelling unit
outline, air conditioning units, setbacks, lot drainage, 7 locations.
Residential Units shall ComplY with the architectural drawings Submitted by
KM+P and shall generally conform to the colors and materials book for the
Tassajara Creek Phase HI and Lot 131 of Tract 7075 (project PA 02-048) on file
in the City of Dublin Department r Development.
PL
PL
Issuance of
Building Permits
Issuance of
Building Permits
Building Permit. To apply for building permits, Applicant/DevelOPer shall
submit eight (8) sets of construction plans to the Building Division for plan
check. Each set of plans shall have attached an annotated copy of these
Conditions of Approval. The notations shall clearly indicate how all Conditions
of Approval will or have been complied with. Construction plans will not be
accepted without the annotated resolutions attached to each set of plans.
Applicant/Developer will be responsible for obtaining the approvals of all
to the issuance of building permits.
Fees. Applicant/Developer shall pay all applicable fees in effect at the time of
building permit issuance, including, but not limited to, Planning fees, Building
fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin
Unified School District School Impact fees, Public Works Traffic Impact fees,
City of Dublin Fire Impact fees; Noise Mitigation fees, Inclusionary Housing In-
Lieu fees; Alameda County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any other fees as noted in the
Development Agreement. Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and assessment of the fair share of
the new or revised fees.
Parkland Dedication - The deVeloPer shall be required to pay a Public Facilities
Fee in the amounts and at the times set forth in the City of Dublin Resolution
No. 60-99, adopted by the City Council on April 6, 1999, or in the mounts and
Issuance of
Building Permit
PL
Final Building
Permits
PL
Addressed in
Development
Agreement
at the times set forth in any'resolution revising the amoUnt of the Public
Facilities Fee, as implemented by the Administrative Guidelines adopted by
Resolution 195-99. No credit against the dedication requirement shall be given
'ect.
Compliance With Requirements. Applicant/Developer shall comply with all
applicable requirements of the Alameda County Fire Department, Public Works
Department, Dublin Police Service, Alameda CoUnty Flood Control District
Zone 7, and Dublin San Ramon Services District.
F, PW, PO,
Zone 7, DSR,
PL
Approval of
Improvement
Plans
PASSED, APPROVED AND ADOPTED this 28th day of October, 2003.
AYES:
Nassar, King, Fasulkey
NOES: Jennings
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Manager
g:\pa02-048~PC tentative map and SDR Reso
39
DRAFT
Planning Commission Minutes
CALL TO ORDER
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, October 28, 2003, in
the Council Chambers located at 100 Civic Plaza. Chair Fasulkey called the meeting to order at 7:00 p.m.
ROLL CALL
Present: Commissioners Fasulkey, Nassar, King and Jennings; Jeri Ram, Planning Manager; Kit Faubion,
Assistant City Attorney; Deborah Ungo McCormick, Project Planner; Kristi Bascom, Associate Planner
and Renuka Dhadwal, Recording Secretary.
Absent: Cm. Machtmes
ADDITIONS OR REVISIONS TO THE AGENDA - None
MINUTES OF PREVIOUS MEETINGS - September 23, 2003 minutes were approved as submitted.
ORAL COMMUNICATION
None
WRITTEN COMMUNICATIONS - None
PUBLIC HEARINGS
8.1
PA 03-059 - Oxbow Court Residential Garage Conversion Conditional Use Permit
Applicant is requesting a Conditional Use Permit to allow the conversion of a garage to
residential living space on property at 7944 Oxbow Court.
Cm. Fasulkey asked for the staff report.
Ms. Kristi Bascom, Associate Planner, explained that the Applicants, Douglas and Elaine Paterson, are
requesting the approval of a Conditional Use Permit to allow the conversion of their garage to residential
living space at 7944 Oxbow Court. They are proposing a remodel to their, single-family home that will
convert the garage space to living space. Instead of maintaining a 20-foot by 20-foot garage space as
required by the Off-Street Parking and Loading Section of the Zoning Ordinance, the garage space will
be removed and the two driveway spaces will be used to accommodate the required parking.
The Applicants are proposing to convert the garage space to living space and to alter the exterior of the
home by removing the garage door and installing windows, shutters, and brick wainscoting to match the
existing design features of the house. Additionally, a two-foot wide strip of the driveway adjacent to the
building will be saw cut, removed, and replaced with landscaping to separate the driveway from the
house. The intent is to make the remodel look like an integral part of the original home instead of a
garage conversion.
~j~darb~eetir~q
154
Oct'o6~er 28, 2003
ATTACHMENT
DRAFT
The subject building is currently 1,064 square feet of living space with a 405 square foot, two-car garage.
The property size is 7,900 square feet, and is located in a R-1 (Single Family Residential) Zoning District
of similarly sized lots.
Ms. Bascom explained that the Citv's Zoning Ordinance allows the conversion of a garage to residential
living space by way of a Conditional Use Permit as long as two full-size parking spaces can be provided
elsewhere on the lot. In this case, two parking spaces are provided in the driveway. Staff concludes that
this application meets the minimum findings required to approve the Conditional Use Permit. Staff has
included two resolutions for the Planning Commission's consideration; one is to approve the plans as
proposed, showing removal of the garage door and leaving the driveway as is and the other is to
approve the CUP subject to the revisions of the plans to show the existence of a garage from the exterior.
Ms. Bascom stated that the applicant is also present in the audience, if the Commission has any
questions.
Cm. Jennings wanted clarification on the statement on page 2 of the staff report, which states:
"However, the Zoning Ordinance does not require vehicles to be parked in the garage, it only requires that the
enclosed parking spaces exist.
Ms. Bascom responded that the Zoning Ordinance requires 2 enclosed parking spaces for a single-family
home. However, with a Conditional Use Permit, the enclosed space can be converted as long as two full-
size parking spaces can be provided elsewhere on the lot. Ms. Bascom further explained that the
applicant is proposing to convert the enclosed area and use the driveway space for parking their cars.
Cm. Fasulkey opened public hearing and asked for the Applicant. The applicant, Douglas Paterson
stated that he would like his architect, Claudia Falconer, to speak first. Ms. Falconer briefly explained
the Patersons' project and requested that the Planning Commission approve the project as proposed.
Cm. King asked if the driveway in front of the garage would remain as is. Ms. Falconer responded that
the applicants are proposing a landscaping strip between the driveway and the house. They are
proposing to have shrubbery along the wall. To create a balance they are proposing to have brick
wainscot on this end, which will match the brick wainscot on the other side of the house.
Cm..Fasulkey asked Staff if the landscaping strip was part of the conditions of approval and distance
between the driveway and the garage wall. Ms. Bascom stated that the landscaping strip was part of the
plans and hence part of the conditions and distance would be 2aft wide.
Cm. King pointed out that the photographs of the house indicate that the brick wainscot doesn't go all
the way across the house.
Mr. Douglas Paterson, resident and owner of 7944 Oxbow Court, stated that they bought the house five
years ago and would like to add on to it. Fie stated that after several months of discussion they agreed
that this would be the most economical way of adding on. He briefly explained the landscaping and
some of the exterior facade improvements. Fie explained that the intent is to make the exterior look like
it was originally there and not an add on.
Cm. Jennings asked if the Fire Department had any concerns regarding the utilities like washer and
®~:ntdn[j ()omm~sion October28, 2003
~¢ttufar,d~.~eetin,q 155
DRAFT
dryer being in the same vicinity although it may be enclosed. Ms. Bascom stated that the proposed plans
were routed to the department and they did not have any concerns.
Mrs. Elaine Paterson also spoke about some architectural issues. In response to Cm. King's comment
regarding parking in the future for additional cars, Mrs. Paterson replied that they were proposing to
have a double swing out gates in the future in their side yard to accommodate additional parking.
Hearing no further comments, Cm. Fasulkey closed the public hearing and asked if the Commissioners
had any questions for Staff.
Cm. Nassar asked the reason behind the second resolution to leave the garage door as is. Cm. Fasulkey
clarified that Staff would like a directionfrom the Commission on this issue due to the fact that it may
create precedence for future garage conversions. Staff would like to know if the Commission would like
this case to serve as a model for all future garage conversions by approving the plans as submitted
(without the garage door). Alternatively, does the Commission want the garage doors to remain for
future garage conversions? Ms. Bascom added that this is the first time as part of a garage conversion
the applicant is requesting exterior modifications to remove the garage door. It will be the
Commission's decision to choose the option they would like to see in the future.
Cm. King expressed that he likes what has been proposed.
Cm. Jennings stated that the Commission should review each application on a case-by-case basis.
On motion by Cm. Nassar seconded by Cm. King, approved by a vote of 4-0-1 with Cm. Machtmas
absent, the Planning Commission unanimously approved Attachment 3 with a statement that the
Commission would like to review any new CUP for garage conversion for its aesthetics on a case-by-case
basis and adopted
RESOLUTION NO. 03 - 49
A RESOLUTION OF THE PLANNING COMMISSION
APPROVING A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW THE CONVERSION
OF A GARAGE TO RESIDENTIAL LIVING SPACE FOR PROPERTY AT
7944 OXBOW COURT (APN 941-172-42)
PA 03-059
8.2
PA 02-048 Greenbriar Homes Communities, Inc. - Tassajara Creek (Yarra Yarra
Ranch) Planned Development Rezoning, Stage 1 Development Plan amendment and
Stage 2 Development Plan, Vesting Tentative Tract Map (Tract 7414), and Site
Development Review for approximately 63.9 acres to allow the transfer of allowable
units from the Phase III area of the project to the Phase IV area of the project. The
project also includes a Stage 2 Development Plan for Phases III and ¥, a Vesting
Tentative Tract Map for Phase III, and Site Development Review for Phases III and V.
Phases III and V consist of 22.3 acres, including approx. 11.5 acres of permanent open
q?[annbtg Comms2~sion
~R~gu[ar S~4eetir~l
156
Otto&r28, 2003
DRAFT
space, and construction of 108 residential dwelling units (Phase III) and one single
family home on an existing two-acre lot (Phase V).
Cm. Fasulkey asked for the staff report.
Ms. Deborah Ungo McCormick, Project Planner, gave a brief background on the project. This project is
located on Tassajara Road, north of Casterson Development east of Alameda County property and Camp
Parks site. The Site received Stage 1 PD approval in March 2000 for the entire 64-acre site. The approval
involved 5 phases of development. Phases 1 and 2 are currently under construction. The Planned
Development approved Phases 1,2 and 4 on the east side and Phases 3 and 5 on the west side of the
Tassajara Creek. The approval also involved open space area along the Tassajara Creek.
The applicant, through this application, is requesting an amendment to accommodate the development
of Phases 3 and 5 and transfer of 85 units from Phase 3 to Phase 4 which would result in a 108 units in
Phase 3 and 164 units in Phase 4 with no change to the overall density of the project. The reason being
that Greenbriar will be developing the entire west side of the creek and hence would like the
Commission to approve the transfer of the units. The application also involves the subdivision of the 20
acres on the west side of the properS. This includes 108 single-family lots and eight open space parcels
including two bridges to access across the creek as well as street development dedications. The
applicant is also proposing a Site Development Review for Phase 3, which includes 108 single-family
detached units with clusters of 3 to 5 units each and 8 below market rate town home units, and Phase 5
that includes a single-family homes on 2 acres. Each of the units in the development includes three plans
and three elevations, six styles of architecture with a total of 27 different color schemes. Ms. McCormick
stated that the project includes extensive open space and landscaping. The single-family home, which
Greenbriar is building for Mrs. Koller, is of Spanish architecture. Out of the 20 acres on the west side 11
acres have been dedicated to open space, which includes the creek restoration with native vegetation
along the Tassajara creek. Ms. McCormick also talked about the various trails and habitat conservation
plans for the project.
Ms. McCormick stated that the project is covered under the Eastern Dublin EIR as well as the Mitigated
Negative Declaration prepared for the Stage 1 Planned Development. An Initial Study and Addendum
was prepared for this project in accordance with the California Environmental Quality Act and was
determined that no new impacts or mitigations would result due to this project.
Staff recommends that the Planning Commission adopt a resolution recommending that the City Council
adopt a Stage 1 Planned Development Amendment for Phases 3 and 4 and Stage 2 Planned Development
for Phases 3 and 5. Additionally, Staff recommends that the Planning Commission adopt a resolution
approving the Vesting Tentative Map and a Site Development Review for Phases 3 and 5.
Cm. Fasulkey asked the Commission if they had any questions for Staff.
Cm. Nassar asked if there was any change in the project besides the request for the transfer of the units.
Ms. McCormick responded that no other changes were proposed and that the density of the project
would remain the same.
®[annir~ Comm~¥sion ' · October28, 2003
cR~ttu[ar S~.eet~tt~ 157
DRAFT
Cm. King indicated that the staff report discusses habitat restoration and daily patrolling during
construction. He wanted to know who was responsible for the patrolling. Ms. McCormick stated that
the Applicant has hired a wetland consultant company who would be patrolling the site during
construction to ensure that no habitat was harmed.
Cm. King asked what steps were being taken by the developer to ensure proper education of the habitat
to the construction workers if they happen to see one. Ms. McCormick stated that the Applicant through
their wetland consultant company is required to submit an annual report on the mitigation steps.
Cm. King indicated that the Applicant has identified 27 Heritage trees. He wanted to know if there were
any sanctions against accidental removal of trees. Ms. Ram stated that the Heritage Tree Ordinance
includes sanctions for accidental removal of trees, such as a penalty double the appraised price of the
tree and planting a similar tree. Ms. McCormick indicated that the Applicant/Developer would be
removing only 2 trees during the construction of this project.
Cm. King asked where the regional park was located. Ms. McCormick showed the location on the map.
She also added that the Developer/Applicant would be constructing the trail across Mrs. Koller's
property as part of Phase 3 which would connect to the Tassajara Creek Park to the north and to the
existing regional trails on the east sid~ Of Tassajara Creek that was constructed as part of Phases 1 and 2.
The developer is proposing an additional stretch of trail on the west side that is considered a local trail.
Cm. Fasulkey asked if the trail would be constructed according to the EBRPD standards. Ms.
McCormick stated that it would be and in addition the Riparian Revegetation Plan will ensure proper
restoration steps are taken.
Cm. Fasulkey opened the public hearing and asked for the Applicant.
Tim Quinn, Development Manager for Greenbriar Homes, gave a presentation on the project and
discussed the various aspects including architecture, access issues, habitat conservation plans, and
landscape plans.
Cm. Iennings pointed out that while reading the data submitted and reviewing the color schemes for the
BMR units, she could tell that the BMR units had different elevations than the regularly priced homes.
She wanted to know if the Applicant could modify the design for those units so that they would be
similar to the regularly priced units. Mr. Quinn responded that the BMR units have been designed and
enhanced so that they looked compatible with the surrounding homes.
Cm. King sought clarification on the sewer siphon and "8-ft at the bed of the creek". Mr. Quinn
explained that it is a 'Bore Jack Operation'. There are bore pits excavated outside the Riparian down to
the level of the pipe. It would be bored under the creek with no disturbance to the creek channel. This
provides a 'siphon' for the sewer system for the project. Without this, they would have to import
significant amounts of fill to elevate the site and then would have to hang the sewer lines along the
bridge across the creek.
®[annin~ Coram~siot~ Octo[,er 28, 2003
~e~ju[ar '_M. eetit~g 158
DRAFT'
Cm. King asked where the breeding pond was located. Mr. Quinn pointed the location on the map.
Cm. Nassar asked what differentiated Phase 3 from Phases 1 and 2. Mr. Quinn stated that the units
from Phases 1 and 2 are larger than the ones that would be constructed in Phase 3, which provides a
third single-family detached product alternative for the area.
Richard Guarienti, resident of 8279 Rhoda Avenue, stated that he was pleased to see trails as part of the
project. He had the following three questions:
Are the trails being constructed according to EBRPD standards and their regulatory
standards?
What is the buffer zone for?
What kind of construction is anticipated at the creek to require a stream restoration plan?
Hearing no further comments Cm. Fasulkey dosed the public hearing.
Ms. McCormick addressed Mr. Guarienti's concerns as follows:
In terms of the standards for construction of trails, the project is conditioned such that it has to meet
EBRPD's standards as required by the conditions of approval for the vesting tentative map.
The locati°n of the trail is within the buffer that has been provided for this project (the buffer between
the creek and the development). It is a construction buffer. Trails and the maintenance road were
allowed within this buffer as part of the Stage 1 Development Plan approval for the entire site.
Ms. Ram clarified that in terms of the Restoration Plan, the Eastern Dublin Specific Plan and EIR noted
that there will be some disturbance of the riparian areas of the creek due to prior activities along the
creek and future that development in the area, in order to mitigate that all projects along the Tassajara
Creek, are required to prepare a Stream Restoration Plan, in compliance with the City's Stream Corridor
Plan for Tassajara Creek to enhance the quality of the creek.
There was a discussion regarding the extent of 'disturbance' and revegetation plan.
Cm. Jennings wanted to know how close the trail would be to Mrs. Koller's property and would it bother
her. Mrs. Koller responded that her property is in an area, which is very private, and it would not
impact her.
On a motion by Cm. King and seconded by Cm. Nassar, approved by a vote of 3-1-1 with Cm. Machtmas
absent, Cm. Jennings voted against the project on the grounds that the BMR units were different from
themarket rate units, the Planning Commission approved and adopted
RESOLUTION NO. 03 - 050
RECOMMENDING THE CITY COUNCIL ADOPT AN ORDINANCE
~mrdn~I Commit'sion October 2& 2003
~R.egu[arS~eetirq] 159
DRAFT ~
FOR A PD REZONING WITH RELATED STAGE 1 DEVELOPMENT PLAN AMENDMENT FOR
PHASES III AND IV AND STAGE 2 DEVELOPMENT PLAN FOR PHASES III AND V OF THE
GREENBRIAR HOMES COMMUNITIES, INC. TASSAJARA CREEK RESIDENTIAL
DEVELOPMENT PROJECT AND ADOPT A CEQA ADDENDUM
(PA 02-048)
RESOLUTION NO. 03 - 51
APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW
FOR TASSAJARA CREEK PHASE III AND SITE DEVELOPMENT REVIEW FOR PHASE V-
GREENBRIAR HOMES COMMUNITIES, INC. RESIDENTIAL DEVELOPMENT PROJECT
PA 02-048 {Tract No. 7414)
NEW OR UNFINISHED BUSINESS - None
OTHER BUSINESS (Commission/Staff Informational Only Reports)
Ms. Ram discussed a special meeting on November 12.
Ms. Ram discussed the upcoming schedule with the Commission.
ADJOURNMENT - The meeting was adjourned at 8:30 p.m.
Respectfully submitted,
ATTEST:
Planning Commission Chairperson
Planning Manager
~P[antdrud Comt~don
~tlu~ar Meeting 160
October 28, 2003