HomeMy WebLinkAbout01-02-1996 PC Agenda •
PLANNING COMMISSION
Regular Meeting-Dublin Civic Center Tuesday-7:30 p.m.
100 Civic Plaza,Council Chambers January 2, 1996
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS-
6. ORAL COMMUNICATION-At this time,members of the audience are permitted to address the
Planning Commission on any item(s)of interest to the public;however,no ACTION or
DISCUSSION shall take place on any item which is NOT on the Planning Commission Agenda.
The Commission may respond briefly to statements made or questions posed,or may request Staff to
report back at a future meeting concerning the matter. Furthermore,a member of the Planning
Commission may direct Staff to place a matter of business on a future agenda. Any person may
arrange with the Planning Director(no later than 11:00 a.m., on the Tuesday preceding a regular
meeting)to have an item of concern placed on the agenda for the next regular meeting.
6.1 Election of Officers
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PA 95-030 Dublin Ranch Planned Development Rezone The applicant is requesting a
Planned Development(PD)District Rezone approval for an approximate 210 acre site. The
project involves rezoning the site to: PD Single Family Residential(109.8 acres;570 dwelling
units);PD Medium Density Residential(35.7 acres;277 dwelling units)for a total 847
dwelling units and 57.5 acres PD Open Space. This rezone request also includes a 5 acre
neighborhood park and a 2 acre private recreational facility. The project is located within the
Eastern Dublin Specific Plan area,east of Tassajara Road and approximately 4,000 feet north
of the I-580 freeway.
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS(Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(OVER FOR SUMMARY PROCEDURES)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 2, 1996
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Laurence L. Tong, Planning Director
SUBJECT: Election of Officers
RECOMMENDATIONS: 1. Elect Chairperson
2. Elect Vice-Chairperson
3. Appoint Secretary
FINANCIAL STATEMENT: None
DESCRIPTION:
The Planning Commission Rules of Procedure provide that officers should be
elected at the first meeting of the Planning Commission in December of each year. The
new terms of office would typically run until December, 1996, unless a vacancy in an
office occurs before that time. The Planning Commission may appoint a Secretary who
may be one of its members or someone else.
Staff recommends that the Planning Commission: 1) elect a Chairperson; 2) elect
a Vice-Chairperson; and 3) appoint the Planning Director as Secretary.
g:agenda/1-2-96
ITEM NO. 6.1 COPIES TO: Agenda File
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 2, 1996
TO: Planning Commissionl ff.
FROM: Planning Staff 04
PREPARED BY: Carol R.Cirelli,Senior Planner
SUBJECT: PA 95-030 Dublin Ranch Phase I PD Rezone
GENERAL INFORMATION:
PROJECT: The applicant is requesting a Planned Development(PD)District
Rezone approval for an approximate 210 acre site. The project
involves rezoning the site to: PD Single Family Residential(109.8
acres;570 dwelling units);PD Medium Density Residential(35.7
acres;277 dwelling units)for a total 847 dwelling units and 57.5
acres PD Open Space. This rezone request also includes a 5 acre
neighborhood park and a 2 acre private recreational facility.
APPLICANT: Ted C.Fairfield
Consulting Civil Engineer
P.O.Box 1148
5510 Sunol Boulevard
Pleasanton,CA 94566
PROPERTY OWNER: Jennifer Lin
C/O Ted C.Fairfield
Consulting Civil Engineer
P.O.Box 1148
5510 Sunol Boulevard
Pleasanton,CA 94566
LOCATION: East of Tassajara Road and approximately 4,000 feet north of the
Interstate 580 Freeway within the Eastern Dublin Specific Plan
project area.
ASSESSOR PARCEL NO.(S): 946-680-3;94-680-4;946-1040-1-2;946-1040-2;
946-1040-3-2;99B-3046-2-6;99B-3046-2-9
Item No. 5r.ICopies To: Applicant
Property Owner
PA File
General File
Senior Planner
PAGE 1 OFI!
GENERAL PLAN
DESIGNATION: Single Family;Medium Density;Open Space
EASTERN DUBLIN SPECIFIC
PLAN DESIGNATION: Single Family;Medium Density;Open Space
EXISTING ZONING
AND LAND USE: PD Single Family;PD Medium Density;PD Open Space/
Cattle Grazing and Agriculture
SURROUNDING LAND
USE AND ZONING: North: Cattle Grazing;Agriculture/PD Community Park;Agricultural
District;
South: Cattle Grazing;Agriculture/PD Medium Density Residential;
PD Single Family Residential;PD Open Space
East: Cattle Grazing;Agriculture/PD Open Space
West: Equestrian Facility/PD Medium Density
ZONING HISTORY:
October 10, 1994: Dublin City Council approved the Eastern Dublin Planned
Development District Overlay Zone(Prezone)for a 1,538 acre site
(PA 94-030).
November 14, 1994: Alameda County LAFCo approved the Eastern Dublin Reorganization
request for PA 94-030.
January 12, 1995: Alameda County LAFCo unanimously disapproved the request to
reconsider the Eastern Dublin Reorganization approval.
January 23, 1995: Dublin City Council approved Eastern Dublin Annexation/Detachment
No. 10 IPA 94-030).
October 1, 1995: Eastern Dublin Reorganization(Annexation/Detachment No. 10)
became effective for a 1,538 acre site(PA 94-030).
APPLICABLE REGULATIONS:
Section 8-31.0 Planned Development District of the Dublin Zoning Ordinance applies to this
project.
BACKGROUND:
In October of 1994,the City Council approved a Planned Development(PD)District
Overlay Zone(Prezone)for a portion of the Eastern Dublin Specific Plan area(±1,538
acres). This action was consistent with Action Program 4C of the Eastern Dublin Specific
Plan which requires the eastern planning area to be placed into a PD District Overlay Zone.
In January of 1995,the City Council approved the annexation of the prezoned±1,538 acre
site. This annexation became effective on October 1, 1995.
2 PAGE t; .
OF ILL
ANALYSIS:
Project Description
Dublin Ranch,comprising all the Jennifer Lin Family property holdings,is located
within the Eastern Dublin Specific Plan project area and encompasses a total of 1,227
acres. A portion of Dublin Ranch(1,037 acres)has been annexed to the City. This Planned
Development(PD)District Rezone request covers the first phase of the Dublin Ranch
development and is located within the 1,037 acre annexed area(see Attachment 1). Future
actions required for the project include a Development Agreement,Tentative Map and Site
Development Review.
The proposed Dublin Ranch Phase I project consists of rezoning an approximate 210
acre site to PD Single Family(Low Density)Residential(109.8 acres;570 dwelling units);
PD Medium Density Residential(35.7 acres;277 dwelling units);and PD Open Space(57.5
acres),for a maximum total of 847 dwelling units. The request also includes a 5 acre
neighborhood park and a 2 acre private recreational facility. The densities for the Single
Family and Medium Density residential are 5.2 and 7.8 dwelling units per acre,respectively.
Part of this rezone request also includes conceptual architectural and landscape/open space
design guidelines.
Consistency with the PD Prezone Overlay District and the Eastern Dublin Specific Plan
This rezone request is consistent with the purpose,intent and general provisions of
the approved PD Prezone for Eastern Dublin. The Dublin Zoning Ordinance requires that no
development,other than that allowed by the Interim Agricultural Designation,shall occur for
any property within the prezoned project area until the City adopts a Land Use and
Development Plan for the development.The applicant's request includes a Land Use and
Development Plan.
The Dublin Ranch Phase I Land Use and Development Plan is consistent with the
policies,standards,guidelines and implementation measures of the Eastern Dublin Specific
Plan. The project is located within the Foothill Residential subarea and the project is
consistent with land use concepts and development programs for this subarea. Consistent
with the Foothill Residential land use concepts,the proposed Dublin Ranch housing is
predominantly lower density,single family units. A small portion of Dublin Ranch Phase I
(35.7 acres)is in the medium density range. All of the lower density residential uses occur
on the generally steeper hillsides,while keeping major ridgelands and higher elevation areas
as open space. The project also includes the preservation and enhancement of two
intermittent creek corridors with natural vegetation,which serves as a connecting open
space corridor(from the hillside open space)extending into the development areas. This
concept promotes the integration of development with the natural setting and preserves a
sense of natural open space within a developed area.
Although the project presents three very minor adjustments to the adopted Eastern
Dublin Land Use Map and Specific Plan,overall the Land Use and Development Plan is
consistent with the Specific Plan policies,programs and design guidelines. First,three
roadways,Fallon Road,Gleason Road and the Transit Spine,would be realigned slightly for
consistency with the Specific Plan's grading and viewshed policies. The Specific Plan
already allows for the possible realignment of certain roadways. Section 4.2,page 23 of
the Specific Plan states that"...the location of road alignments and land use boundaries in
Figure 4.1 (the Eastern Dublin Land Use Map]are approximate."
3 PAGE 3 OF 111-
Second,the required neighborhood park would be relocated approximately 1,300
feet to the southeast so that it is more centrally located within the area designated for
single family development. The Specific Plan requires that park development be consistent
with the standards and phasing recommended in the City's Parks and Recreation Master
Plan. Sections 4.2 and 4.8.4 of the Specific Plan and Policy 1.9 of the Master Plan appear
to contemplate that the exact location of neighborhood parks will not be known until such
plans are prepared. The proposed park relocation actually promotes the Specific Plan and
Master Plan policies that encourage the central location of parks among the homes they will
serve;and the siting and design of neighborhood parks that provides a neighborhood
identity and social focus.
Third,a stream corridor will be re-created and relocated to an easterly channel. This
is also a positive adjustment in that the relocated stream corridor will be an additional 450
feet longer than the current stream corridor shown on the Specific Plan's Land Use Map.
Any stream relocation or modification requires the U.S.Army Corps of Engineers approval.
The proposed stream corridor changes still meets the intent of the Specific Plan and,
therefore,can be found to be consistent with the Specific Plan.
District Planned Development Plan
As the Specific Plan requires,the Dublin Ranch Phase I Land Use and Development
Plan application also includes a District Planned Development Plan(DPDP) (see Exhibit A).
All of the Specific Plan's DPDP requirements are met through the applicant's Land Use and
Development Plan. The DPDP goes one step further in graphically portraying the project's
relationship with adjacent,and other"subarea"land uses.
Community Theme
Dublin Ranch Phase I will have an"upscale rural"community theme that reinforces
the rural character of the project area's landscape and topography,and Dublin's historical
rural and agricultural ambiance.This community theme will be carried throughout the Dublin
Ranch development through a mix of architectural styles. Items such as rail fencing,stone
pilasters and tree groves based upon local farming and ranching foundations will reinforce
this imagery.
Residential Development/Design Guidelines
The Dublin Ranch Phase I rezone is consistent with the location and housing
diversity goals of the Eastern Dublin Specific Plan. The proposed medium density
development will be located on flatter lands,and the lower density development on slightly
steeper sloping areas. Secondly,a range of housing types will be offered. Single family,
detached units will be the predominate housing type developed in the single family and
medium density residential areas. Attached units will be permitted in the medium density
residential areas as an option. Nine distinct neighborhoods are proposed-six are
designated as single family residential and three as medium density residential(see Exhibit
A,Phase I-Site Plan).
The densities for both residential land use categories are consistent with the
Specific Plan. The Single Family density(5.2 du/ac)falls within the upper Single Family
(Low Density)density range(0-6 du/ac)and the Medium Density(7.8 du/ac)falls within
the mid-point density range(6-14 du/ac). In order to achieve appropriate and efficient
residential development intensity,residential development with densities at no lower than
the mid-point of the density range should be encouraged. The Dublin Ranch project
adequately achieves this goal.
4 pace r,;
The project provides a range of housing types for those who are unable to afford a
large home on a large lot. The proposed residential setbacks for both Single Family and
Medium Density residential areas vary from the advisory guidelines of the Specific Plan's
Community Design chapter. They are,nonetheless,acceptable. Current planning practice
for both neo-traditional and conventional communities is moving away from the 20 foot
front/rear yard requirements that were typically required in the past. Basically,certain
consumer needs have changed. Driveways can be shorter because contemporary vehicles
are shorter. The project proposes reduced front yards(rather than the conventional 20 foot
setback)due to the historic under-utilization of this space. Benefits of reduced front yards
are as follows: 1)improve streetscape scene with undulating the front of houses several
feet;2)reduce negative visual impact of garages;and 3)allow space for front porch(with
reduced front yard),making the front yard more useable and attractive.
The attached resolution,Exhibit A,requires the following: 1)modification to the
number of dwelling units may occur,but the total number of units shall not exceed 847;2)
only detached units shall be allowed in the Single Family District;3)site design of the
individual neighborhood may vary,however,the concept of curvilinear streets and cul-de-
sacs cannot be altered;4)the Design Guidelines provide eight distinct architectural styles
and elevations that may be utilized in an individual neighborhood-additional styles can be
permitted through Site Development Review if it is determined that they would not change
the overall character of the plan.
This PD District Rezone presents conceptual site,landscape and architectural plans.
Final architectural and landscape design and site planning will occur at the time of Site
Development Review. No formal amendment of this PD Rezone will be required as long as
the Site Development Review materials are in substantial conformance with this Dublin
Ranch PD Rezone. The attached resolution provides for different levels of approval for
minor or major modifications to the PD Rezone. Also,these changes would only be
applicable to the District(Single Family;Medium)where modifications are proposed,not the
entire Dublin Ranch PD District Rezone.
Community Homeowners'Association
The applicant proposes to establish one or more community homeowners
associations for Dublin Ranch Phase I and record a Declaration of Covenants,Conditions
and Restrictions(CC&Rs). The lands designated as open space(except the intermittent
stream corridor open space);the private pathway,community and neighborhood entries,
including landscaping,monumentation,water features,lighting,signage,walls and fences;
landscaping and street trees along the collector streets;parkway sections of Tassajara Road
and Fallon Road immediately adjacent to the Phase I project area;and private community
recreation facilities will be owned and maintained by an overall community homeowners
association to which all residents of the Phase I development will belong. The benefits of
requiring a single homeowners association to be responsible for all of the private
improvements will emphasize and promote a sense of community identity and continuity of
appearance.
Keeping the proposed fragmented,hillside open space under private ownership and
maintenance is consistent with the Specific Plan Policy 6-8. This policy states that pockets
of open space within development areas that are unsuitable for development(e.g.steep
slopes)should remain in private ownership,with management and maintenance
responsibilities resting with the individual landowners or homeowners association.
Sc- )11
5
As proposed,the neighborhood park and intermittent stream/open space corridors
would be constructed by the developer in conjunction with other amenities,and proposed
to be transferred to the City of Dublin upon completion.Attachment 2 outlines the facilities
and areas that would be privately and publicly owned and maintained.
The resolution includes a condition requiring the applicant to offer to the City the
dedication of the intermittent stream/open space and trail corridors as part of any Tentative
Map approval for the project. At that time,the City will need to decide whether it wants to
own and maintain the intermittent stream/open space and trail corridors as public facilities.
Even if the City accepts the dedication of these areas and improvements,no credit for these
areas and improvements will be given towards parkland dedication requirements in
compliance with the City's Parks and Recreation Master Plan.
Action Program 6G of the Specific Plan requires the dedication of land and
improvements along both sides of stream corridors. Action Program 21 of the Master Plan
requires the acquisition of open space trail corridors in Eastern Dublin per the Livermore
Area Recreation and Park District adopted trail plan. Eastern Dublin's intermittent stream
and open space corridors will function as linear pedestrian circulation routes linking
neighborhoods,parks,surrounding open space areas and the Specific Plan's regional trail
system.
One or more separate homeowners associations will also be formed for the medium
density residential neighborhoods. These associations will own and maintain private
improvements such as streets,security gates,and recreational amenities common to that
particular residential area,which are not for the use of the entire Dublin Ranch Phase I
community.
The attached resolution(Exhibit B)includes a condition specifying that CC&Rs shall
be subject to the review and approval of the Planning Director and City Attorney prior to
recordation of a Final Subdivision Map.
Traffic Circulation
Access to the project will be through two community entries from Tassajara Road
and these entries will form one collector street that loops through the project site.
Ultimately,Tassajara Road is designated as a six lane divided arterial in the Eastern Dublin
Specific Plan. An additional collector street will intersect this loop and provide an easterly
link through the site. A portion of a collector street running in a north/south orientation will
also be constructed to provide a direct link to the future easterly extension of Gleason
Road. The applicant does not intend to construct Fallon Road with this project since only a
small portion of it would be required. The future construction of Fallon Road will occur with
future Dublin Ranch development phases.
The single family residential streets will be public streets based on a slightly
modified version of the City's design standards(e.g.increased landscaped parkways along
streets,etc.). These modified design standards are acceptable to the Public Works
Department. The public streets do meet the City's minimum roadway standards and they
are consistent with the Specific Plan.
In addition,bike lanes and paths are proposed along portions of the residential
collector streets,connecting Tassajara Road and Fallon Road.
Traffic Study
TJKM completed a traffic study dated December 1995,which analyzes Dublin
Ranch's Phase I potential traffic impacts on the adjacent street system. The study includes
a level of service analysis for roadway segments and intersections,and signal warrant
analyses for unsignalized intersections and the project entries. With the results of the
analyses,the study specifies certain types of transportation improvements that should be
undertaken through construction and payment of traffic impact fees.
As a condition of project approval,the applicant will need to mitigate all traffic
impacts identified in the study. The draft resolution contains all Public Works conditions
related to traffic,site plan and design guideline items.
The applicant will also be required to pay Eastern Dublin Traffic Impact Fees that
will cover partial roadway improvements and major intersection signalization throughout the
Eastern Dublin Specific Plan project area;the developers'fair share of traffic improvements
within remaining Dublin areas;and regional transportation improvements,including freeway
improvements.
The Public Works Department will provide more detailed project comments and
conditions of approval at the Tentative Map stage.
Parks and Ooen Soace
As stated previously,the applicant will provide a neighborhood park and will be
constructing the park in compliance with the City's Parks and Recreation Master Plan.
Upon completion of the park,the applicant will dedicate the park to the City and it will be
owned and maintained as a public park facility.
The applicant is also proposing a community-oriented recreational facility that would
provide additional recreational opportunities that would not be provided within the
neighborhood park,i.e.community pool and children's wading pool. A community
homeowners association would own and maintain this facility. Additional private recreation
facilities will be required for the medium density neighborhood. However,the specific
design of these amenities will be at the discretion of the individual builder/developer.
Consistent with the Specific Plan,the project provides for the establishment and
protection of undeveloped,interconnected open space lands,for preserving portions of
ridgeland features,plant and animal habitat and natural hillsides. The project is conditioned
to comply with the City's slope maintenance,surface drainage,wildfire maintenance and
emergency access requirements for this open space area.
The Specific Plan requires the enhancement and revegetation of certain intermittent
stream corridors for wildlife habitat opportunities. Multi-purpose trails(trails designed for
shared use of pedestrians and bicyclists),will occur along the edge of the project's natural
open space areas and along one side of the intermittent stream corridors. Some of these
multi-purpose trails will also serve as maintenance roads,fire breaks and/or emergency
vehicle access roads.
The applicant's provision of the 5 acre neighborhood park partially meets the City's
park standard requirements. The project,as currently proposed,is conditioned to provide a
park dedication requirement of 12 acres of active parkland,or park dedication in-lieu fees,
or a combination of both dedication and fees. Although the applicant is proposing private
recreational facilities,staff recommends that these facilities not be credited towards
7 PACE__C''L'L
meeting park dedication requirements,consistent with the City's Parks and Recreation
Master Plan goals for providing increased public access to recreational facilities.
Utility Services
Dublin San Ramon Services District(DSRSD)will provide water,sewer and recycled
water services to the project area. A new water main service line will be extended along
Tassajara Road to the project site. The main extension will be tied into the existing water
mains along Dublin Boulevard and Gleason Road creating a loop system. In addition,a new
reservoir and pump station will need to be constructed to serve the Dublin Phase I area.
The precise location of this reservoir has yet to be determined.
Sewer services to the Phase I project area will require connection to DSRSD's
existing main in Dublin Boulevard within the County's Santa Rita property. A gravity sewer
main will likely be extended easterly along Dublin Boulevard and then up Tassajara Road to
the project site. There are limitations on DSRSD's sewage export capacity. DSRSD is
currently studying effective ways for 1)treating and disposing of sewage waste that will be
generated by planned and approved development within their service area,and 2)phasing
sewage facility construction. DSRSD expects to provide sewer services to this area in
1998.
Portions of Dublin Ranch Phase I could ultimately be served with recycled water
facilities. Recycled water could be a non-potable water supply in addition to other water
provided by DSRSD. However,the integration of a recycled water system with Phase I
development is not yet known at this time.
DSRSD is in the process of completing ongoing water,sewer and recycled water
studies. These studies will determine the types of facilities that need to be constructed,the
timing of these facilities,and the Eastern Dublin areas that will be served.
The precise sequencing of on and off-site infrastructure improvements cannot be
determined at this time. However,Attachment 3 depicts the preliminary types of sewer,
storm drain,water and recycled water infrastructure systems that may be required for the
project. The affected utility agencies will need to determine whether these preliminary
infrastructure systems are acceptable,and develop implementation schedules.
Because infrastructure sequencing is a requirement of the District Planned
Development Plan(DPDP),the applicant has submitted a Development Boundary and
Phasing Plan(Exhibit A)that indicates the anticipated phasing of on-site infrastructure
improvements. Additionally,the draft resolution includes a condition requiring that the
development agreement for Dublin Ranch Phase I specify provisions for the timing of on and
off-site infrastructure improvements.
Conditions have been incorporated into the draft resolution that require the applicant
prior to building permit issuance,to provide written documentation that adequate electric,
gas,telephone and postal services,and solid waste/landfill capacity are available.
Development Agreement
As the Eastern Dublin Specific Plan specifies,landowners/developers who wish to
develop property within the Specific Plan area are required to enter into a development
agreement with the City. This agreement could set forth a specific time schedule for
obtaining required approvals and commencing construction and the precise financial
responsibilities of the developer. The agreement should identify the necessary capital
8 r��/�r
Pii OF.LU.
•
improvements,i.e.,off-site infrastructure,public facilities,streets and utilities,the method
of financing these improvements,and provisions for assuring their timely financing and
construction. It should also provide the terms for reimbursement when a developer
advances funding for specific facilities which have community-wide or area benefits. In
return,the developer benefits by the City agreeing to process further development
applications in accordance with its plans and laws in existence at the time of the
agreement.
The attached resolution includes a condition that the applicant enter into a
development agreement prior to tentative map approval and that the agreement shall
contain,but not be limited to,provisions for the financing and timing of infrastructure,
payment of traffic,noise and public facilities impact fees,in-lieu affordable housing fees,
and other provisions deemed appropriate by the parties.
School Impacts
The previous PD District Overlay Zone(PD Prezone)included a school facilities
impact condition that required the developer to enter into a written mitigation agreement
with the affected school district and the City prior to PD District Rezone(Land Use and
Development Plan)approval. The agreement would establish the method and manner of
financing and/or constructing school facilities necessary to serve the student population
generated by the development.
The applicant has proposed a new mitigation condition that only changes the timing
of entering into this written agreement to a later date,or prior to Tentative Map approval
for the project. Staff believes this new condition is consistent with the existing Prezone
condition and implements the existing condition. The City Attorney is sending a letter to
both the Dublin and Livermore school districts asking for confirmation that they agree with
this condition of approval.
Environmental Analysis
An Initial Study was prepared for the project dated November 17, 1995 and it found
that the project is exempt according to Section 15182 of the State CEQA Guidelines. The
project is a residential project undertaken pursuant to and in conformance with the Eastern
Dublin Specific Plan. No new effects could occur and no new mitigation measures would
be required for the Dublin Ranch project that were not addressed in the Final Environmental
Impact Report(FEIR)for the Eastern Dublin project,and the PD Rezone is within the scope
of the Final Environmental Impact Report.
The draft resolution contains many of the FEIR mitigation measures as conditions of
approval and a general condition requiring the applicant to comply with all applicable
mitigation measures and action programs of the Specific Plan and FEIR.
Staff Recommendations
Staff found the project to be consistent with the City's General Plan,the adopted
Eastern Dublin Specific Plan land use designations,policies and action programs,and the PD
District Overlay Zone(PD Prezone). Staff recommends that the Planning Commission find
the rezoning(Land Use and Development Plan)to be consistent with the City's General
Plan,Eastern Dublin Specific Plan and PD District Overlay Zone(PD Prezone)and
recommend City Council approval of the Rezone request.
9 PACE 9 0r1.11.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear staff presentation.
2) Take testimony from the applicant and the public.
3) Question staff,the applicant and the public.
4) Close public hearing and deliberate
5) Adopt Resolution Exhibit B relating to PA 95-030 Dublin Ranch
Phase I PD Rezone,or give staff direction and continue the matter.
ACTION: Staff recommends that the Planning Commission adopt the resolution
recommending City Council approval of the Planned Development District
Rezone,Exhibit B.
To approve the project as presented,a Planning Commissioner may make a
motion such as:
l move to adopt the Resolution approving the Planned Development District
Rezone,Exhibit B,for PA 95-030 Dublin Ranch Phase I.
ATTACHMENTS:
Exhibit A: District Planned Development Plan,Phase I Site Plan,20-Scale Plotting
Maps,Boundary and Phasing Plan,Architecture,Landscape and Open Space
Design Guidelines
Exhibit B: Planned Development District Rezone Resolution
Background Attachments:
Attachment 1: Vicinity Map
Attachment 2: Open Space Maintenance Responsibility
Attachment 3: Infrastructure Phasing
(g:\95-030\pcsr)
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DEVELOPMENT PLAN
TABULATION
PHASE FUTI RE MASTER
LAND ONE PHASES PLAN
USE AREA DU AREA DU AREA DLJ
H
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7.0
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280.4
1122
RAA
170.5
1
170.5
1
GC
49.1
49.1
CO
39.4
39.4 .
CP
101.5
101.5
NP 5.0
2.6
7.6
OS 59.5
131
190.5
ES
26.9
26.9
HS
20.6
20.6
TOTAL 210.0 1 847 827.2 2047 1037.2 2894
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
Au,,ust 4, 1995
North 0 400 800 1200
NlacKay R Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
EAM111 I -jf±i
I -
POTENTIAL ZONE 2
WATER RESERVOIR LOCATION '
IG L6
M
i
¢.
01
I I -
\\ 1 CITY OF PLEASAN"TON
WATER RESERVOIR
INTERMITTENT I I
\F. — �' , •I I c STREAM CORRIDOR C: I
rn
�-EMERGENCY ACCESS . I
L5�
143;N.P =
o,�/
¢I �k E ENTA q\
HOOL qZ\
�.q�' _
11 P ATHLETIC FIELDS
O.s.l -y���_ - .
FUTURE
HIGH SCHOOL SITE pRIVAfE COMMUNITY
.\ RECREATIONAL FACILITY
CLASS ROOMFACILITIES
I4,
INTERMITTENT
I STREAM CORRIDOR
PARKING
J — FUTURE
PHASE ONE - SITE PLAN
TABULATION
AREA MIN. LOT ACRE DIJ DENSITY
SIZE
L1 55x100 18.7 97 5.2
L2 SOx80 12.7 76 6.0
L3 55x100 18.5 85 4.6
L4 5Ox80 18.5 111 6.0
L5 55xI00 18.4 93 5.1
L6 60x100 23.0 108 4.7
sub -total 109.8 570 5.2
M1 45x70 14.2 101 7.1
M2 4500 7.7 48 6;2
M3 3500 13.8 128 9.3
sub -total 35.7 277 7.8
O.S. (Open Space) 59.5 — —
NY (Neighborhood Park) 5.0 — —
TOTAL 210.0 847 4.0
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4. 1995
North 0 200 400 600
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
POTENTIAL ZONE 2
WATER RESERVOIR LOCATION
DUBLIN RANCH PHASE I
PLANNED DEVELOPMENT DISTRICT
& LAND USE AND DEVELOPMENT PLAN BOUNDARY
PARCEL BOUNDARY
BOUNDARY AND
PHASING PLAN
TABULATION
AREA PHASE I PHASE 2 PHASE 3
L1 97 - -
TOTAL
L2 76 - -
L3 85 - -
L4 - 111 -
L5 - 93 -
L6 - 108 -
M1 - 101 -
M2 48 - -
M3 - - 128
SUB -TOTAL 306 413 128 847
PHASE 1
PHASE 2
PHASE 3
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
North 0 200 400 600
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
MAINTENANCE/FIRE ACCESS ROAD
PLANNED DEVELOPMENT DISTRICT/
\••.• LAND USE AND DEVELOPMENT PLAN BOUNDARY
20 SCALE PLOTTING
Area L155x100 Lots
Area L6 60x100 Lots
�OCATION MAP
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
jkRev. November 1995
71� rm"7
North 0 200 400 600
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Plannir}F , �:',�,
NUVIS • Landscape ArchiteVldr
A- 01: _o
� A` I q
DUl3LIM`h�.�C.!°.1�
J 1
20 SCALE PLOTTING
GRADED SL�PE
GRADED`,/
SLOPE . J� — — --f--
�� NAT�JRAt SLOPE
NATSJRP1 SLOPE
%'VpGti 6? `
------------
— a. ` �R11y 1 pSyV6
OY
-- 1 12 1V� \ LpG4ti
RAIL FENCE ON BERM
Area M-2 4500 Lots
Area M-3 3500 Lots
LOCATION MAP
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
Rev. November 1995
7%M17
Nort 0 200 400 600
b
.(� MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
RAIL FENCE ON BERM Architecture and Planning
NUVIS • Landscape Architectu sM '�
•
GENERAL DEVELOPMENT AND LAND USE PROVISIONS
Residential development standards,architectural design and landscape and open space
elements have been defined and discussed to ensure the desired character and quality of
Dublin Ranch. These guidelines will encourage and influence development to meet overall
community goals and the community theme.
Guidelines presented here are directed towards Specific Plan designated land uses
occurring within the limits of the initial development phase. It is anticipated that as
additional development phases and land uses occur,specific provisions applicable to them
will be incorporated into future amendments of the design guideline document.
These recommendations establish the minimum requirements necessary for the design and
planning of Dublin Ranch. In the development standards,only exceptions to the Dublin
City zoning ordinance are delineated. Permitted land uses follow the Specific Plan
designations,which are single family residential,medium density residential and open
space. Conditional uses will rely upon the provisions of the City's zoning ordinance.
Guidelines will be imposed and enforced within agreements between the developer and
individual builders. No homeowner's association will be responsible for guideline
enforcement. Additionally, a Declaration of Covenants, Conditions and Restrictions
("Declaration")may impose standards for maintenance of residences and/or appropriate
use restrictions. Design review control will be exercised by the developer over the initial
construction of improvements and residences. After the initial construction is complete,
design review control will be exercised by the City.
EX
RECEIVED
1-31 U 11 0 1995
I? ((� "RIIN PLANNIN
DUBLIN RANCH
Phase I
DESIGN GUIDELINES
1- - '' _
, ii. , '.-, ,� :I
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lir
Prepared by:
MacKay & Somps
William Helzmalhalch Architects, Inc. }� Z
NUVIS L(\
It //L
Dublin Ranch Yh�.se I Design Guidelines•August 4.1995
TABLE OF CONTENTS
ARCHITECTURE
Purpose III-1
Architectural Styles III-2
California Craftsman/Bungalow III-4
California Traditional III-6
European Eclectic III-7
Spanish Colonial Revival III-8
Monterey III-10
Ranch Style III-12
American Farmhouse III-14
Renaissance Revival III-16
Architectural Treatment III-18
Elevation Treatment III-18
Roof Considerations III-20
Materials and Colors III-22
LANDSCAPE AND OPEN SPACE
Entries IV-1
Community Entries IV-1
Single Family Neighborhood Entries IV-6
Medium Density Neighborhood Entries IV-7
Vehicular Circulation IV-9
Arterial Streets IV-9
Residential Collectors IV-12
Residential Streets IV-14 cK fr ?[68�
Private Residential Streets IV-15 L
Street Furniture IV-17
RECEIVED
?ft q5—030
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17 DLA3i,i rJ Iz6 t4 Qt-i
use J Fir DUBLIN PLANNING
Dublin Ranch Pause!Design Guidelines•August 4.1995
Recreation Facilities IV-19
Neighborhood Park IV-19
Private Community Recreation Facility IV-22
Medium Density Recreation Facilities IV-22
Open Space IV-23
Open Space Corridors IV-23
Intermittent Stream Corridors IV-24
Pedestrian Pathways IV-25
Multi-Purpose Trails IV-26
Ownership and Maintenance IV-27
General Landscape IV-28
Recommended Plant Palette IV-28
Irrigation IV-34
Pilasters,Walls and Fences IV-35
Stone and Stucco Pilasters IV-35
Stone Pilasters IV-37
Community Wall IV-38
Stone Accent Wall IV-39
Rail Fence IV-39
Sound Barrier IV-41
View Fences IV-42
Good Neighbor Fences IV-43
Guardrail IV-44
RECEIVED
? 9 5-O IS
L� � ' AUG l 0 1995
Page ii
e 11( DUBLIN PLANNING
Dublin Ranch Design Guidelines•August 1.1995
HOUSE SITING CONSIDERATIONS
Siting Criteria
One important goal of these guidelines is to create a street scene
possessing both functional and visual variety. Plotting and design
criteria are intended to provide this variety in appearance as well as
a sense of individuality for each home. Projects where nearly
identical buildings line streets without variation in placement and
architectural form are discouraged. This and the following section
lists plotting and massing techniques which will aid in the creation
of a successful street scene. While it is not necessary that every
method be utilized, selective and appropriate use will greatly
contribute to achievin the desiled results. RECEIVED
'ftll
Page 11-3 . ct kW 1 U 1995
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Dublin Ranch Design Guidelines•Augusi 4.1995
Treatment of Corner Conditions
% P The treatment of corner lots is key to initiating a successful site
�� I+ plan. Units occupying corner lots on public streets should be
ol,lp-m selected and placed so that:
I.
� — �� �, • The driveway and garage is placed against the interior side
PC',,„1
yard.
1�`,�� I1 • A clear line of site across the corner is maximized.
• The wall adjacent to the exterior side yard is as short as
possible.
• The exterior side and front yard setbacks are maximized.
Plotting on Cross Slope Conditions
When plotting where the elevation difference between lots is
greater than 3 feet,the units should be placed so that the driveway
is on the high side of the lot.
— .7T. ,
b --T. --qT
In 1.
, ,. r ill ` Plotting on Lots at the Bottom of a Slope
When plotting and designing the home, maximize the rear yard
depth and consider stepping back the rear elevations second story
to avoid a"canyon-like"rear yard.
Rear Elevations on Elevated Lots
Rows of units seen from a distance on elevated lots are generally
perceived by their contrast against the background or sky-line.
Here the dominate impact is the overall shape of the building and
roof lines instead of the surface articulation or materials. Where
possible, maximize the rear yard setback from the top of slope.
Design the rear elevation and roof plane to minimize visual impact.
These buildings should appear as varied as practical with particular
attention given to avoiding repetitious architectural elements such
as fireplace placement and gable ends.
S2
�! or�ZAtfE EIVE®
, AUG 1 01��1995
PagelFq P: ':r. 1,: 1'1. 0-"Df rl k. i-i 7
C 1 Jeri .2.a ::R.1IN PLANNINr'
Dublin Ranch Design Guidelines•August.1.1995
•
49 Fi 4 I mot, "
17.
17' 17 15' 17 10'
Varying Setbacks and Profiles
A varied building setback is necessary along the street frontage.
Strict compliance to the minimum garage setback may contribute
to a repetitious and monotonous appearance along the street.
Where garages are adjacent to one another along interior lot lines,a
2'minimum difference in setbacks is desired.
With exception of zero lot line products and lots along substantial
street slopes,plans should be reversed and plotted so that garages
and entries are adjacent to each other. This creates an undulating
sense of setback. Occasionally,this pattern should be broken so
that it will not become overly repetitious nor reflected by the units
directly across the street.
,c, t1
RECEIVED
6,01v
�js o3G
1.
Page 11-5 1. �a taAt r A U U.I U 19 5
PLANRNIhCFU
• Dublin Ranch Design Guidelines•August 4.1995
Impact of Garage on the Street Scene
The home and the yard rather than the garage should be the
primary emphasis of the elevation as seen from the street. Design
techniques to reduce the emphasis on the garage should include:
• Setting back the garage in relationship to the front of the house.
• The garage should be incorporated with the architecture of the
house. The design treatment should strive to reduce the
overall visual mass of the garage.
• Architectural forms should de-emphasize the garage by
highlighting other parts of the house.
• Possible options include tandem garages,detached garages and
garages located at the rear of the lot.
The use of swing-in driveways and garages on lots at least 55 feet
in width will break the continuous view of garage doors along the
street. This typically allows for a substantial reduction in the
required front setback for that unit which in turn provides for
greater variation in street scene.
/k �y It( 46 rZ
.F ''"n"/ RECEIVED
�=€&gealka5 C3G
Page II-6 AUG 1 U 1995
FILIN PLANNIR'"
Dublin Ranch Design Guidelines•August.1 1995
BUILDING MASS AND FORM
Relationship of One and Two Story Buildings
A key technique for creating a sense of variety within a project is
to vary the heights and forms of the homes. In the case of low and
} medium density projects,this is accomplished by utilizing both one
6 __— _ and two story buildings.
� r .`' ... To improve the visual relationship between adjacent one and two
-- =^• story buildings,it is occasionally desirable to introduce some sort
.. i !► `.i, of intermediate transition between them. This may be done by
;ii�. --t: `_ _ — creating a single story architectural element within certain two
��. story buildings to lessen their apparent height.
Treatment of Mass
Exterior mass and form can be manipulated to improve the street
scape by controlling the impact of the units as they relate to corner
conditions,adjacent units,setbacks and the street.
Units located at street corners should be either single story (if a
single story plan is included) or have a significant single story
element adjacent to the exterior side yard.
Interlocking Mass
Stepping the second story mass can be used to improve the street
*'46 scene. As an example,the second story can be set back in relation
to the
w it. If the
ers envision
`\/ form as garage
series of nteorlocking masses bather than box,they will
�� be able to achieve a more aesthetic and attractive design solution.,t , , }r` There will be some exceptions to this concept when dealing with
styles such as Monterey.
Massing and Form
Building mass should be formulated to reflect interior uses, to
create a positive relationship with adjacent homes and land use,to
provide visual emphasis and to reflect the architectural style.
Methods for maximizing the variety of architectural form within
these constraints include: l" ( /1, 16 A
/� RE IVED3
1 - a„ hR' gS-G C
Pagelra 1 c s �i AUG 1 0 1995
A c t[i r t .-3-n u \.Ll'
-731 IN PLANNM"
Dublin Ranch Design Guidelines•August 4.1995
• Creating recessed alcoves or projected overhangs which cast
shadows.
• Sculpting major chimney forms.
• Utilizing dormers, bay windows and other architectural
projections.
• Porch/entry projections.
Creating a Varied Street Scene
The last section addresses the use of massing to improve the street
scene: Generally,these techniques include:
• Minimizing visual impact of the garage.
• Giving attention to composition of building mass.
• Stepping second stories.
• Incorporating single story elements into two story buildings.
• Considering effects of cross slopes in plotting.
• Avoiding obviously repetitious patterns.
• Varying setbacks.
• Reversing and varying adjacent house plan forms.
• Opening corner lots through selective plan form and reduced
building heights.
LIECEIVED
1 9S-C30
t " ,AVeg' AUG 1 0 1995
Page/1-8 C,.� UICZA'
a4 [I I �u N!PLANNIN
Dublin Ranch Design Guidelines•August.1 1995
ARCHITECTURAL GUIDELINES
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PURPOSE
The goal of these architectural guidelines is to provide general
design criteria and guidance for the development of the various
neighborhoods at Dublin Ranch. These guidelines have been
developed to establish a high level of product quality, to assure
both variety and compatibility and to enhance the community's
overall value.
These guidelines do not propose rigid adherence to a single or
extremely limited number of styles. Rather,the goal is to promote
both visual compatibility and variety in a community setting
achieved by utilizing a number of compatible traditional and
contemporary styles and through architectural innovation.
Each neighborhood at Dublin Ranch can take on its own theme and
character to create a diversity of architectural styles throughout the
project. The project will remain unified through the use of
landscaping and entry monumentation.
Lam• ,�, /7 � �'�-
.. RECEIVED
6IQ ,•,9j6,,,e.; i'P'qs'-USG
Page m-1 AUG 1 u 199b
ar III -R LA
Dublin Ranch Design Guidelines•August.1 1995
ARCHITECTURAL STYLES
Dublin Ranch represents an opportunity to develop a unique
community combining the most positive aspects of a master -
a
planned development with the most favorable building types and
''•: styles of long established neighborhoods. These guidelines are
based on the prior learning curves of earlier planned communities
_ and can thus implement the successes achieved while avoiding the
negative aspects sometimes created.
t ti Key to a successful project is the development of an appropriate
architectural vocabulary and theme which avoids two alternative
,,,: , , pitfalls found in some residential developments. One of these is
the selection of a single "trendy" style which when used
everywhere is monotonous, repetitious and, as a result, quickly
becomes dated. The other extreme to be avoided is the
combination of strongly contradictory styles and incompatible
designs which lead to visual chaos.
To achieve a successful middle ground,Dublin Ranch will create a
living environment which has a flexible yet identifiable visual
appearance that establishes itself at the community entry, then is
maintained along the major roadway and past the recreation and
park facilities to the specific project entries and individual homes.
The goal is to provide both variety and compatibility while
creating a sense of familiarity. The styles selected convey visual
significance not only to the designer but also to residents and
guests.
For concept and inspiration,we have turned to the greater Dublin
area's own architectural past. In small towns of both the East Bay
and the Central Valley, one finds attractive established
neighborhoods composed of homes built during the opening
decades of this century. These neighborhoods consist of a mixture
of interesting and different, yet compatible styles. From among
these"period"or eclectic styles,we have selected those which are
not only attractive and compatible but can also be reasonably
integrated into a modern merchant-built home.
?• / nj 8z
aiiiCEIVED
a5 O,3Q
Page 111-2 AUG ,1 0 'Mb
32ui RXiMJ'u
IN PLANNIp
Dublin Ranch Design Guidelines•August 4.1995
These styles are:
44;a
w '< ty •
California Craftsman/Bungalow
• California Traditional
• European Eclectic
F • Spanish Colonial Revival
F •• Monterey
1 IT • Ranch Style
_ r • American Farmhouse
• Renaissance Revival
�,
+'-" '�_� „,- /� � �. These closely associated architectural styles have each evolved in
�% 4 ,. California since the turn of the century and examples are well
MIN1E1 represented in the East Bay and Central Valley area. Their
rpe 4�� / inherent attractiveness, informality and sense of elegance have
enabled these styles to remain popular over a long period of time.
It is not the intent of the Architectural Guidelines to mandate
specific styles. However, the styles shown here possess
characteristics which the designer and builder should consider
when choosing a desired style or image. Specifically,the styles:
• are visually compatible with each other
• possess general market appeal and community acceptance
• can be successfully expressed in a modem merchant built home
• are capable of contemporary interpretation and variation
• have a historic background and precedence in the East Bay and
Central Valley area
The following sections will address each style, defining those
elements that are characteristic. The text and graphics are intended
to provide general direction,guidance and hopefully inspiration to
the builders and architects as they design contemporary
interpretations of these historic styles.
,ckCElVE6
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Page III-3 � '� Pr'` ' A116,1 0 1995M
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a9 79iINPLANNIN
Dublin Ranch Design Guidelines•August 4.199=
• California Craftsman/Bungalow
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Background
The Craftsman style was inspired by the English Arts and Crafts
Movement of the late 19th century. That movement rejected both
Victorian elaboration and the emerging machine esthetics. It did
stress the importance of insuring that all exterior and interior
elements receive both tasteful and "artful" attention. The
movement influenced numerous California architects such as
Green and Green and Bernard Maybeck. The resulting Craftsman
Style responded with extensive built-in elements and by treating
details such as windows or ceilings as if they were furniture. The
overall affect was the creation of a natural,warm,livable home.
The Bungalow began in California, evolving from the Craftsman
heritage,and quickly spread to other parts of the country where it
was adapted to a multitude of different styles. It became so
popular after 1905 that it is often credited as being the first style to
be built in quantity by merchant builders.
Characteristics
Form: Simple box-like massing. One and two story box like
volumes with a predominate horizontal appearance. The building
invariably has a full or partial width elevated front porch or stoop.
P5 .�
IN
Page 111-4 ::. f `. -. i'
tL E`4 0go
L t.4 + ' V AUG 1 0 1095
Dublin Ranch Design Guidelines•August 4./995
The entry stoop is an integral part of the massing of the building
while tapered porch posts are the most obvious California
Bungalow feature.
Columns for supporting the porch roofs are a distinctive and
variable detail. Typically short, square upper columns rest upon
more massive piers, or upon a solid porch balustrade. These
columns,piers,or balustrades frequently begin directly at ground
level and extend without break to a level well above the porch
floor. Commonly the piers or columns have sloping (battered)
sides. Materials used for piers,columns,and solid balustrades are
varied. Stone, clapboard, shingle, brick and stucco are all
common;they frequently occur in combination.
Roof: Low pitched (4:12) gabled roof with eave overhangs and
elaborate exposed rafter tails. Widespread use of decorative beams
and braces under the gables. The porch is typically a covered
extension of the front gabled roof.
Rafters,ridge beams,and purlins are usually exposed and extended
beyond the wall and roof. Along the sloping,or rake,edges,three
or more beams(usually false)extend through the wall to the roof
edge. These are either plain or embellished by a triangular knee
brace.
Roof materials typically are asphalt shingles,tile,shake or shingle.
Materials: Horizontal wood siding, shingles and stucco are the
Gl primary material. Stone or brick is frequently used for the porch
—_ base,lower half of columns and chimney.
Colors: Colors can range from earth tones to pastels, with low
-L4 I .•
contrasts between colors and materials.
ti Elements: Horizontal groups of three or more windows typically
r � found on second floor.
* A-() Z1V1
.iECEIVED
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Page III-5 �✓ G .l U 11995r
31 !e' R[14 P1 ANN!
Dublin Ranch Design Guidelines•August 4.1995
California Traditional
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Background
The California Traditional style is a mixture of several styles
including Craftsman Prairie and California Ranch. The style has
developed in the Bay Area since the 1940s by architects such as
Cliff May and William Wurster. It initiated the current acceptance
of the informal open room plan and the strong relationship between
indoor and outdoor living areas.
Characteristics
Form: One and two story forms with expressed volumes and large
expanses of exterior glass.
Roof: Simple hips and gables.Typical 4:12 pitch with substantial
gave overhangs. Roof of shingle,shake or flat tile.
Materials:Horizontal wood siding or stucco with occasional use of
masonry entry features.
Elements: Bay and corner windows,pillars,pop-outs and recessed
openings. Exposed beams and an emphasis on covered entries.
PC,A- P`) 2 2- q 5�
'S_E_CEIVED
Page III-6 ,,. ,..,. AUG, 1 0 1995
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Dublin Ranch Design Guidelines•August 1.1995
European Eclectic
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Background
European Eclectic is a picturesque style derived from medieval
Norman and Tudor domestic architecture. The resulting English
and French "cottage look" became extremely poplar nationwide
after the adoption of brick and stone veneering techniques in the
1920's.
Characteristics
Form: One and two story asymmetric forms typically with a
lowered roof plate on the second story combined with dormer
windows.
Roof: Steep 6 to 8:12 roofs with minimum overhangs. The
English version typically has a dominate front facing cross gable
while the French derivative is usually hipped with occasional use
of a tower element. Curved roof lines are also found.
Materials: Brick and stone veneers,half timbers and some stucco
or plaster. Frequent mixing of materials.
Elements: Massive chimneys and tall, narrow multi-light
windows in multiple groupings. Bay windows, shutters and
dormer windows are widely used. •,k 7,2)
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Page111-i .._`liV 1; AUG' r1LA19
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Dublin Ranch Design Guidelines•August 4 1995
Spanish Colonial Revival
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S4 0, 1 / /�///10M •M11 Ie
Background
Spanish Colonial Revival, also known as Spanish Eclectic is an
adaptation of Mission Revival enriched with additional Latin
American details and elements. The style attained widespread
popularity after its use in the Panama-California Exposition of
1915.
Characteristics
Form: Simple one and two story volumes incorporating
courtyards,patios,colonnades,archways and balconies. The wall
predominates over window openings and appears massive. This
style is frequently asymmetric in form.
Roof: Widespread use of gable and shed roofs frequently
combined with hipped wing elements. The roof is often
asymmetrically broken up into elements of different heights.
Typically with a near flush eave and rake but occasionally is found
with a 12"to 18"eave and exposed rafter ends. Barrel and S-tile
roofs. 1<./ l '
kkCEIVEL
> ....r eft 95--L3G
Page III-8 Fl.: A li�. A' AUG 1 0 95
Dublin Ranch Design Guidelines•August 4.1995
_ Materials: Troweled plaster or stucco walls with little or no
texture. Frequent use of wrought iron rails and grills.
41-1
Ili
.; ,�yy '# a# Elements: Deep inset windows with irregular placement. Focal1 -.
��!iarti.._. • " '_• point entry door of wood typically covered or recesses in elaborate
�atiy surrounds. Frequent use of"French"door openings into patio and
n .�_ ° _ covered areas.
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Dublin Ranch Design Guidelines•August 1./995
Monterey
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Background
The Monterey style is a combination of the original Spanish
Colonial adobe construction methods and American East Coast
Colonial architecture. First built by Thomas Larkin in 1835 at
Monterey, it introduces two story residential construction and
shingle roofs to California. The Monterey Style and its single
story counterpart eventually had a major influence on the
development of modern architecture in the 1930's.
Characteristics
Form: Simple two story masses,usually with a projecting second
story balcony of wood spanning all or most of the building width.
Roof: Wood or flat tile usually gabled but occasionally hipped.
The principle roof covers the balcony. Exposed rafter tails widely
used.
Materials: Plaster or stucco with occasional wood siding on the
second story. The balcony roof and numerous details such as
shutters are of wood. ex.A c5 ;c6-2,
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..__ 36�._r;-..t.I.�, RI IN PLANNIMt'�'U
Dublin Ranch Design Guidelines•August 4.1995
Elements: The full width porch and balcony are the dominate
.i feature of the Monterey style.
�`'y� ���i� Protected upper and lower story spaces for congregating, ..
p i,l�"��r-hi -�
•�.•Vi��f..��+E►::r4�? observing, and relaxing. Provides a transitional indoor/outdoor
\\E 1.� . ii area surrounding the structure, shaded from the sun or protected
=°"i'Li'r'M'7..' from rain. Upper balcony is either supported from below with
s i�,;.•,",;:�,/;,�� wood posts or cantilevered.
, `firil �'ihp ff �I
Nil iniliiAliiiiii'_ P P Y
`1, ;�_:"--""-- "" " Simple wood picket balcony rails,inset"French"doors and multi-
; �;�"� ,.,, pane windows with shutters.
:r(.i.:-,••-i.Ydro:.:..
y� "� Wood doors, sometimes "French", and wood double-hung
!''� 3:1111 ,it a
dl_ —
�' AEI �.atgi� �.: windows with an Eastern American influence. Rectangular in
rill:— 'r; shape and positioned vertically. Monterey Colonial structures
=81ii1
;;s; /, ;ielEii supported more windows than other Spanish Colonial styles
'-, .,'- -. �"'•' structures. Sometimes shutters are applied.
Adjacent patios for outdoor living orientation,fireplaces,picket
fencing,and incorporation of balconies.
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Page 1//-11
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3 7 II t 41 IN PLANNII•'
Dublin Ranch Design Guidelines•August 4.1995
Ranch Style
•
• ■■• •• ter �..
�11 • :w
Background
The Ranch Style is a "Western" style derived from an eclectic
mixture of Bungalow,Adobe Ranch,Rural Farm,Mediterranean
and Prairie sources.
Characteristics
Form: Low, horizontal rambling profile arranged linearly and
relating to outdoor spaces(gardens,courts,patios).
Roofs: Low pitch,hip and gable with wood shakes and sometimes
tile. Wide projecting eaves with exposed rafters and/or fascia
boards.
Materials: Plaster, wood siding (board and batten, clapboards),
and sometimes stone or masonry.
Elements: Multi-paned windows in varying sizes and types,
sometimes configured in horizontal bands. French or sliding glass
doors used to open indoor to outdoor spaces (porches, verandas,
decks,etc.).
Page 111-12 RUG 1 0 19 5
�.3f It.... QJ .► �''ct\)
Dublin Ranch Design Guidelines•August 4 1995
Porches and verandas serve as indoor/outdoor spaces for protection
' ' from climatic conditions. A covered gathering area, fronting or
q ' , -• -- surrounding another outdoor gathering space (patio, courtyard.
;,. ;;y garden etc.). Often roofed or trellised and supported by simple
Ei '' j wood post and beam construction.
arru.us__ �iMZT�4..
bK.
A 75 2 q ) Z
• r4�1-' r"' ;: ' :cCEIVED
Page HI-Is A G 1 0 1C95
Dublin Ranch Design Guidelines•August 4.1995
American Farmhouse
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Background
American Farmhouse represents a practical and picturesque
country house. Its beginnings are traced to both Colonial and Cape
Cod styles begun in New England. As the American Frontier
moved westward, the American Farmhouse style evolved
according to availability of materials and technological
advancements,such as balloon framing.A predominate feature on
all variations of the American Farmhouse is the front porch.
Form: One and two story massing with a predominately gabled
roof. Most hip roofs occurring at the first story roof lines.
Dormers and symmetrical elevations occur most often on the New
England Farmhouse variation. The asymmetrical, casual cottage
look,with a more decorated appearance,is typical of the Midwest
American Farmhouse. Porches usually ran the length of the front
elevation.
Roofs: Predominant gable with shake/shingle or flat tile roofing.
Roof slope is moderate with a 4:12 to 6:12 typical pitch.
Materials: Board and batten, clapboard, stucco, stone and brick
used singularly or in combination. Stone and brick used mostly on
chimneys and the first story , ek v ;- ( /,
r et; � « rtCEIVED
Page 111-14 6,...i �, i y� 15 v S°
WE $ AUG 1 0 1995
Q'i..i b t O i LCJ L
'''III PLANNIN
•
Dublin Ranch Design GuideInes•August 4.1995
Multi-pane windows with shutters. Front door is usually an accent
feature with a"rustic"appearance.
Porch railing usually a vertical wood balustrade or picket. Roof
ornamentation consists of cupolas,weathervanes and dovecotes.
1 K. 105 3 dv �z
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Page 111-15 L. F.:"'- ' L' �-l.0_un _,Q1u
7L /1'I' °j�N PLANNIP'
t}F+
Dublin Ranch Design Guidelines•August 4.1995
Renaissance Revival
•
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Background
Renaissance Revival became popular in the 1890's as a dramatic
contrast to the Gothic inspired Shingle or Queen Anne styles. Its
more formal and classical appearance remained popular until the
1930's. Originally developed for expensive landmark residences,
it became more widespread with the development of masonry
veneering after 1920.
Characteristics
Form: Simple vertical box like form with a strongly symmetrical
facade and shallow pitch roof. Centrally placed entry with small
classical columns or pilasters. Window design and size different
from floor to floor.
Roof: Shallow pitched roof is usually a single hip or hip with
projecting wing(s). Although this style is occasionally found with
a flat roof, it would be inappropriate at Dublin Ranch. Roof
material is typically barrel tile or slate. The roof commonly has
broad overhangs and box eaves with brackets beneath.
Materials: Invariably has stucco and/or a masonry clad exterior.
Wood clad walls are never usedr-y /1 52� C E 1 V E 6
1. f p.1..0 AUG 1 0 1995
.Page/I1-16 {� -, .1 11((
Dublin Ranch Design Guidelines•August 4 1995
Elements: Classical details including door surrounds, corner
quoins, rusticated base, pediment windows, molded cornices and
belt courses.
CEJVED
"FP O C3O
Page III-17 ti1� 19)5
3 it
RI tN PLANNIF'
Dublin Ranch Design Guidelines•August 4.1995
ARCHITECTURAL TREATMENT
ern
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'•"'t;n ct .=-`ram .� r, .ow.5
Elevation Treatment
The following section provides guidance concerning elevations.
Major Elevations
Proper visual balance and sense of cohesiveness creates a
successful project design. The differences between the plans and
elevations must be readily discernible and create variety,yet at the
same time design elements,styles and materials should not contrast
to such an extent as to result in visual chaos.
Creation of Form and Relief
Recesses and Shadow
The manner in which light strikes or frames a building is
instrumental in how that structure is perceived. The effect of
sunlight is a strong design consideration since shadow and shade
gives the building a sense of both depth and substance.
Projections, offsets, overhangs and recesses are all tools in the
creation of shadow.
ceCElVED
fao•Nie. 95'G
'�� '? •' U 101995
Page III-18 ' . I 1 Qaile/-1,
4y Ct 'Oi"N PLANNIle
Dublin Ranch Design Guidelines•.4 urust 4 1995
Architectural Projections
Projections not only create shadow but also provide strong visual
focal points. This can be used to emphasize some aspect of the
design such as an entry or major window. It can also distract the
observer's attention away from other elements such as the garage
or a large wall plane.
. ,• Stepping Forms
i — Elevations may be stepped both horizontally and vertically.
-- . �{ . • Desired changes in material best occur at a step.
c.- 47116.-_,,,,,-------- -: Entry Statement
_ `-" „ m
r
____t
- The entry should be designed to serve as a focal point of the
;,_,..:' ,— elevation and be readily discernible. The approaching observer
should be drawn into it by its visual impact.
Articulation of Side and Rear Elevations
Interior Conditions
There is a tendency to"build out"plans to the maximum at side
and rear conditions without articulated treatment on those wall
planes. This results in a two story stucco box,producing a canyon-
like effect without vertical or horizontal relief.
One solution is to create a single story plate at the rear by recessing
the second story. Another option is to improve the articulation of
the plan forms by offsetting the garage and providing plans that do
not utilize the full lot width or depth. One should recess or project
the plan and elevation to enhance usable and accessible yard space.
It is also desirable within the limits or economic reality that front,
side and rear elevations share common materials and degrees of
articulation.
Backing onto Major Streets
The rear and sides of homes backing onto major streets are highly
visible from surrounding areas and must be treated in a similar
manner to the front elevation. This is particularly true of second
story conditions visible above the fence lined 3 S YL
kx.fricD,c -EC IVED
. .spy "'r. '1 +5' (`i V
�``' "` An 1 0 1995 Page III-J9 kz- {/ a
4 j �-�E'Ar1 3Z.t='.rle_y1�
Ill 'I IN PLANNIh'
Dublin Ranch Design Guidelines•August 4.1995
Roof Considerations
Allowable Roof Pitch
The principle roof forms shall have a pitch of between 3 1/2:12 and
6:12 depending upon dwelling style and character. A single roof
pitch should be used on opposite sides of a ridge. Shallow pitches
tend to lessen the apparent building mass.
Roof Types
The use of different roof types will add variety and interest to the
street scene. Changing the roof form on a given plan is the best
method of creating alternative elevations. However, the roof
characteristics should be consistent with whatever historical style
might be chosen.
Acceptable Roof Types
There is no single type or form of roof that is preferred. Hip,gable
and sheds may within reason be used separately or together on the
same roof. Care should be taken to avoid a canyon effect in side
and rear yard when both buildings have front to rear gables.
Likewise repetitious gable ends along rear elevations should be
avoided. Roof forms with pitch changes at a porch or projection
American Farm Example are acceptable.
Inappropriate Roof Types
Roof forms having dual pitches such as Gambrel or Mansard
should not be used. Flat roofs are not permitted.
Design of Rakes and Eaves
The designer may choose from a variety of rake and eave types
based on climatic and stylistic considerations. Moderate or
California Craftsman/ extended overhangs are acceptable if properly designed. Tight
Bungalow Example fascias with appropriate styles are acceptabt
A. p53,tQ cf3gz
F? ttCEIYED
Page 111-20 Ann n 1 n 1995
,LIkLubn
/I` 14 ^nnl PLANNIP`
Dublin Ranch Design Guidelines•August 4.1995
Single fascia boards,double fascia boards,or exposed rafters when
adequately scaled are acceptable. Care should be taken to ensure
material sizes avoid a weak or flimsy appearance. Exposed rafter
tails without fascias should be at least 3x.
Overhang Projections and Covered Porches
Substantial overhangs are encouraged as a response to solar and
climatic conditions. The inclusion of covered porches and entries
expand sheltered living spaces,create entry statements and provide
elevation relief. Covered porches may differ from the roof in both
pitch and material but front porches should retain at least one of
these two characteristics.
Stepping the Roof Form
Steps in the roof respond to the interior room arrangement and
provide visual relief and interest. A vertical step within the ridge
_ line should be at least 18" in order to create visual impact and
allow for adequate weatherproofing.
Solar Panels
Solar panels should be parallel to the roof slope and integrated into
the roof design. The frames should match either the roof or fascia
color. The plumbing should not be exposed and the equipment
must be enclosed and screened from view.
:4ECEIVED
�• •ACE; u ` -PR 45-C3C
Page///_2, U6 1 0 1995
0.L1Q'k5-)
117 ln.ANN'P`
Dublin Ranch Design Guidelines•August 4.l995
MATERIALS AND COLORS
The materials and colors used at Dublin Ranch should reflect a
general theme of environmental harmony with the surrounding ..
community, topography and elements. The preferred styles at
Dublin Ranch will contribute to achieving this goal.
The historic materials and colors used for the Craftsman/Bungalow
style demonstrates the concept of a building's organic growth from
its site. The use of natural or natural appearing materials and
colors reflecting the local environment, such as earth tones is
desirable.
Architectural styles of European Eclectic, Spanish Colonial,
Monterey, Ranch Style and American Farmhouse share a
"common sense"characteristic. Their historic predecessors were
built from materials of the local area. It is preferred that a general
reference to indigenous materials and colors be used at Dublin
Ranch. The use of elements such as red clay tile, white washed
plaster, half timbering and wrought iron will provide variety and
contrast. New interpretations of these classic combinations of
materials and inherent colors are encouraged as they relate to a
general feeling of environmental unity.
Artificial colors not reflected in the environment should be avoided
(such as mauve and coral). Greens may be botanically inspired
including blue greens and greens with earthy influences like olive,
moss green and sage. Examples of blues would be cornflower,
indigo and slate. Spice tones should influence the warm colors
used with the inclusion of russet,cinnabar and ochre.
A variety of natural materials and earth based colors will provide
the diversity needed for visual interest while unifying the buildings
with their settings and creating a timeless appeal.
Knowledgeable experts anticipate color for the mid-to-late nineties
to reflect this environmental trend as consumers' awareness rises.
With the approach of a new century,the tendency has been to hold
on to past traditions before moving ahead. The use of traditional
materials and colors will lead to new visual interpretations.
The material and color guidelines set forth are not intended to be a
restrictive framework in which to design. They are meant to be the
foundation and basis from which unique and creative ideas may
grow. �6_ ktEIVEL'
Page III-22 4.. AUG 1 U 1995
...,
'1y ll� -o�lr,'PIANtJIu'
•
• •
Dublin Ranch Design Guidelines • August 4, 1995
•
LANDSCAPE AND OPEN SPACE
ENTRIES
A hierarchy of elements, designed to be subtle and blend with the
natural beauty of the site, have been established for community and
y j •1 neighborhood entries to ensure that a cohesive "upscale rural" theme is
_ , . ? maintained throughout Dublin Ranch. The uniform use of forms and
materials will impart visual images of the community.
j _
�f Community entries announce a clear sense of arrival and set the stage
for Dublin Ranch. Although community entries shall be more detailed
than neighborhood entries all entries shall be designed to portray a
consistent community image.
Refer to the section titled "Pilasters, Walls and Fences" for additional
detailed information.
Community Entries
Both community entries on Tassajara Road will be similar in form.
Symmetrical low stone walls will meander through the landscape
visually drawing the motorist and pedestrian into the community.
Pedestrians will pass through a gateway of stone and stucco pilasters
which each contain the community logo. Enhanced street paving and
a low profile monument sign wall located within the median will identify
ones arrival to Dublin Ranch. At the southernmost community entry,
considered to be the primary project entry, a low cascading water
element will occur with water spilling over a stone weir.
The entry on the Fallon Road extension,to be built in a later phase, will
be unique to the community since it crosses an intermittent stream
corridor. A low profile monument sign wall within the median and
enhanced street paving will be identical to the Tassajara Road entries.
Stone and stucco pilasters and a rail fence will serve as the vehicular
and pedestrian gateway.
Ex•It- 3 (P-7
t.. • •..
.t(
AUG 1 Q 1gg5
Page IY-1 / .�LJ. ii 1�
7 7
r nI/RI pL ANNIA'
• MONUMENT SIGN WALL
-ENRICHED PAVING
-WATER FEATURE (((
(AT SOUTH TASSAJARA ROAD
ENTRY)
-,o
EVERGREEN BACKGROUND TREES FLOWERING ACCENT TREES
� iJ� ./`:� ^ ��'�• •,C��JY J�1 A r.L A�1 i `. � .n _ I✓r.
n
STREET TREES (DOUBLE ROW)
PEDESTRIAN GATEWAY
STONE PILASTER
FLOWERING ACCENT TREES
EVERGREEN TREES
LOW STONE WALL
20MMUNITY WALL (SOUND BARRIER)
, RAIL FENCE O-RAIL)
SIDEWALK
Q
W.1I1 !
ENTRY PILASTER AT PEDESTRIAN GATEWAY
WITH DUBLIN RANCH LOGO PLAQUE
MEDIAN TREE ry r� I PERENNIAL/ANNUAL
' y "r. �J COLOR
MONUMENT ..p �;`i�
SIGN WALL 3 ' r I
CElevation WATER FEATURE AT SOUTH (2) 12'
TASSAJARA ROAD ENTRY —]TRAFFIC
LOW STONE WALL LANES
PEDESTRIAN GATEWAY
10, 1 (2) 12'
MEDIAN TRAFFIC
LANES
WOM
Water Feature at South Tassajara Entry
SHRUB AND GROUNDCOVER PLANTING
COMMUNITY WALL
WITH EVERGREEN VINES —
ACCENT WALL BOTH SIDES
00
COMMUNITY ENTRY
AT TASSAJARA ROAD
Sheet Index
Plan
Elevation
Water Feature
DUBLIN RANCH
PHASE I
DESIGN GUIDELINES
1'i I
;ceCEIVED August 4,1995
pp, C1.5 Wc�&X- A
EAU 6 Q 19
QUW-"n e-4V1t'K) Not to Scale
1-41IN PLANNIN
MacKay & Somps • Engineering & Planning
William Ilezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture rr
0 VEC
Page N--2
COMMUNITY WALL
WITH EVERGREEN VINES —
ACCENT WALL BOTH SIDES
00
COMMUNITY ENTRY
AT TASSAJARA ROAD
Sheet Index
Plan
Elevation
Water Feature
DUBLIN RANCH
PHASE I
DESIGN GUIDELINES
1'i I
;ceCEIVED August 4,1995
pp, C1.5 Wc�&X- A
EAU 6 Q 19
QUW-"n e-4V1t'K) Not to Scale
1-41IN PLANNIN
MacKay & Somps • Engineering & Planning
William Ilezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture rr
0 VEC
Page N--2
r�
SAX,\
i
l o� �� �/
-- _ - FUTURE
�i
VEHICULAR
CIRCULATION PLAN
Legend
'0�
'*Community Entry
%�
Neighborhood Entry
�®; Single Family
oaoo Neighborhood Entry
°ao° Medium Density
�� Arterial Street
■■EEN Collector Road
■■■■■ Residential Street
Private Residential
Street
0000c Emergency Vehicular Access
DUBLIN RANCH
PHASE I
DESIGN GUIDELINES
Dublin, California
August 4, 1995
Rev. November 1995
t�RECEIII E8
�` 1�5/?9'95,7%4 0 600
North IG-�J�Ct��0 200 0
13L1 PLA 1 G c- >
J�
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc. -
Architecture and Planning
NUVIS • Landscape Architecture ��
Dublin Ranch Design Guidelines . August 4. 1995
Landscape Treatment
Rolling lawns shall be placed to accentuate the low stone walls at the
Tassajara Road entries. Beyond the low stone walls flowering accent
trees shall provide a foreground for a dense row of evergreen trees.
Masses of shrubs and groundcovers of varying heights shall be planted
to create a layering effect. Evergreen vines shall be planted adjacent to
the community wall to soften its visual appearance.
Plant materials at the Fallon Road extension entry shall be similar to the
Tassajara Road entries while introducing riparian species compatible
with the intermittent stream corridor.
Planting within the median shall consist of low shrubs, perennials and
groundcover with evergreen trees identical to those planted at the
community entry.
NEIGHBORHOOD PLAQUE
STONE PILASTER ♦ . J f i ON PILASTER
RAIL FENCE(2-RAIL) t4 RAIL FENCE(3-RAIL)
MEDIAN TREE I • 1►I '/
�iI I - COMMUNITY WALL
STREET TREES 7'7- ��.„� 1 r
DOUBLE ROW)
;,,.a�
SIDEWALK i.'L
ENTRY PILASTER WITH I ` , - M ENTRY PILASTER WITH
DUBLIN RANCH LOGO Ilia' DUBLIN RANCH LOGO PLAQUE
PLAQUE �:
RIPARIAN
;:tk7 � fir'
� II it
RAIL FENCE(2-RAIL) � �
STONE PILASTER '---ENRICHED PAVING
GUARDRAIL GROUNDCOVER
MONUMENT SIGN WALL
.y fix• A
+6.o 95- e3
,; � 1 0 1 95 Community Entry at Fallon Road
Aizikg
`' : •` Page IV-4
:23LINPLANNINC3 S-02- III
•
,
Dublin Ranch Design Guidelines •August 4.1995
SHRUB AND GROUNDCOVER PLANTING WITH ANNUAL COLOR ACCENTS
COMMUNITY IDENTIFICATION STUCCO INSET MEDIAN TREE
STONE PILASTER STONE VENEER /
WITH PRECAST CAP
�tln Tiara Ranch
Monument Sign Wall
Paving Materials
Concrete interlocking pavers shall be required at the community entries
to provide an acoustical,tactile and visual sense of arrival. This will
encourage the motorist to slow down and acknowledge the community
atmosphere.
Pilasters, Walls and Fences
Low stone walls shall meander through the community entries,bisecting
stone and stucco pilasters at the pedestrian gateway. As a backdrop,
the community wall with stone and stucco pilasters shall be placed
behind the entry at the property line of neighboring houses. Accent
walls shall be placed perpendicular to the community wall and tie into
the gateway pilaster. Beyond the pedestrian gateway,running parallel
with the residential collector street,a rail fence reflecting the"upscale
rural"theme shall be placed within the parkway.
Signage
A low profile stone and stucco monument sign wall identifying Dublin
Ranch shall be located within the median. Letters shall be attached to
the stucco silhouette surrounded by a random stone pattern.
Incorporated into designated gateway stone and stucco pilasters at
prominent locations are ornamental plaques incorporating the Dublin
Ranch logo. y
A P az
R /-E)�n
PagrD'S , D 1995
S3 -,{ CJBLIN PLA1'rt .
Dublin Ranch Design Guidelines • August 4. 1993
Single-Family Neighborhood Entries
Neighborhood entries for single-family homes repeat key elements
from the community entries such as the rail fence. Terminating the rail
fence on each side of the entry will be a principal stone and stucco
pilasters with the neighborhood and Dublin Ranch logos. The pilasters
will act as a neighborhood gateway for pedestrians and motorists.
Landscape Treatment
To maintain a continuous visual image of the shaded collector street,
the designated street tree shall be carried through to the neighborhood
entries. Trees beyond the entry, along the residential streets, shall
consist of the designated street tree for that particular neighborhood.
Accent planting shall be in the form of shrubs, perennials, annuals,
groundcover and evergreen flowering vines. Planting shall provide
clear visibility for motorist and pedestrians.
Pilasters, Walls and Fences
As dictated by front, rear or side loaded homes adjacent to the collector
street, the community wall shall be placed 5' behind the back of the
walk to define the neighborhood entry. Terminating the community
wall shall be a stone and stucco pilaster which transitions to a rail fence.
At the terminus of the rail fence, a stone and stucco pilaster with an
ornamental plaque will identify each neighborhood.
STONE AND STUCCO PILASTER
- c� COLLECTOR STREET TREE '-..r -s� r'
:r' lF—RESIDENTIALSIREETTREE .�s_ `.$ r I 5 A.,y- -r
-;_. .''.''1 7-,,,,,,_ . �J �`���Jam",- `�`�
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ryp1p
v S'sy�.. - --Art�7/.µ PILASTER WITH DUBLIN RANCH LOGO PLAQUE �_-� .` w '""ei.;
�� -- `�
,r"'"'- "1-=-__ • .7-4 ' '': '
5' T 11' I I' _ COMMUNITY WALL
SIDE- 'PARKING TRAFFIC TRAFFIC PARKING SIDE- WITH EVERGREEN FLOWERING VINES
WALK LANE LANE LANE LANE WALK
• / 1 / I /
SHRUB AND GROUNDCOVER PLANTING
66'R.O.W.
• /
RAIL FENCE(3-RAIL)
e,),<:, PILASTER UTFH NEIGHBORHOOD
5 ,/// OC PLAQUE
oI EC E i V�D Single Family Entry
Page IV-6 X a —
?„`A,,.';';'
G 1. 0 1995
�u` 0p { ' �`(� ('ll
,, .°^L!tI PLANr4`
Dublin Ranch Design Guidelines .Aup ar 4.1995
Signage
Identification of each neighborhood shall consist of an ornamental
plaque on the stone and stucco pilaster terminating the rail fence
located on the right side of the entry. The plaque may contain either the
neighborhood name or logo. The stone and stucco pilaster located on
the left side of the entry shall display the Dublin Ranch logo.
Medium Density Neighborhood Entries
Entries for medium density neighborhoods will reflect similar design
elements of the community entries,such as the community wall,stone
and stucco pilasters and enhanced paving. The location of multiple
stone and stucco pilasters have been designed with flexibility in mind to
allow the option of providing a gated neighborhood. A stone and
stucco pilaster to be placed in a center median of the entry is capable of
integrating a vehicular gate along with pedestrian gates for controlled
access.
Landscape Treatment
Flowering accent trees shall be placed within the parkway with a
groundplane of shrubs, perennials, annuals and groundcover.
' Evergreen flowering vines shall be provided to aid in softening the
community wall. Planting within the median shall consist of perennials,
annuals and low groundcover.
7 COLLECTOR STREET TREE —FLOWERING .-RESIDENTIAL. .—PERL,I LI-ANNUAL COLOR
I ACCENT TREE STREETTREE
—OPTIONAL PILASTER
¢'•. "Ir '- N PEDESTIUA GATEWAY 'w
1` ..I ��i=nt'?iTe_ 1 _mil +C•_ y,
.
.a.MTa•1 - r `: } 4y' v' -- NTH?
1' ]' IT 5' I:' l' A I-ACCENT WALL
WALK TRAFFIC MEDIAN TRAFFIC WALK COMMUNITY WALL WITH
SHRUB AND LANE LANE EVERGREEN FLOWERING VINES
GROUNDCOVER - '
PLANTING NEIGHBORHOOD IDENTIFICATION SIGN
43'RO.N.AT ENTRY
' ' ENTRY PILASTER WITH DUBLIN RANCH
LOGO PLAQUE
• Pc.A I I-I1�Ye8iGfitlifsBy Entry
Page N-7 "' in-t''o-(...YOU
e,.a ,,,tt AUG 10 1995
if,t17T I tP.,,n �n rLG-0
`IlLIN PLANNIN.
Dublin Ranch Design Guidelines .Aug,i 4.1995
Paving Materials
Enhanced paving in the form of concrete interlocking pavers,identical
in shape and color to those used at the community entries, shall be
placed within the medium density neighborhood entries. Interlocking
pavers shall define the crosswalk area and a reasonable dimension
beyond the intersection curb return.
Pilasters, Walls and Fences
The community wall shall be placed adjacent to the medium density
entry road and terminate with stone and stucco pilasters. Freestanding
stone and stucco pilasters shall be placed within the parkway and
median and align with those at the community wall. The pilasters
within the parkway shall contain an ornamental plaque with the
neighborhood logo while the median pilaster shall contain the Dublin
Ranch logo. Where space allows,accent walls shall be placed between
the community theme wall and the stone and stucco pilaster at the back
of the walk.
Signage
Identification of each neighborhood shall consist of a ornamental
oblong plaque to be placed on the right accent wall. In the case where
an accent wall is not feasible,the neighborhood identification sign shall
still be placed on the right side of the entry closest to the collector road
and consist of an ornamental plaque on the freestanding stone and
stucco pilasters within the parkway. Each builder shall select their own
typeface with a height not to exceed 6".
)(,A- 109 q(
"UCEI
ED
Page IV-8 � eY AUG 1�011995
Si I f I IN PLANN►ti
Dublin Ranch Design Guidelines . Aug.,'4.1995
VEHICULAR CIRCULATION
A hierarchy of streets comprise a cohesive circulation system to carry
motorists into and through Dublin Ranch while creating a pleasant
community character. Streets,including pedestrian walks,provide a
favorable atmosphere for recreation pursuits and efficient travel
throughout the community.
Arterial streets define the edges of the community,while residential
collectors serve as the prominent parkway linking together
neighborhoods. Residential streets are designed to be more intimate in
scale and create a sense of neighborhood identity. Consistency in
community walls, fencing, site furnishings and plant materials used
throughout the right-of-ways will provide a cohesive and unifying
character.
Arterial Streets
Both Tassajara Road and the Fallon Road extension provide
opportunities for alternative types of travel such as public transit,
bicycles and pedestrians. Community walls and rail fences will provide
definition between housing and arterial streets. A meandering walk,
separated from the street, will provide for a safer pedestrian
environment. Masses of planting within a landscaped parkway shall be
designed for viewing at a higher rate of speed, while the use of
flowering plants will provide visual interest for the pedestrian.
Dimensions
Tassajara Road shall be a four lane(future six lane)arterial road with
a 142' right-of-way and includes a 38' (future 14') median. The
landscaped parkway adjacent to Dublin Ranch is 30' wide which
includes a 10'landscape setback. Finish grade between the curb and
community wall shall be contoured to minimize the height of the sound
barrier. A meandering 5' walk shall gently undulate to provide a
comfortable walking experience. For pedestrian safety the walk shall
return to the curb at all intersections with acrPcsible curb ramps for Pace
in crossing. An 8'wide bicycle lane shall be included as part of the
roadway design.
Ex. AP
% CEIVEC
T�l u�
Page 1V-9 o' � A U<2.1 u 1995
•
�ll_l 1 U'v 4
^'.79L1N PLAnW C
S.7
Dublin Ranch Design Guidelines • August 4. 1995
The Fallon Road extension shall be a four lane (future six lane) arterial
road with a 122' right-of-way and includes a 38' (future 14') median.
The landscaped parkway adjacent to Fallon Road is 10' wide which
includes a 10' landscape setback. An 8' wide bicycle lane shall be
included as part of the roadway design.
Landscape Treatment
The Tassajara Road parkway shall be densely landscaped with
deciduous and evergreen trees. This will provide a buffer adjacent to
residential development as well as providing an attractive environment
for motorists, pedestrians and bicyclists. Deciduous street trees and
evergreen accent trees along with a variety of plant materials of varying
heights will create a layering effect. Drifts of shrubs and groundcover
should be repeated in elongated patterns over large areas for viewing
at a higher travel speed. Deciduous and flowering evergreen vines shall
be planted adjacent to the community wall (sound barrier) to soften its
visual appearance and minimize graffiti. Finish grades of the parkway
will vary due to sculptured contours to minimize the height of the sound
barrier.
The Fallon Road extension, to be built in a later phase, is designed to
be more rural in character and shall utilize similar plant materials as
Tassajara Road with the inclusion of riparian species. The density of
planting shall be reduced to transition to the intermittent stream
corridor landscape. Deciduous street trees and evergreen accent trees,
along with native shrubs and groundcovers shall be planted within the
parkway. Deciduous and flowering evergreen vines shall be planted
adjacent to the community wall.
STREET TREES ��,; ,-. _ -42;t` ACCENT TREES
COMMUNITY WALL(SOUND BARRIER)
� �✓� • n.. •1. � �I;i PLANTED WITH DECIDUOUS AND EVERGREEN
FLOWERING VINES
SI!RUBS AND ORDUNDUOVERS
1 •. � T �
I'_• 12' B' W-ALK' 1 10• MEDIUM
MEDIAN TRAFFIC TRAFFIC BICYCLE. I j LANDSCAPE DENSITY
BY OTHERS LANE LANE LANE 20'PARKWAY 1 SETBACK I RESIDENTIAL
•
Pk. A qg�h K-
IJ?'ROW
Arterial Street 4 cJay`ais toad
PA .I ( ))C,
Page IV-10 -. ,�. AUG ,1 0 J995
Dublin Ranch Dcsgn Gunichncs . August 4,1995
Pilasters, Walls and Fences
The Tassajara Road streetscape shall be characterized by alternating the
community wall with the rail fence. The rail fence shall be placed
where there is an adjacent frontage road which runs parallel to
Tassajara Road in the medium density neighborhoods. This parallel
private residential street allows Tassajara Road to maintain an open
feeling. The community wall(sound barrier)of varying heights shall
be placed adjacent to residential lots which side or back onto Tassajara
Road. Where possible, grading shall be contoured to minimize the
height of the barrier- The incorporation of stone and stucco pilasters
as accents for the community wall(sound barrier)and stone pilasters
for the rail fence shall provide visual interest and continuity while
reflecting the character of the community.
Adjacent to areas where the rail fence is located within the Tassajara
Road parkway side yard fencing between homes shall be designed for
sound attenuation. Fencing which meets the criteria for sound barriers
shall be designed to reflect the character of the community and
neighborhood.
Due to the alignment of the intermittent stream corridor adjacent to the
Fallon Road extension,a more open feeling can be achieved with the
placement of the rail fence. The fence shall be placed at the top of the
stream bank at the 10' parkway limit. The community wall shall
separate lots that back onto the intermittent stream corridor contiguous
to the Fallon Road extension. The community wall(sound barrier)shall
be placed at the rear property line of lots which back onto the Fallon
Road extension.
TRAIL FENCE(3-RAIL) STONE AND STUCCO
PILASTER
rCOMMUNITY WALL
1 . ' i
momom
Community Wall/Rail Fence C t16i la
Page/V-11 1 h 9 �
,�,;, AUG.1 0 1995
• Dublin Ranch Desien Guidelines • Aufusl 4.1995 • Rev.November 1995
Residential Collectors
To create a pedestrian friendly environment and sense of community,
the collector street shall have an expanded right-of-way to continue
the double row of shade trees planted on both sides of the walk which
begins at the community entries. This allows the walk to act as a safe
domain by minimizing the interaction of pedestrian and motorist.
Dimensions
The collector street shall be a two lane roadway with a 72'right-of-
way which includes a 16'landscaped parkway on both sides. An 8'
tree planting easement shall be established for the planting and
maintenance of the row of street trees behind the walk. Parking will
be allowed on both sides of the street. Pedestrian circulation will be
accommodated by a 6'walk separated by a 10'parkway.
Where there is a designated class II bicycle route bike lane, two
exceptions occur within the typical collector street section. The first
exception prohibits vehicular parking in instances where lots side or
back onto the loop collector or no residential lots are located adjacent
to the collector street. This creates an 8'wide bike lane,but permits
emergency parking for automobiles so as not to block through traffic.
The second exception occurs where lots front onto the loop collector
street. In this instance,the walk will be separated by a 5'parkway.
This will permit an 8'parking lane at the curb,a 5'bike lane and then
the 12' traffic lane. A double row of street trees shall still be
provided.
_ F F ^ r� l ar"
vSTREET TREES(DOUBLE ROW) ' - _ P
i lZ Si; •YR. le.Yr
4 GROUNDCOVER IY1
TREE PP rG WALK PARKWAY
PERILING
LANEC TRAFFIC
'PLANED'PARKSTWAY
W� TREE
LA�NG APE BY HOMEOWNER
EASEMEN1 111 111 72.R O W EiNT
Typical Residential Collector
ex,
RECEI E
Q/tgc o3
Page N-12 tin" 5 1995 •
(„o ill Ito DlJBLlN LANI4i G I QArG
Dublin Ranrh nesyn Guideline, • Auuusi 4.1995 • Rev.November 1995
e .4A
L
411 . ..
1' 6' I s' I r s• 12 IC r IF 6' r LOT BACKING OR SIDING
FRONT TREE PLANTING WALK PARKWAYI'ARKING BIKE TRAFFIC TRAFFIC BIKE PARKWAY WALK I TREE PLANING ONTO COLLECTOR:OPEN
LARDING LOT EASEMENT STRIP LANE. I LANE LANE VANE LANE STRIP EASEM SPACE OR RECREATON
CONDrTON • , 1 i j } FACILITY CONDITON
Residential Collector Exceptions
Landscape Treatment
The predominate feature of the residential collectors shall be the
double row of deciduous shade trees to create a canopy effect for
pedestrians and motorists. Only one species of tree shall be allowed
to clearly and consistently define the collectors. A low groundcover
of a single species shall be planted within the parkway. The"second"
row of trees shall be planted 5'from the edge of the walk within the
tree planting/landscape easement unless a community wall or rail
fence occurs,then the trees shall be planted between the two.
Shrubs and groundcovers shall be planted where a community wall
or rail fence runs parallel to the walk or trail. Flowering deciduous
vines shall be planted adjacent to the community wall. Planting along
the rail fence should be predominately indigenous species when
i 1 transitioning into the open spaces or intermittent stream corridors.
1•s
•
i : 1'" Paving Materials
••; 111:"' Concrete interlockingavers shall be placed within the crosswalk area
��1 at the intersection of the two residential collectors adjacent to the
® neighborhood park. The use of enhanced street paving will provide
r: `� an acoustical,tactile and visual sense of arrival at the central core of
V" :; f�R the community.
i`) Pilasters,Walls and Fences
i •
Where enclosure or definition of rear or side loaded lots are proposed
adjacent to the collector street,the community wall shall be placed 5'
behind the walk within a landscape easement to allow for planting.
To maintain and open vistas,a rail fence shall be placed 5'behind the
walk when adjacent to open space or intermittent stream corridors.
Stone and stucco pilasters shall be incorporated into the community
wall and stone pilasters with the rail fence to provide design
continuity throughout the community. r I �.�
ty•Ar EC[IE`EL
a Ua
Page N-13 'ttl f S 1995.
6I (11 &o NPP'j) t ,
Dublin Ranch design Guidelines • August 4,1995
Residential Streets
Residential streets are pedestrian oriented and accommodate a lighter
volume of traffic. They have a strong influence on the character of
the neighborhood. Street trees shall act as the primary landscape
element affording each neighborhood the beauty and seasonal
character of a tree lined street.
Dimensions
The residential street shall be a two lane road with a 46'right-of-way
(36' curb to curb width)and includes a 5'monolithic sidewalk on
both sides of the street. Cul-de-sacs on residential streets of less than
600'length shall have a 44'right-of-way(34'curb to curb width)and
include a 5' monolithic sidewalk on both sides of the street. The
right-of-way accommodates parallel parking on either side of the
street. An 8' tree planting easement shall be established for the
planting and maintenance of street trees behind the walk.
Landscape Treatment
Each neighborhood shall create its own identity through the use of
one species of street tree per neighborhood which shall not to be
identical to any other neighborhood within the community. Through
the use of a single species per neighborhood,a grove effect will be
achieved. Each lot shall be required to have a minimum of one street
tree with three trees per corner lot. Street trees are to be planted 5'
behind the sidewalk on private property within the tree planting
easement.
W -• ,gK 'r"•' STREET TREE Zy- - tr
r 5' T II' II• 7 5' 8' I LANDSCAPE BY HOMEOWNER
TREE PLANTING SIDE,PARKING TRAFFIC TRAFFIC PARKING SIDE TREE PLANTING
EASEMENT WALK LANE LANE h LANE ` LANE WALKEASEMENT
Pe R.OW. 1`)
nECEIVED
u ph qs-0 3v
AUG1 0 tgg5 Residential Street
i 111. 4,,,. d1
Page IV-14 OL.'t0i.-, 1 V,_j L th t�"!IN PLANNIh'•
`Z //
I °
Dublin Ranch Design Guidelines • Aurust 4 1995 • Rev.November 1995
Pilasters,Walls and Fences
All fencing visible from any residential street shall be a good
neighbor fence with an open lattice top.
•
Cul-de-sac Connections
11111,10'
Residential streets terminating in cul-de-sac's should be designed to
provide visual access to the natural open space. To define the open
1 space from residential lots a rail fence shall be tied into sideyard
fencing. The rail fence shall be placed on the property line and
continue out towards the street and terminating in a stone pilaster to
allow access into the open space. Removable bollards shall be placed
at the back of the sidewalk at the opening in the rail fence to control
�� motorized maintenance and emergency access into the open space.
0dioNative or indigenous planting materials shall provide transitional
11, landscaping into the natural open space.
Private Residential Streets-Medium Density Neighborhood
Private residential streets are designed to serve the residents of
medium density neighborhood and should be more intimate in scale.
Dimensions
The private residential street shall be two lanes designed with varying
curb to curb widths. For the main thoroughfare,a 32'curb to curb
dimension with a 4'monolithic sidewalk and parking on one side of
the street should be established. For loop or secondary streets,a 30'
curb to curb dimension should be provided. For stub driveways,a
20'curb to curb dimension will exclude a sidewalk and parking.
One additional option may include a 36'curb to curb width with
parking on two sides of the street.
Landscape Treatment
Street trees shall act as the primary landscape element within each
medium density neighborhood. Through the use of a single species,
a grove effect similar to a planted orchard shall be achieved
supporting the character of the community. One street tree per lot
shall be required. Of the total trees,these may be placed throughout
the neighborhood where space allows.
RECEIV r7
Page/V-15
Nev 95
Ill DUBC F1;dDt6G✓
Dublin Ranch Design Guideline .Auguat 4,1995
the character of the community. One street tree per lot shall be
required. Of the total trees, these may be placed throughout the
neighborhood where space allows.
Pilasters, Walls and Fences
Side yard fencing between homes which face or side onto the rail fence
bordering the Tassajara Road parkway shall be designed to meet the
criteria for sound attenuation.All other side yard fencing visible from
any sweet shall be a good neighborhood fence with an open lattice top.
Cul-de-sac Connections
Residential streets terminating in cul-de-sac's should be designed to be
visually acrPcvble to the natural open space. To define the open space
from residential lots a rail fence shall be tied into sideyard fencing. The
rail fence shall be placed on the property line and continue out towards
the street and terminating in a stone pilaster to allow access into the
open space. Removable bollards shall be placed at the back of the
sidewalk at the opening in the rail fence to control motorized
maintenance and emergency access into the open space. Native or
indigenous planting materials shall provide transitional landscaping into
the natural open space.
CEP—
PR yS-C;30
t
�4pp 'U e AUGAUG SP,i •_4 i
Page IV.16
(at( 11I
Dublin Ranch Design Guidelines . August 4. 1995
STREET FURNITURE
-:.. __ Street furniture should reflect the community theme and architectural
of this "upscale rural" community. Benches and other pedestrian
styling P
amenities should be placed at community entries and parks. Additional
street furniture such as bollards, mailboxes, street lights and signals
• - shall be placed according to function to provide a cohesive theme.
M
Benches
Benches shall be coated mesh with arms and backs to provide for
comfort in all weather conditions.
-73
i Trash Receptacles
""' " Trash receptacles shall complement the benches in design, color and
construction. They should be placed in convenient and accessible
locations from pedestrian walks and activity areas.
Bollards
Bollards shall be placed at the end of cul-de-sacs fronting open space
areas or any other areas where controlled emergency or maintenance
access is required or desired. Bollards shall be designed to match the
rail fence posts in character and color. A locking mechanism shall be
provided for easy removal by authorized persons.
Mailboxes
Mailboxes shall meet the U.S. Postal Service standards. When a
mailbox serves only one or two homes, it shall be paired on either side
_cep
® of a post with boxes designed to reflect the character of Dublin Ranch.
uWhen a centralized mailbox serving multiple units is required, as in the
medium density neighborhoods, it shall be designed to reflect the
•.:r.s•.-- character of the particular neighborhood incorporating the architectural
bpistyling and color of the buildings.
�:.•.,��:�• tCElVEI
Fft3C
•-titj •
,AUG
1 0 1995
to LI ' p" PLANN[h'
ex.A,
Page 1V-17
tiS - - If! .
Dublin Ranch DD.ngn Guidelines .August 4.1995
Street Light Standards
Street lighting plays a crucial role in enhancing the level of quality and
character of Dublin Ranch. Street light standards shall be a uniform
color and style to reflect a cohesive appearance. Street light standards
throughout the neighborhoods shall be a single pole with one fixture.
Those at the community entries shall be located within the median with
a cross arm and two fixtures. All lighting shall conform to the City of
Dublin,Pacific Gas and Electric and State of California safety standards
and illumination requirements.
Street Identification Signage
Street signs shall be designed to reflect the character of an"upscale
rural"community. Post shall be detailed and painted to match the street
light standards. Graphics on signs will display the Dublin Ranch logo
and the name of the street.
;ecCEIVED
t�Ft a�-L3cU
AUG 10 1995
/r.I PLANNIN
Page IV-18
6 c Ill
Dublin Ranch Desien Guidelines • August 4.1995 • Rev.November 1995
RECREATION FACILITIES
Dublin Ranch offers the potential for a varied array of recreation
opportunities beyond the natural open spaces and intermittent stream
corridors. Pedestrian pathways and multi-use trail systems shall link
neighborhoods with a neighborhood park, a private community
recreation facility,open space, neighborhood amenities and future
phases of Dublin Ranch.
The neighborhood park shall be designed to provide recreational
needs for the residents of Dublin Ranch. Private community and
optional neighborhood recreation facilities shall provide additional
amenities not included within the neighborhood park. The repetitious
use of materials and landscape concepts within these facilities shall
maintain continuity of the community character.
Neighborhood Park
The proposed five-acre neighborhood park within this phase of
Dublin Ranch is centrally located to serve as the visual and social
center of the community. The park is bounded on two sides by
single-family neighborhoods and on the other two by collector
streets. An intermittent stream corridor runs along two sides of the
park.
Residents shall be linked to the park via an internal pedestrian system
consisting of sidewalks,a pedestrian pathway and multi-use trails.
One end of the park is connected to the natural open space by
accessing an intermittent stream corridor trail.
Design Criteria
The neighborhood park shall be designed to meet the park standards
established in the City of Dublin Parks&Recreation Master Plan,
July 1994. It is preferable to locate the active use areas away from
private yards. This is accomplished with a landscaped buffer created
by the alignment of the intermittent stream corridor in some cases and
by lowering the grade of the park adjacent to private yards in others.
On-street parallel parking shall be available on adjacent collector
roads.
RECEIVEj
qo�� i�llVN -a
5
E4ig t 1 Cf
GPage P-19
67 III
LA
�LJ p I
GN"
FUTURE i
PARKS / OPEN SPACE /
PEDESTRIAN
CIRCULATION PLAN
Legend
Neighborhood Park
Potential Medium -Density
Recreation Facility
44444 Intermittent Stream
Corridor Multi -Use Trail
***to Pedestrian Pathway
44444 Maintenance/Fire Access Road
51 Bicycle Route Bike Lane
�. ..�, Bicyc1dPedeshian Pathway
DUBLIN RANCH
PHASE I
DESIGN GUIDELINES
Dublin, California
August 4, 1995
Rev. November 1995
Rev. December 28,1995
7_� 7%�
North 0 200 400 600
•
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc. -
Architecture and Planning
NUVIS • Landscape Architecture
i8 h
Page IV-20
• •
Dublin Ranch Design Guidelines . August 4. 1995
,
•
INTERMITTENT STREAM CROSSING .
INTERMITTENT STREAM CORRIDOR TO NE-
IGHBORHOODS AND OPEN SPACE
INTERMITTENT STREAM 6.
c r,;`
CROSSING '• r^
Ii S
IQ
"•'J ` PICNIC AREA
•l i . �•--_. -, - TO NEIGHBORHOOD
;i/ •• :.----it
/' i SLOPE PLANTING BUFFI IZ
• O t PRACTICE FIELDS
- -- -BASEBALL-250'OUTFIELD
44,
/' e• i -SOCCER-200's 300'
. A
i Jt ' i
,i
! , 0 ,
PICNIC AREA I,,, .... if J i
• H,• f/( TO NEIGHBORHOOD
TOT LOT `' e0 SAND VOLLEYBALL COURT
•, r '� BASKETBALL COURT
fe., / ' ART,'SCULPTURE
���.,IlligllIll% ", ,i'l .
N. 1101 . . . AV OPEN LAWN AREA
�` : .� FOR INFORMAL PLAY
a
44 ,.;
PEDESTRIAN ENTRY
SEATING/GATHERING AREA J ��`
N v\
PICNIC SHELTER �UI.(FCTCJ/� STREET ��� rt E C E I V E D
FIN c-is - C\t30
0 19R9ly
DU9LIN PLANNING
?Xt /* '' 9 )ct (5
Conceptual Neighboir4,00d Park
Page IV--21
,9 11( '.
Dublin Ranch Design Guidelines • August 4. 1995
Landscape Treatment
Landsrnping within the public right of way shall be consistent with the
character of the collector streets and include a double row of broad
deciduous canopy trees. Tree planting within the park shall consist
primarily of deciduous shade trees to provide seasonal interest and
allow shade in the summer and warmth in the winter. The groundplane
shall be dominated by lawn areas for organized and passive activities.
Shrub and groundcover plantings shall be limited to the perimeter edges
of the park and consist of primarily indigenous plants which are
compatible with the intermittent stream corridor. Slopes adjacent to
residential neighborhoods shall be more densely planted to create a
significant buffer to private yards adjacent to the park. At focal points
such as the cent'al gathering area, accent plantings of shrubs, perennials
and groundcover should have a more ornamental appearance.
V J Private Community Recreation Facility
• 1
' 1'0 A private community-oriented recreational facility will be included to
provide additional recreational opportunities that would not be
? —C accommodated within the neighborhood park.
Design Criteria
A multi-purpose building designed to be architecturally compatible with
the community will act as a meeting place for organized functions. In
addition to a multi-purpose building, recreational amenities such as a
swimming pool and children's wading pool with seating and sunbathing
areas may be installed. Design elements and site furnishings within the
facility shall be thematically consistent with those used throughout the
community.
Medium Density Recreation Facilities
The incorporation of additional private recreation facilities within the
medium density neighborhoods shall be required, however, the specific
elements which are included will be left up to the individual
builder/developer. Potential amenities within the recreation areas might
consist of swimming pools, tennis courts, tot lots, and/or
picnic/barbecue areas. Design shall be compatible with the architectural
styling of the neighborhood in which it serves. -'T
• 1< ECEIVED
Page I17-22 • �; �,U 1 u i95
b lS:, ii (11
7 V I 71L!N PLANNING
Dublin Ranch Design Guidelines • AUPas1 4,/995 • Rev.November 1995
OPEN SPACE
Open Space Corridors
The community's open space system shall provide a network of
interconnected, undeveloped lands that preserve the ridgeline and
natural hills.
Regulated elements encompassed and protected within the open space
generally include steep slopes, sensitive habitat areas and visually
sensitive ridge lands. Along with the City of Dublin's open space
requirements, the project shall comply with applicable California
Department of Fish and Game (CDFG), United States Fish and
Wildlife Service (USFWS) and United States Army Corps of
Engineers(ACOE)permitting requirements.
Within the open space areas, surface drainage and wildland fire
hazard maintenance shall be required.
Design Criteria
New plantings shall blend into the existing and contextual landscape
and consist of indigenous plant species. Proposed planting should
occur in natural, informal groupings, frame desired views and/or
activities, screen undesirable views and provide privacy to
homeowners.
Disturbance and removal of native vegetation should be minimized.
Revegetation shall commence as quickly as practical after rough
grading operations to minimize erosion and maintain food sources for
wildlife.
Although temporary irrigation may be permitted to establish
vegetation,long term irrigation in natural open spaces and intermittent
stream corridors is unacceptable.
Multi-use roads will occur along portions of the perimeter of the
natural open space areas to provide emergency and maintenance
access as well as fire breaks. A secondary use of these roads will be
to provide pedestrian links with other trail systems to provide access
throughout the project and to other local and regional systems.
Ago( 2-'
Page IV-23 f_f) 9 li' U( d1.1 PI:A'rd` J
Dublin Ranch Design Guidelines • AUQUSI 4. 1995 • Rev.November 1995
RIPARIAN VEGETATION WIDELY SPACED RIPARIAN
TREE SPECIES
`r�'"w u —FENCE SEE FENCING
cs,s�
FENCE , , � - �, MASTER PLAN FOR
c Nit 7f r- , SPECIFIC TYPE
y 5:1 SLOPE +/- TYP. , 12' ),4:l SLOPE+/-TYP, 10' ; 3:1 SLOPE +/- TYP.
MULTI-USE STREAM
'I RAIL CHANNEL
100' +/- VARIES
Intermittent Stream Corridor
Intermittent Stream Corridors
Intermittent stream corridors should function as linear circulation
corridors linking neighborhoods, parks and surrounding open space.
In addition these corridors provide effective wildlife habitat
opportunities. Intermittent stream corridors should provide
community identity by maintaining and building upon the historical
character of the site.
A multi-use trail shall be placed along one side of the intermittent
stream channel. It will link with other trail systems to provide access
throughout the project and to other local and regional systems.
Design Criteria
Construction of the intermittent stream corridor shall depict a
naturalized form with a gentle curvilinear alignment. A straight
geometric channel is to be avoided. If drop structures are needed to
stabilize the channel, natural materials such as boulders or logs shall
be utilized.
Native trees, shrubs and goundcovers should be installed within the
stream corridor based on species, water requirements, user safety and
surveillance visibility.
Channel shading is a critical factor for the development of wildlife
corridors. When feasible, vegetation should be installed in dense
masses along the stream. Concentrated plantings within 8' of the
streambed will provide the most shading. Barriers, such as fences,
that will impede the movement of wildlife within the stream corridor
shall be prohibited. ,
biXECf: I E: a;
Page lV-24 spl l
4 11V 5 1995,
DUi3Ll 1J`,bt
• Dublin Ranch Desivn Guidelines • Auvusn 4.1995 • Rev.November 1995
During and after construction of adjacent lands,specific site erosion
control practices shall be employed to limit sedimentation into the
stream corridor.
Human access to the stream corridor shall be controlled via trail
placement and interpretive signage. The multi-use trail should be set
back as far from the channel as possible. Homeowners shall be
apprised of the enforcement of pet leash laws within the corridors.
Multi-Use Trail
The multi-use trail will serve as a shared bicycle and pedestrain trail
n linking residential areas and the neighborhood park to community-
`1{
Jl�/r wide open spaces and to other local and regional trail systems.Dimensions
12'
MULTI-USE Multi-use trails shall be twelve feet(12')wide. Removable bollards
Tttna should be placed at all entry points to prevent unauthorized motorized
access.
Multi-Use Trail Materials
Multi-use trails shall be paved with asphaltic concrete. Striping shall
meet City standards.
Signage
Appropriate directional and informational signage shall be provided.
Bicycle Route Bike Lane
The bicycle route bike lane,occurring within the roadway,will serve
to link residential areas and the neighborhood park to community-
wide open spaces and other local and regional trail systems.
Dimensions
Bike lanes shall be a minimum of 5'wide.
Materials
Striping shall meet City standards.
Signage
Appropriate directional and informational signage shall be provided.,,
Page/V-25 ° itYCEit
•
• r Dublin Ranch Design Guidelines • August 4. 1995 • Rev.November 1995
.,..,.e - ear.,--,,,,, ,,`"1-"t
VIEW FENCE SO r NATIVE TREES,SHRUBS
AT RESIDENTIAL Cs" ' AND GROUNDCOVERS
LOT n r tr .: '` . r.4fora�'�^.6-.3
is �,.
.ne; ' , ,ft • t
1 r
~ 'O
VIEW FENCE
) qQ
LANDSCAPED AREA
I
2:1 SLOPE MAX. L 6' 1
40'+/- VARIES PATHWAY �
r
Pedestrian Pathway
Pedestrian Pathway
The pedestrian pathway represents the interior pedestrian circulation
route linking neighborhoods to parks and the private community
recreation facility. Where feasible, the pedestrian pathway should be
accessible for all users.
Dimensions
The width of the pedestrian pathway shall be 6'. Removable bollards
should be placed at all entry points at the collector and residential
streets to prevent unauthorized motorized access.
Materials
The pedestrian pathway shall be constructed of concrete with a non-
slip surface.
Signage
Appropriate directional and locational signage shall be prov d
6( • k.) j
Page N-26 pi q•'NO 5 iiii5
1Y lit6kot 1•c55L 1 c4
DM) 4 PIJ;JA t4a
• • Dublin Rauh Design Guidelines • Atreus!4 1995 • Rev.November/995
SLOPE TO BE HYDROSEEDED 4,7�'%•
WITH NATIVE GRASSES AND WILDFLOWERS
WHERE DISTURBED i. +F,c
LANDSCAPING - e BY HOMEOWNER ^ •`;
i
CONCRETE-LINED SWALE 12' l A FENCE AT RESIDENTIAL LOT
MULTI-USE 18'MIN.
ROAD
Maintenance/Fire Access Road
Maintenance/Fire Access Road
Maintenance/fire access roads occur primarily between residential lots
and natural open space. They will also serve as firebreaks and in
some instances as an access road for emergency and maintenance
vehicles. Although its primary function is vehicular and service-
oriented,pedestrians will be permitted to access and use this road to
connect to various trail systems, open space areas and other
residential areas. Where potential conflicts with adjacent housing
occur,residential views shall be screened from the road through the
use of fencing and vegetation.
Dimensions
Maintenance/fire access roads shall be twelve feet (12') wide.
Removable bollards should be placed at all entry points to prevent
unauthorized motorized access.
Materials
Roads shall be of crushed gravel or rock. Appropriate grades and
surfacing shall meet local and state codes.
Ownership and Maintenance
Lands designated as open space and private community recreation
facilities shall be owned and maintained by a community
homeowners association. Management and maintenance includes
trail systems,with the exception of the intermittent stream corridor
multi-use trail;drainage systems;landscape maintenance;vegetation
monitoring and wildland fire practices.
�
Page/V-27 6(' I � 5 �REC[[V?J
-1.5- III ►�rgc� -�5�is
95
ZiiwMPA;J'4PUG CIA
Dublin Ranch Design Guidelines • August 4. 1995
GENERAL LANDSCAPE
The beauty of the existing rolling topography and natural landscape is
the basis for the Dublin Ranch landscape concept and planting themes.
Rows of trees delineating entries and streets shall depict the historical
aspect of orchards and create a sense of community.
Indigenous and horticulturally adaptive plant materials shall serve as
unifying elements throughout Dublin Ranch. Trees shall be used to
define a hierarchy of entries, streets and neighborhoods providing
individuality and distinctiveness. Oak trees, native to the Tassajara Hills
have been incorporated into the plant palette to reflect the historical
landscape of the Tri-Valley.
Recommended Plant Palette
Following are recommended plant palettes which establish the desired
character of Dublin Ranch. Plants have been selected to enhance
entries and streets, provide shade where necessary and transition areas
to open spaces and intermittent stream corridors. Special attention has
been paid to the selection of indigenous and ornamental plants which
are horticulturally adaptive to the natural characteristics of the site and
are suited to the climate and soils.
Community Entries
�'( Street Trees
4 Platanus acerifolia'Yarwood' London Plane Tree
s Pyrus calleryana'Aristocrat' Flowering Pear
11 Accent Trees
Primus cerasifera Thundercloud' Purple-leaf Plum
0 Background and Median Tree
Tristania conferta Brisbane Box
Platanus racemosa
Shrubs
Arbutus unedo'Compacta' Strawberry Tree
Arctostaphylos'Howard McMinn' Manzanita
Ceanothus'Concha' Wild Lilac
Cistus hybridus White Rockrose
/>(•A fs (0 10 V<2_,
.: 1VE
�. 1fEs: f E C E
Ate G 1 0 1995
�+� �-;-, nc,1,c_t�
PagelV--28 "iN PLAhlhtlN.
76 III
Dublin Ranch Design Guidelines .August 4.1995
Perennials
Hemerocallis hybrids Day Lily
Heuchera sanguinium Coral Bells
Lavandula stoechas Spanish Lavender
Groundcovers
Coprosma pumila'Verde Vista' No Common Name
Rosmarinus o.'Collingwood Ingram' Rosemary
Vines
Hardenbergia violaceae Happy Wanderer
Neighborhood Entries-Single-Family
Street Tree
Platanus acerifolia'Yarwood' London Plane Tree
Shrubs
Carpenteria californica Bush Anemone
Cistus ladanifer Crimson Spot Rockrose
Escallonia'Fradesii' Escallonia
Grewia caffra Lavender Star Flower
Lepstospc,mum s.'Apple Blossom' New Zealand Tea Tree
Perennials
Hemerocallis hybrids Day Lily
Lavandula stoechas Spanish Lavender
Tulbaghia violacea Society Garlic
Groundcovers
Convolvulus mauritanicus Ground Morning Glory
Coprosma pumila'Verde Vista' No Common Name
Hypericum calycinum St.Johns Wort
Vines
Gelsemium sempervirens Carolina Jessamine
Macfadyena unguis-cati Yellow Cats Claw
Neighborhood Entries-Medium Density
Street Tree
Predetermined street tree
Accent Tree
Lagerstroemia indica Crape Myrtle
Malts floribunda flowering Crabapple
Prunus serrulata'Kwanzar' Flowering Cherry
if, • +u :srCEIVED
AuG 1 0 Dubuc\ 1 �
Page IV-30
77 III ,
Dublin Ranch Design Guidelines • August 4, 1995
Shrubs
Buxus m.japonica Japanese Boxwood
Grevellia'Canbera' No Common Name
Leptospennum s. 'Gaiety Girl' Australian Tea Tree
Nerium oleander Petite Pink' Petite Oleander
Perennials
Agapanthus a. Peter Pan' Lily-of-the-Nile
Dietes vegata Fortnight Lily
Hemerocallis hybrids Day Lily
Tulbaghia violacea Society Garlic
Groundcovers
Cistus'Skanbergii' Rockrose
Rosmarinus o. 'Collingwood Ingram' Rosemary
Trachelospermum asiaticum Asiatic Star Jasmine
Vines
Gelsemium sempervirens Carolina Jessamine
Macfadyena unguis-cati Yellow Cats Claw
Arterial Streets
a ; . , Street Tree
=vj. PyTus calleryana'Aristocrat' Flowering Pear
- • "''''` ""�-
Accent Tree
Quercus agrifolia Coast Live Oak
�' f' A Liquidambar styraciflua American Sweet Gum
. ) \ ';. dbyi Shrubs
.:'ik4=: v' Abelia grandiflora Glossy Abelia
+ ,- -v' Alyogyne huegelii Blue Hibiscus
ctostaphylos d. 'Howard McMinn' Manzanita
Quercus agrifolia Arbutus unedo'Compacta' Strawberry Tree
Berberis mentorensis Mentor Barberry
Ceanothus'Concha' Wild Lilac
Cistus purpureus Orchid Rockrose
Nandina domestica Heavenly Bamboo
Perennial s
Hemerocallis hybrids Day Lily
Kniphofia uvaria Red-Hot-Poker
Lavandula stoechas Spanish Lavender
Limonium perezii Sea Lavender
Groundcovers
Arctostaphylos Point Reyes' Manzanita
Rosa banksiae'Alba Plena' Lady Bank's Rose EK
b 6 tti/ p'2,,,
Rosmarinus o. 'Collingwood Ingram' Rosemary
:cif ElVEL.,
AUG 1 9 1995
Page IV--31 o �Lv,1L.L-r) f�G,-1,C_,(.j
70 It! •7t!'N PLANN!N.
Dublin Ranch Design Guidelines .August 4.1995
Vines
Hardenbergia violaceae Happy Wanderer
Macfadyena unguis-cati Yellow Cats Claw
Parthenocissus quinquefolia Virginia Creeper
Residential Collector
Street Tree
Platanus acerifolia'Yarwood' London Plane Tree
Shrubs
Alyogyne huegelii Blue Hibiscus
Cistus purpureus Orchid Rockrose
Grevellia'Canberra' No Common Name
Nandina domestica Heavenly Bamboo
Viburnum tinus'Spring Bouquet' Laurustinus
Perennials
Dietes bicolor Fortnight Lily
Limonium perezii Sea Lavender
Groundcovers
Coprosma pumila'Verde Vista' No Common Name
Vines
Ficus pumila Creeping Fig
Macfadyena unguis-cati Yellow Cats Claw
Residential Streets
Designated Street Trees by Neighborhood
Acer macrophyllum(L-5) Bigleaf Maple
Pistacia chinensis(L-I) Chinese Pistache
Quercus agrifolia(L-6) Coast Live Oak
Gingko biloba'Autumn Gold'(L-2) Maindenhair Tree
Magnolia g.'Samuel Sommer'(L-4) Southern Magnolia
Zelkova serrata(L-3) Sawleaf Zelkova
Alternative Street Trees
Fraxinus uhdei Shame]Ash
Olea europaea Swan Hill' Olive
Quercus palustris Pin Oak
Quercus suber Cork Oak
k3,lrn ' �Ej7�1 crCEIVED
AUG 1 0 1995cN,
PageIV--32 t2t$,IQL'.Un
IN!PLANNJ '
9 ,S1
Dublin Ranch Design Guidelines . August 4, 1995
Private Residential Streets
Designated Street Trees by Neighborhood
Gleditsia tricanthos var. inermis(M-3) Honey Locust
Nyssa svlvatica(M-1) Sour Gum
Tilia cordata(M-2) Little-Leaf Linden
Alternative Street Trees
Arbutus'Marina' Strawberry Tree
Laurus nobilis Grecian Laurel
Rhus lancea African Sumac
Neighborhood Park
•
Trees
Acer buergeranum Trident Maple
Cercis canadensis Eastern Redbud
Platanus acerifolia'Yarwood' London Plane Tree
�.. Pyrus calleryana'Aristocrat' Flowering Pear
.',. Quercus lobata Valley Oak
Shrubs
Quercus lobata Arbutus unedo'Compact' Strawberry Tree
Arctostaphylos d. 'Howard McMinn' Manzanita
Bu�i lleia davidii Butterfly Bush
Ceanothus'Concha' Wild Lilac
Cistus ladanifer Crimson-spot Rockrose
Grevellia'Canberra' No Common Name
Leptospermum s. 'Gaiety Girl' Australian Tea Tree
Prunus caroliana Carolina Cherry Laurel
Perennials
Dietes bicolor Fortnight Lily
Hemerocallis hybrids Day Lily
Limonium perezii Sea Lavender
Groundcovers
Coprosma pumila'Verde Vista' No Common Name
Hypericum calycinum St.Johns Wort
Rosa banksiae'Alba Plena' Lady Bank's Rose
Open Space Revegetation
Hydroseed Mix
Native grasses and wildflowers
7o Sv
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Ct
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� c. EIVE �
itaz
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AUG 51 0 1995
Page IL-33 L l l9k,P_4) 1
F.N1FRGI:N('Y
VEII�CTF
ACC * :SS-
ARTI: " R I A 1. S'I R 1: F
SECTION
NI-161 MORI I()()])—
I:N'1 RY- NILDII !NI
DLNSITY I)TICAL
COMNIt 1NI'I Y
I':N IRY
CHNINH NH Y
I-N I R)
Nit 111 I -Pt RK)SETRAIL
RESIDEN I IAL S*I R H: I
PLFASAN FON
OPEN s
SPACE
EXISTING)
01,11" -
SPA( I.
N116IIII(W11001) I.NTRY-SIN61.1-
]:%%III Y I YPICAL
.( (11.1.1 C I OR STRIJ:'I
Sj.cl ION
NFI01 111"RI 1()()[) PARK
INIF1011*111-NI STRFAM.
CORRIDOR
'NIFF1 EN I IN 11:1%
SIR, k
CORRIDOR
' �' ,\I
L-5
ME CON IN I I N ITY
I N-I R Y
00
ELEMENTARY
SO 1001-
-Vol
J&
IN 01r.
kIvtI:RGI:N( Y
VI-AII(TI,
ACCESS
\"-�ITYPICAI, LOTS
RIV:\ I F ( ()\I.\] i iNI I Y
H161IS(II(A)l RECTLA1 1()� IACII I I
� j/
PRIVA I F. RI-SIDFN I IAL Sl RIT1
Nit TTI-Pt JRI'()Sk *1 RAII
CONCEPTUAL
LANDSCAPE PLAN
Tree Legend
D-U,,-BLAN-------R-A--NCH
Fk 0upy
DESIGN GUIDELINES
Dublin, California
July 20, 1995
RECEIVED
AUG 01995
North 200 400 600
I r-k�L I "NP A� N' I N
MacKay & Somps - Engineering & Planning
William Hezmalhalch Architects, Inc. -
Architecture and Planning
NUVIS - Landscape Architecture
, N
Dublin Ranch Design Guidelines , August 4, 1995
Intermittent Stream Corridor Revegetation
Trees
Q Aesculus californica California Buckeye
Platanus racemosa California Sycamore
%: Quercus agrifolia Coast Live Oak
? :` Quercus lobata Valley Oak
11/4\ Salix lasiolepis Arroyo Willow
Salix laevigata Red Willow;
1 Shrubs
Baccharis pilularis Coyote Brush
Heteromeles arbutifolia Toyon
Rhamnus californica Coffee Berry
Irrigation
Heteromeles arbutifolia
Irrigation throughout the public right-of-ways, landscape setbacks,
parks and temporary irrigated open spaces shall be accomplished by
means of automatically controlled spray, bubbler and drip irrigation
systems. The design shall incorporate water saving techniques and
equipment and shall meet the water efficient landscape ordinance
adopted by the City of Dublin and AB325. All irrigation systems shall
be efficiently designed to reduce overspray onto walks, walls, street and
other non-landscaped areas and into natural open space areas.
All irrigation systems within the public right of way, such as arterial
streetscapes, the neighborhood park and the intermittent stream
corridor shall be designed to accommodate the use of recycled water in
the event that it will be available in the future.
Drip or other water conserving irrigation systems should be
recommended for installation throughout Dublin Ranch. When spray
systems are installed, low gallonage/low precipitation spray heads
should be used in accordance with soil infiltration rates.
Irrigation systems shall be valved separately depending on plant
ecosystems, orientation and exposure to sun, shade and wind. The
design shall be sensitive to the water requirements of the plant material
selected and similar water using plants shall be valved together. Slope
and soil conditions shall also be considered when valving irrigation
systems.
ex,
A .
f s. ., , • ;, izCEIVEki
AUG 1 0 1995
PageN-34 �,,, PtANNft
Dublin Ranch Design Guidelines • August 4,1995
PILASTER,WALLS AND FENCES
Pilasters,walls and fencing are part of the common elements that
compose the consistent and recurring community theme. Due to the
high visibility of walls and fences,their location and design have a
f• direct affect on the overall community appearance. Patterns and
textures within Dublin Ranch have been chosen to complement the
• L '; proposed architectural styles and the"upscale rural"theme.
•
\, • �! �-� � � Stone and Stucco Pilasters
• Location
Stone and stucco pilasters shall be placed at pedestrian gateways,
within the median of the medium density entry and any terminus or
change in direction of the community walls.
Dimensions(Conceptual)
Free standing gateway pilasters at the community and neighborhood
entries shall be 4'-9 1/2"in height. All other pilasters shall be 6'-9
1/2"in height with the exception where a sound barrier is higher than
6'. In those instances,pilasters shall be 9 1/2"above the cap of the
18" wall.
All pilasters shall have a 4.5 degree batter with an 18" square
4.5• dimension below the cap. The 4'-9 1/2"pilasters shall be 27"at the
base and the 6'-9 1/2"pilaster 30"at the base.
PRECAST CONCRETE CAP
• DUBLIN RANCH LOGO PLAQUE
STUCCO
a •
• 16.4 STONE VENEER
;tECE1VED eX' ' ` c573po?
95 Entry Pilaster
,uji uarI
Page IV-35 -•"!lnl PLANMN
t 1II
Ab
�0
— FUTURF --
WALL AND FENCING PLAN
Legend
••••• Community Wan
••••• Rail Fence (2-Rail)
v0000 Rail Fence (3-Rail)
u❑aau View Fence
Note: All other fencing not shown on this
plan shall be a good neighbor fence
DUBLIN RANCH
PHASE I
DESIGN GUIDELINES
C' $ to
RECEIVED August 4, 1995
AUG 1,0 �995
North .g1tN PLANNIN- 0 200 400 600
•
MacKay & Somps - Engineering & Planning
William Hezmalhalch Architects, Inc. -
Architecture and Planning
NUVIS - Landscape Architecture �y
v I
Pn— /V--29
Dublin Ranch Design Guideline: •August 4,1995
Materials
Stone and stucco pilasters shall be square with a battered form,smaller
at the top with a precast concrete cap. The stone pattern shall be
primarily random running bond stacked stone with random angular
larger stone accents. The stone will cover approximately two-thirds of
the pilaster height,with an irregular edge adjacent to the stucco finish
at the top. Finish and color of the stucco shall be identical to the
community wall.
Only those pilasters which act as gateways into the community and
neighborhoods shall receive an oval ornamental plaque containing the
Dublin Ranch logo.
Stone Pilasters
a:'-r Location
Stone pilasters shall be placed at the terminus and change of direction
r• . of all rail fences and guardrails and at each end of the monument sign
- wall.
- -.
Dimensions
The height of the pilaster at the two-rail fence and guard rail shall be 3'-
9 1/2". At the three-rail fence the height shall be 4'-9 1/2". The
monument sign wall pilasters shall be 3'-9 1/2"in the front,closer to the
intersection,and 6'in the back.
All pilasters shall have a 4.5 degree batter with a 18"square dimension
below the cap. The 3'-9 1/2"pilaster shall be 25"at the base,the 4'-9
1/2"pilasters,27"and the 6'pilaster,30".
Materials
Stone pilasters shall be square with a battered form and a precast
concrete cap. The stone pattern shall be primarily random running bond
stacked stone with random angular larger stone accents.
ED
[a F ` `t AUG 1 0 1995
ba ett
Page W--37 '3'N PLANNIN
85
III
•
Dublin Ranch Design Guidelines •August 4.1995
Community Wall
Location
STONE.'STUCCO PILASTER The community wall shall be incorporated into high visibility areas such
AT CHANGE IN DIRECTION as at community and neighborhood entries and adjacent to arterial and
STONE/STUCCO PILASTER collector street as applicable.
AT END OF WALL
Dimensions
ji Height of the community wall shall be 6'-0". Spacing of stone and
INTERMEDIATE stuccopilasters and intermediate stucco columns shall be determined
STUCCO COLUMN by
the length of the precast wall panel and shall always be equally spaced.
Typical spacing will be such that two stucco columns will be placed
INTERMEDIATE between stone and stucco columns. For walls which must provide
STUCCO COLUMN sound attenuation refer to page IV-41,Sound Barriers.
STONE/STUCCO PILASTER Materials
' EVERY THIRD WALL PANEL
• The community wall shall consist of a precast wall panel with a stucco
finish of a soft neutral color to compliment the stone and stucco
pilasters. A continuous concrete cap to match the stucco shall run the
length of the wall panels. A horizontal groove to provide architectural
interest and a trim line for vines shall be incorporated into the wall panel
12"below the wall cap. Two intermediate stucco columns,to match
the color and finish of the precast wall panels,shall be equally spaced
between stone and stucco pilasters.
INTERMEDIATE PILASTERS TO MATCH
PRECAST CONCRETE CAP COLOR AND FINISH OF WALL PANELS
STUCCO I CONCRETE WALL CAP PRECAST WALL PANEL-STUCCO FINISH—
PAINTED A SOFT.NEUTRAL COLOR
•
— STONE VENEER —HORIZONTAL GROOVE
r-11L
•
. go .5-7-
RECEIVED
Ph a3ea5
Community Wall with Pilaster
�'-
., ae/v-38AUU.1 U 1995
i:UBLIN PLANNING
•
Dublin Ranch Design Guidelines .August 4.1995
STONE AND STUCCO PILASTER
CONCRETE WALL CAP
—HORIZONTAL GROOVE
-STUCCO ACCENT WALL
Accent Wall
Stone Accent Wall
Location
Stone accent walls shall be incorporated into the gateway columns at
the community entries on Tassajara Road. Where space allows,they
should also be incorporated into the gateway pilasters at the entries for
medium density neighborhoods.
Dimensions
Height of the accent walls shall be 6'sloping down to 4'-6". The curved
potion at slope shall have an 18"radius.
Materials
The stone accent walls shall slope down towards the street. The stone
pattern shall be primarily random running bond stacked stone with
random angular larger stone accents.
Rail Fence
Location
The rail fence shall be designated for areas adjacent to open space
and/or areas where definition of a solid enclosure is not desired. The
design of the rail fence is reminiscent of an agrarian image. A two-rail
fence shall be installed to provide delineation of areas while maintaining
views adjacent to the Fallon Road extension, natural oppen space,
intermittent stream corridors and neighborhood park.r►.Ef C E I Y E D
1- <✓I 'ft'��-C 3G/ i, AUG 1 0 1995
p t i7 i 12±, 1
Page/V-39 � g
lia r :TAN PLANNING
?7 /f(
Dublin Ranch Design Guidelines • August 4. 1995
PRECAST CONCRETE
CAP
l r—STONE PILASTER FENCE POST(8'o.c.) i R4IL
j
� i
i
r
Rail Fence (2-Rail) with Pilaster
PRECAST CONCRETE
CAP
STONE PILASTER FENCE POST(8'o.c.) RAIL
•
C1 �I
Rail Fence (3-Rail) with Pilaster
A three-rail fence shall alternate with the community wall within the
Tassajara Road parkway. Location of the three-rail fence should be
determined by the street layout within the medium density
neighborhoods. It is preferred that when there is a frontage road that
the three-rail fence be used.
Dimensions
The two rail fence shall be held at 3' in height and the three-rail fence
at 4' in height to the top rail.
Materials
The rail fence should be constructed of a high grade durable injection
molded white vinyl or concrete to simulate a wood rail fence. Stone
pilasters will occur at any terminus and change in direction of the rail
fence. Intermediate posts shall be approximately 8' on center.
CEIVE,®
Aus 1.0 1995
Page lV-40 i • a '.' • '<a!IN PI ANNlF'�:'
Dublin Ranch Design Guidelines • August 4,1995
Sound Barriers
Location
Sound barriers within the Tassajara Road parkway shall be placed
where lots within the medium density neighborhoods are side or rear
loading. As a sound barrier for front loading lots,side yard fencing
between homes shall be designed for sound attenuation and
incorporate the architectural design of the neighborhood. The sound
barrier adjacent to the Fallon Road extension shall be placed on the
property line of the single-family residential neighborhood.
Dimensions
The height of the barrier shall be determined by sound attenuation
requirements as recommended by an acoustical study with a
minimum height of 6'-0". If a required sound barrier is greater than
6'-0", berming shall be utilized to minimize the height of the wall
when used within the Tassajara Road parkway. Berming is optional
in other applications requiring a sound barrier greater than 6'-0'.
Materials
Sound barrier walls within the public right-of-way shall be identical in
form,materials and color to the community wall. Side yard fencing
which must provide sound attenuation shall be designed to reflect the
architectural style of the buildings and be constructed airtight.
INTERMEDIATE PILASTERS TO MATCH
� PRECAST CONCRETE CAP COLOR AND FINISH OF WALL PANELS
—STUCCO CONCRETE WALL CAP PRECAST WALL PANEL-STUCCO FINISH—
# PAINTED A SOFT,NEUTRAL COLOR
y y
STONE VENEER —HORIZONTAL GROOVE
1 474-
C hZ Sound Barrier
Pagerv-41 AUG 1 0 1995 .:...: ,•r.• d • „
sei
ace 166
C'.13L!N PLANMP,-•
Dublin Ranch Design Guidelines . August 4, 1995
View Fences
Location
View fences shall be located where homes back onto natural open
space.
Dimensions
View fences shall be 6' in height. When a half and half view fence is
desired for privacy, the open wire portion shall be a maximum of 3'
from the top rail.
Materials
View fencing shall consist of wood and wire mesh. Where privacy is
of concern, the view fence can be solid wood on the bottom with an
open wire mesh on top. Where privacy may not be of concern the view
fence may be all wire mesh.
WOOD POST(8'o.c.) —WIRE MESH
. " _ '
— -
View Fence (Full)
WIRE MESH
—WOOD POST(8'o.c.) �-VERTICAL BOARDS
7
•
l i i l l 1 , l `f 1 1 14
EZE,CEIVED.
SFrG..".(--)3 View Fence (Half and Half)
14
Page IV-42
ti'3F4
N pc) 6 c67' 9D 7/
Dublin Ranch Design Guidelines •August 4.1995
Good Neighbor Fences
Location
Good neighbor fences shall occur between lots and adjacent to
residential streets. Where fencing faces onto streets,a 12"high lattice
panel shall be incorporated into the top portion of the good neighbor
fence.
Dimensions
Good neighbor fences shall be 6'in height.
Materials
Good neighbor fences shall be constructed of wood.
WOOD POST(8'o.c.)
\\'\- LATTICE
{ I VERTICAL BOARDS
Good Neighbor Fence with Lattice
WOOD POST(8'o.c.) —VERTICAL BOARDS
a —
I '1
I I I
I
CEIVED
iTc" ;-03c Good Neighbor Fence
Page/V-43 U 0 1 0 1995 ;; ..,
l� ,.
��t uN►Vftbl t J
Dublin Ranch Design Guidelines . August 4.1995
Guardrail
Location
Guardrails shall be used where the residential collector street crosses
an intermittent stream corridor.
Dimensions
Height of guard rail shall be 3'-6"which includes a 6"raised curb.
Materials
The design of the guardrail shall be consistent with the Dublin Ranch
theme by incorporating stone pilasters with a two rail steel fence similar
in design and color to the rail fence. A stone pilaster shall terminate the
guardrail at both ends. A 6"raised concrete curb at the base of the
guardrail shall be placed between the pilasters.
PRECAST CONCRETE
CAP
STONE PILASTER FENCE POST(8'o.c.) . RAIL
< r.�:- 1
Qi ter+-
Guardrail
egg 41;11 RECEIVED
Page IV-4 �'� d z�8?ILUG t 0.1995�
i_�/N PLANNIN
•
•
RESOLUTION NO. - 95
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
* x * * * * * * *
RECOMMENDING CITY COUNCIL APPROVAL AND ESTABLISHMENT OF FINDINGS
AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) DISTRICT REZONE
CONCERNING PA 95-030 DUBLIN RANCH PHASE I
WHEREAS, Ted Fairfield, representing property owner Jennifer Lin, submitted a Planned
Development(PD) District Rezone request(PA 95-030 Dublin Ranch Phase I) for rezoning an
approximate 210 acre site to PD Single Family (Low Density) Residential (109.8 acres; 570
dwelling units); PD Medium Density Residential (35.7 acres; 277 dwelling units); and PD Open
Space (57.5 acres). The PD Rezone request also includes a 5 acre neighborhood park and a 2 acre
private recreational facility. The project is generally located east of Tassajara Road and
approximately 4,000 feet north of the Interstate 580 Freeway, within the Eastern Dublin Specific
Plan project area; and
WHEREAS, on October 10, 1994,the City Council approved a Planned Development District
Overlay Zone (Prezone) for a 1,538 acre site located within the adopted Eastern Dublin Specific
Plan project area(PA 94-030); and
WHEREAS, on November 14, 1994, the Alameda County LAFCo approved the Eastern Dublin
Reorganization for PA 94-030; and
WHEREAS, on January 12, 1995,the Alameda County LAFCo unanimously disapproved the
request to reconsider the Eastern Dublin Reorganization approval (PA 94-030); and
WHEREAS, on January 23, 1995, the City Council ordered the territory designated as
Annexation/Detachment No. 10 annexed to the City of Dublin, which includes the 1,538 acre site
and annexed to the Dublin San Ramon Services District and detached from the Livermore Area
Recreation and Park District (PA 94-030); and
WHEREAS, Annexation/Detachment No. 10 became effective on October 1, 1995; and
WHEREAS, the Dublin Ranch Phase I project site is located within the 1,538 acre site that has
been prezoned and annexed, and the Applicant's request complies with the existing Planned
Development District Prezone provisions; and
WHEREAS, the Applicant's PD Rezone request amends the initial PD Prezone and includes a
District Planned Development Plan as required under Section 11.2.7 of the Eastern Dublin
Specific Plan, and a Land Use and Development Plan as required under the City's Zoning
Ordinance, Title 8, Chapter 2, Section 8-31.16; and
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g:\pa95-030\pcpdreso\crc �--
q3 //7
t
WHEREAS,the Planning Commission held a public hearing to consider this request on January
2, 1996; and
WHEREAS, proper notice of this request was given in all respects as required by law for the
Planning Commission hearing; and
WHEREAS, an initial study was prepared for the project dated November 17, 1995 and found
that the project is exempt according to section 15182 of the State CEQA Guidelines. The project
is a residential project undertaken pursuant to and in conformance with the adopted Eastern Dublin
Specific Plan and none of the events described in section 15162 of the State CEQA Guidelines
have occurred since the adoption of the Specific Plan or certification of its EIR. No new effects
could occur and no new mitigation measures would be required for the Dublin Ranch Phase I PD
Rezone project that were not addressed in the Final Environmental Impact Report for the Eastern
Dublin project, and the PD Rezone is within the scope of the Final Environmental Impact Report;
and
WHEREAS, a Staff Report was submitted recommending Planning Commission approval of the
Planned Development District Rezone subject to conditions; and
WHEREAS, the Planning Commission heard and considered all said reports, recommendations,
written and oral testimony submitted at the public hearing as herein above set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby find:
1. The proposed PD Rezone, as conditioned, is consistent with the general provisions
and purpose of the PD District Overly Zone (PD Prezone),the City General Plan
and the Eastern Dublin Specific Plan provisions and design guidelines; and
2. The rezoning, as conditioned, is appropriate for the subject property in terms of
being compatible with existing land uses in the area, and will not overburden public
services; and
3. The rezoning will not have substantial adverse effects on health or safety, or be
substantially detrimental to the public welfare, or be injurious to property or public
improvements.
BE IT FURTHER RESOLVED that the Planning Commission hereby recommends City
Council approval of PA 95-030 Dublin Ranch Phase I subject to the general provisions listed below:
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development(PD) District Rezoning for PA 95-030 Dublin Ranch
Phase I. This PD District Rezone that includes a Land Use and Development Plan and District Planned
Development Plan is consistent with the initial Planned Development(PD) District Prezone and amends
2
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• x
the initial Prezone with more detailed land use and development plan provisions. The PD District Rezone
allows the flexibility needed to encourage innovative development while ensuring that the goals,policies
and action programs of the General Plan and Eastern Dublin Specific Plan are met. More particularly, the
PD District Rezone is intended to ensure the following policies:
1. Concentrate development on less environmentally and visually sensitive or constrained
portions of the plan area and preserve significant open space areas and natural and
topographic landscape features with minimum alteration of land forms.
2. Encourage innovative approaches to site planning, building design and construction to
create a range of housing types and prices, and to provide housing for all segments of the
community.
3. Create an attractive, efficient and safe environment.
4. Develop an environment that encourages social interaction and the use of common open
areas for neighborhood or community activities and other amenities.
5. Create an environment that decreases dependence on the private automobile.
B. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the provisions of the PD District Rezone, all applicable and
general requirements of the Dublin Zoning Ordinance shall be applied to this PD District.
C. General Provisions and Development Standards
1. Intent: This approval is for the Planned Development(PD) District Rezone PA 95-030
Dublin Ranch Phase I. This approval rezones 109.8 acres to PD Single Family Residential
(570 dwelling units; 5.2 du/ac); 35.7 acres to PD Medium Density Residential (277
dwelling units; 7.8 du/ac), for a total maximum of 847 dwelling units; and 57.5 acres to PD
Open space. The number of dwelling units and mix of dwelling unit types (i.e. ratio of
Single Family Residential to Medium Density Residential) can vary under each residential
land use category while staying within the approved density ranges. However,the total
number of units shall not exceed the maximum number of dwelling units, which is 847.
This approval also rezones 5 acres for PD neighborhood park and 2 acres for a private
recreational facility. Development shall be generally consistent with the following PD
Rezone submittals labeled Exhibit A on file with the Dublin Planning Department:
a. District Planned Development Plan, Land Use and Development Plan, comprising
the Phase I Site Plan, 20-Scale Plotting Maps, and Boundary and Phasing Plan,
prepared by MacKay and Somps, William Hezmalhalch Architects, Inc. and
NUVIS dated received August 10, 1995 and November 15, 1995.
3
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•
b. Dublin Ranch Phase I Architecture and Landscape and Open Space Design
Guidelines prepared by MacKay and Somps, William Hezmalhalch Architects, Inc.
and NUVIS dated received August 10, 1995 and November 15, 1995.
2. Single Family Residential: Development standards within the Single Family land use
designation shall conform to the City of Dublin R-1 District provisions and the PD District
Overlay Zone for PA 94-030 Eastern Dublin(City Council Resolution No. 104-94). As the
R-1 District base zone, all the R-1 District provisions shall apply, except those superseded
by the following provisions. Only detached single family units are allowed in this District.
Lot Size: 4,000 sq. ft. minimum
Median Lot Width: 50 feet
Minimum Lot Frontage: 35 feet
Minimum Lot Depth: 80 feet
Front yard Depth (setback from back of sidewalk):
Minimum 12 feet to porch or living area.
Minimum 17 feet to garage, except for side opening garages
(minimum 15 feet to side opening garages).
Driveways less than 20 feet in length require automatic
garage door openers and"roll up" doors
Side Yard(setback): Minimum 5 feet to living area- Minimum 10 feet at corner
conditions
Garages located at the rear half of a lot have no minimum
side yard. Building restrictions for zero lot line structures
shall be applied as conditions of Site Development Review
approval.
Rear Yard (setback): 5 feet minimum. Include a useable yard equal to 10% of the
lot size with a minimum dimension of 10 feet in any
direction. Garages located in the rear half of a lot have a 3
foot minimum rear setback.
Minimum Building
Separation: 10 feet(excluding allowable encroachments).
Maximum Building
Height: 30 feet or 2 stories at any one point.
4
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lit
3. Medium Density Residential: Development standards for attached and detached units
within the Medium Density land use designation shall conform to the City of Dublin R-S
District provisions and the PD District Overlay Zone for PA 94-030 Eastern Dublin (City
Council Resolution No. 104-94). As the R-S District base zone, all the R-S District
provisions shall apply, except those superseded by the following:
Attached Standards:
Front Yard Depth: Minimum 10 feet to porch or living area.
Minimum 5 feet to garage.
Side Yard (setback): Minimum 5 feet including encroachments (UBC standards).
Rear Yard (setback): Minimum 10 feet to living area.
Yard Space: Provide a useable yard of 150 square feet with a minimum
dimension of 10 feet in any direction.
Upper floor units shall have a deck of at least 50 square feet
with a minimum dimension of 5 feet.
Minimum Building
Separation: 10 feet including encroachments (UBC building standards).
Maximum Building
Height: 30 feet, or 2.5 stories at any one point.
Detached Standards:
Minimum Lot Size: 2,000 square feet
Median Lot Width: 30 feet at building setback; 35 feet at corner conditions
Average Lot Depth: Not Applicable
Front Yard Depth(setback from back of sidewalk):
Minimum 10 feet to porch or living area.
Minimum 5 feet to garage without driveway, or greater than
17 feet to garage with driveway, except for side opening
garages.
5
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� x
Driveways less than 20 feet in length require automatic
garage door openers and"roll up" doors.
Side Yard (setback): 3 feet minimum- 6 feet at corner conditions.
Garages have 0 foot side yards.
Rear Yard(setback): 5 feet minimum. Provide a minimum useable yard of 150 sq.
ft. with a minimum dimension of 10 feet in any direction.
Garages may have 0 feet rear yards.
Minimum Building
Separation: 6 feet
Garages may be attached.
Reciprocal easements may be used to satisfy yard
requirements.
Maximum Building
Height: 30 feet, or 2.5 stories at any one point.
Additional Standards:
Garages: Parking requirements may be met with tandem garages.
Adjacent Uses: Interior side yard setbacks adjacent to common open space,parks,
greenbelts and stream corridors shall be a minimum of 10 feet.
Encroachment: The following encroachments shall be allowed to project up to 2 feet
into yard setbacks: eaves, architectural projections, fireplaces,
(including log storage and entertainment niche),balconies, bay
windows, window seats, exterior stairs, second floor overhangs,
decks,porches and air conditioning equipment. All non-fire rated
encroachments must be at least 3 feet from property lines.
Front Yard
Landscaping: The applicant/developer shall install front yard landscaping within all
the medium density neighborhoods.
4. Curvilinear Streets: Site design of the individual neighborhoods may vary from that
shown in Dublin Ranch Phase I Rezone (PA 95-030) if the number of units in a
neighborhood is adjusted or attached units are substituted for detached(in medium density
neighborhoods only). However,the concept of curvilinear streets and cul-de-sacs cannot
be altered.
5. Architectural Design: Eight distinct architectural styles are described in the Dublin
Ranch Phase I Architecture and Landscape and Open Space Design Guidelines and
architectural elevations. Any or all of these styles can be utilized in an individual
6
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a
neighborhood. Additional styles can be permitted at Site Development Review if it is
determined they would not change the overall character of the Dublin Ranch Phase I plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
recommend City Council approval of PA 95-030 Dublin Ranch Phase I PD Rezone subject to the
following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to final occupancy of any
building, and shall be subject to Planning Department review and approval. The following codes
represent those departments/agencies responsible for monitoring compliance of the conditions of
approval: [PL] Planning, [B] Building, [P] Parks and Community Services, [PO] Police, [PW] Public
Works. [ADM] Administration/City Attorney. [FIN] Finance, [F] Dougherty Regional Fire Authority,
[DSR] Dublin San Ramon Services District. [CO] Alameda County Flood Control and Water
Conservation District [Zone 7].
GENERAL
l. The Land Use and Development Plan, District Planned Development Plan and Architecture and
Landscape and Open space Design Guidelines for Dublin Ranch Phase I (PA 95-030) are
conceptual in nature. No formal amendment of this PD Rezone will be required as long as the
materials submitted for the Tentative Map and Site Development Review are in substantial
conformance with this PD Rezone and the Eastern Dublin Specific Plan. The Planning Director
shall determine conformance or non-conformance and appropriate processing procedures for
modifying this PD Rezone(i.e. staff approval, Planning Commission approval of Conditional Use
Permit, or City Council approval of new PD Rezone). Major modifications, or revisions not found
to be in substantial conformance with this PD Rezone shall require a new PD Rezone. A
subsequent PD rezone may address all or a portion of the area covered by this PD Rezone. [PL]
2. Prior to obtaining building permits, the applicant must receive Site Development Review(SDR)
approval as established in the City of Dublin Zoning Ordinance, unless the Planning Director
approved a SDR waiver and a zoning approval is granted upon the determination that the
construction constitutes a minor project and building permit plans are in accord with the intent and
objectives of the SDR procedures. [PL]
3. Except as may be specifically provided for within these General Provisions for PA 95-030,
development shall comply with the City of Dublin Site Development Review Standard Conditions
(see Attachment A-1). [PL]
4. Except as may be specifically provided for within this PD, development shall comply with the
City of Dublin Residential Security Requirements (Attachment A-2). [PO]
5. The design, location and material of all fencing and retaining walls shall be subject Site
Development Review approval unless the Planning Director waives the SDR requirement. [PL]
7
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• t
6. The applicant shall comply with all grading guidelines as indicated on page 103 of the Eastern
Dublin Specific Plan. [PW, PL]
7. The Declaration of Covenants, Conditions and Restrictions (CC&Rs) of one or more Dublin
Ranch Phase I homeowners associations shall be submitted with the Tentative Map and/or Site
Development Review application, and shall be subject to review and approval of the Planning
Director and City Attorney prior to recordation of the Final Subdivision Map, or prior to Site
Development Review approval. [PL, ADM]
DEVELOPMENT AGREEMENT
8. The Dublin Ranch Phase I project proponent and the City of Dublin shall enter into a development
agreement prior to Tentative Map approval, which shall contain, but not be limited to, provisions
for financing and timing of on and off-site infrastructure,payment of traffic, noise and public
facilities impact fees, in lieu affordable housing fee, and other provisions deemed necessary by the
City to find the project consistent with the Eastern Dublin Specific Plan. At some future date, the
applicant shall be responsible for paying all fees required by the Development Agreement. [PL]
SCHOOL FACILITIES IMPACT MITIGATION
9. No tentative subdivision map for all or any part of the area covered by this Land Use and
Development Plan shall be approved by the City Council until the applicant has entered into a
written mitigation agreement with the affected school district(s) and the City. The mitigation
agreement shall establish the method and manner of financing and/or constructing school facilities
necessary to serve the student population generated by the development. The mitigation
agreement shall address the level of mitigation necessary, the amount of any school impact fees,
the time of payment of any such fees and similar matters. The City shall be a party to any such
agreement only for the purpose of assuring uniformity with respect to different property owners
and appropriate land use planning. [PL, ADM]
NOISE
10. A noise study shall be required for the Tentative Map application submittal to show how interior
noise levels will be controlled to acceptable limits. [PL, B]
SCENIC CORRIDOR POLICIES
11. The applicant shall comply with the City's proposed Eastern Dublin Scenic Corridor Policies and
Development Standards. If the Eastern Dublin Scenic Corridor Policies and Development
Standards have not been adopted prior to approving the Tentative Map for the project, the
applicant shall demonstrate compliance with the Eastern Dublin Specific Plan's scenic corridor,
development standards and grading policies and action programs through a detailed visual analysis
submitted with the Tentative Map application. [PL]
8
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0
f//
LANDSCAPE/OPEN SPACE/TRAILS
12. As part of the Tentative Map approval,the applicant shall offer to dedicate the intermittent
stream/open space and trail corridors. If the City accepts this dedication of improvements, no
credit for these areas and improvments shall be given towards parkland dedication requirements.
[P, PL, PW]
13. All graded cut and fill slope areas shall be revegetated with native trees, shrubs and/or grasses,
subject to Site Development Review approval. [PL, PW]
14. All landscape within the open space and common areas, including the neighborhood park and the
intermittent stream and open space corridor shall be subject to Site Development Review approval.
The proposed landscape plans to be submitted with the Site Development Review application shall
take into consideration Dublin Ranch Phase I PD Rezone comments prepared by Singer, Hodges,
Evans, dated received October 10, 1995. [PL]
15. Appropriate all weather surface (e.g. crushed gravel or rock) vehicular access to open space,
various trail systems and some residential areas, as shown on Exhibit A, shall be provided and
maintained on a continuous basis,to the satisfaction of the Fire Chief, Public Works Director and
Planning Director. [F, PW, P]
16. A minimum 25 foot setback from the intermittent stream/open space corridors shall be required
wherever possible. [PL]
BUILDING
17. All project construction shall conform to all building codes and ordinances in effect at the time of
building permit. [B]
18. The following information shall be submitted with the Tentative Map application: 1)Dublin
Ranch Phase I Geotechnical Report dated June 19, 1995; 2) solar panel guidelines; 3) clarification
of new Zone 2 or Zone 3 water reservoir location and need; 4) City of Pleasanton's water reservoir
details (i.e., fences, retaining walls, roadway for access). [B]
PARKS AND RECREATION
19. The applicant shall comply with the City's Dublin Municipal Code , Chapter 9.28 Dedication of
Land for Park and Recreation Purposes and the Dublin Parks and Recreation Master Plan park
dedication and design requirements by either dedicating 12 acres of park land, or paying park
dedication in-lieu fees, or providing a combination of both park land dedication and in-lieu fees
based on the maximum number of units proposed,prior to Final Subdivision Map approval.
[P,PW, PL]
9
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i Y
BIOLOGICAL RESOURCES
20. The applicant shall comply with the City's proposed Stream Corridor Restoration Program and the
Grazing Management Plan. The project's intermittent stream enhancement and restoration
improvements shall comply with the Plan requirements and shall be submitted with the Tentative
Map application for the Dublin Ranch Phase I project. If a Stream Corridor Restoration Program
and the Grazing Management Plan have not been adopted prior to approving the Tentative Map for
the project, the applicant shall provide project specific stream corridor restoration and grazing
management requirements and shall submit this plan during the Tentative Map project review.
[PL, Zone 7, PW]
21. The applicant shall comply with all Eastern Dublin Specific Plan EIR mitigation measures for
mitigating potentially significant plant and animal species impacts(e.g. Applicant shall submit a
preconstruction survey prepared within 60 days prior to any habitat modification to verify the
presence of sensitive species. A biologist shall prepare the survey and shall be subject to the
Planning Department review and approval). Any updated surveys and/or studies that may be
completed by a biologist prior to Tentative Map application submittal shall be submitted with the
Tentative Map application. [PL]
PARKING
22. The availability of adequate on-street parking within the Medium Density Residential area shall be
re-assessed prior to Tentative Map approval to determine its adequacy. [PL, PW]
TRAFFIC/PUBLIC WORKS
23. The Applicant shall meet all City of Dublin minimum roadway standards for public streets prior to
Tentative Map approval. [PW]
24. Applicant shall pay a traffic impact fee based on the adopted Eastern Dublin Traffic Impact Fee
(per Resolution No. 1-95) and the I-580 Interchange Traffic Impact Fee. These fees shall be paid
prior to final inspection of each unit,unless and until,the City Council amends Resolution 1-95 to
make the fee payable prior to issuance of building permits. [PW, B]
25. The applicant shall submit an update of the traffic study prepared by TJKM dated December, 1995
with the Tentative Map application and the study shall be subject to review and approval by the
Public Works Director. Appropriate traffic mitigation measures will be identified and included as
conditions of Tentative Map approval. Such traffic mitigation may include,but not be limited to:
[PW]
a. Traffic signalization
b. Roadway shoulder construction
c. Frontage improvements
d. pavement widening
e. Overlays of existing pavement
f. Dedications of right-of-way
10
g:\pa95-030\pcpdreso\crc
g. Restriping
26. Where decorative paving is installed in public streets, pre-formed traffic signal loops shall be used
under the decorative paving. Where possible, irrigation laterals shall not be placed under the
decorative paving. Maintenance costs of the decorative paving shall be included in a landscape
and lighting maintenance assessment district or other funding mechanism acceptable to the City
Manager. Decorative paving plans shall be submitted with the Tentative Map application
submittal and shall be subject to the review and approval of the Public Works Director. [PW,
ADM]
27. Street lights on arterial streets shall be the City Standard cobra head luminaries with galvanized
poles. Where decorative lights are to be used on residential streets,these lights shall be designed
so as to not shine into adjacent windows, shall be easily accessible for purchase over a long period
of time (e.g. 30 or more years), and shall be designed so that the efficiency of the lights do not
require close spacing to meet illumination requirements. A street lighting plan demonstrating
compliance with this condition shall be submitted with the Tentative Map application and shall be
subject to the Public Works Director's review and approval. [PW]
28. Street name signs shall display the name of the street together with a City Standard shamrock logo.
Posts shall be galvanized steel pipe. A street sign plan shall be submitted with the Tentative Map
application and shall be subject to the Public Works Director's review and approval. [PW]
29. The applicant shall construct a minimum 10 foot wide bicycle/pedestrian path between the looped
residential collector street and Fallon Road, as shown on Exhibit A. [PW, PL]
FIRE
30. Applicant shall comply with all DRFA fire standards, including minimum standards for
emergency access roads and payment of applicable fees. [F]
31. A fire buffer zone between the development area and open space area shall be provided and
maintained by a home owners association on a continuous basis to the satisfaction of the
Dougherty Regional Fire Authority. [F]
32. The applicant shall comply with the City's proposed Wildfire Management Plan. The Plan
requirements shall be incorporated into the CC&Rs for the Dublin Ranch Phase I project. If a
Wildfire Management Plan has not been adopted prior to approving the CC&Rs for the project, the
applicant shall provide a project specific wildfire management plan and shall submit this plan
during the Tentative Map project review. [F, PL, PW]
UTILITY SERVICES/POSTAL SERVICES
33. The location and siting of project specific wastewater, storm drainage and potable water system
infrastructure shall be consistent with the resource management policies of the Eastern Dublin
Specific Plan. [PL, PW, DSR]
11
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103 �1� 4
34. Applicant shall submit plans for the water and sewer systems to service this development
acceptable to DSRSD,pay fees required by DSRSD and receive DSRSD's approval prior to
issuance of any building permit. Developer shall construct these facilities prior to final inspection
of the first unit. [B, PW, DSR]
35. The applicant shall provide a"will" serve letter from DSRSD prior to issuance of the grading
permit, which states that the Dublin Ranch Phase I project can be served by DSRSD for water and
sewer prior to occupancy. [B, PW]
36. Applicant shall provide a recycled water system for the landscaping within the Dublin Ranch
Phase I area per City of Dublin, Zone 7 and DSRSD requirements. The landscaping areas must
meet City of Dublin Water Efficient Landscape Ordinance requirements. [PW, Zone 7, DSR]
37. Applicant shall provide Public Utility Easements per requirements of the City of Dublin and/or
public utility companies as necessary to serve this area with utility services. [PW]
38. The applicant shall confer with local postal authorities to determine the required type of mail units
and provide a letter from the Postal Service stating their satisfaction at the time the Tentative Map
and Site Development Review submittal is made. Specific locations for such units shall be to the
satisfaction of the Postal Service and the Dublin Planning Department. [PL]
34 Prior to issuance of building permits,the applicant shall provide "will serve" letters from
appropriate agencies documenting that adequate electric, gas,telephone and landfill capacity is
available prior to occupancy. [PL]
40. The applicant shall work with DSRSD to help fund a recycled water distribution system computer
model that reflects the adopted Eastern Dublin Specific Plan and General Plan Amendment.
[DSR]
41. The applicant shall comply with all Alameda County Flood Control and Water Conservation
District-Zone 7 Flood Control requirements and applicable fees. [Zone 7, PW]
MISCELLANEOUS EASTERN DUBLIN SPECIFIC PLAN/GENERAL PLAN AMENDMENT FINAL
EIR MITIGATION MEASURES
42. Applicant shall work with LAVTA to establish the need, bus route(s), bus turnouts, bus stop sign
locations, bus shelter locations, and other transit amenities for this project prior to Site
Development Review approval. [PW]
43. Applicant shall design bus turnouts,transit shelters and pedestrian paths (sidewalks) consistent
with the proposed LAVTA routes and stops and the City of Dublin's requirements and standards
prior to issuance of building permits for the residential units. These design plans shall be
submitted with the Tentative Map application submittal and subject to the Public Works Director
review and approval. Construction shall be undertaken as part of the street improvement work.
[PW]
12
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Ioyr..
44. The applicant shall comply with the City's erosion and sedimentation control ordinance. [PW]
45. The applicant shall comply with all visual resource mitigation measures of the FEIR relative to
grading, scenic corridors, scenic vista preservation, and similar visual resources. [PL, PW]
46. The applicant shall comply with the City's solid waste management and recycling requirements.
[ADM]
47. All new reservoir construction shall comply with DSRSD's requirements. [DSR, PW]
48. The applicant shall comply with all action programs and applicable mitigation measures of the
Eastern Dublin General Plan Amendment/Specific Plan and companion Final Environmental
Impact Report(FEIR), respectively,that have not been made specific conditions of approval of
this PD Rezone. [PL]
PASSED,APPROVED AND ADOPTED this day of , 1996.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Director
13
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OPEN SPACE
MAINTENANCE
RESPONSIBILITIES
Legend
Publicly Maintained
0 Community Home Owners'
Association Maintained
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
November 1995
North 0 200 400 600
MacKay & Somps ° Engineering & Planning
William Hezmalhalch Architects, Inc. -
Architecture and Planning
NUVIS ° Landscape Architecture
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SANITARY SEWER
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Minor corrections to the Dublin Ranch Phase I draft reso.conditions
of approval are as follows:
#6: The word"applicable"has been added before the word
"grading"
#19. A sentence has been added to this condition stating"The City
may consider the applicant's request to improve the
neighborhood park and receive credit for those improvements."
#23: A sentence has been added to this condition stating"All minor
modifications to the City's roadway standards shall be subject
to the review and approval of the Public Works Director."
#24: The words"or construct required improvements"have been
added after"The applicant shall pay a traffic impact fee."
#34: The last sentence of this condition has been replaced with
"These facilities shall be constructed as necessary in
conjunction with DSRSD's phasing plan."
#36: The first sentence has been revised to read"A recycled water
system for the landscaping within the Dublin Ranch Phase I
area shall be provided per the City of Dublin,Zone 7 and
DSRSD requirements."
io
01/02/96 16:55 FAX 510 829 1180 DUBLIN SR SVCS D � & O i002
DUBLIN f\lII// � 7051 Dublin Boulevard
SAN RAMON - �[ D,ea.c Mfmmln 94568
SERVICES � FAX,510 829 1180
.p, t�
DISTRICT -e7 510 828 0515
January 2, 1996
Ms.Carol Cirelli,Senior Planner
City of Dublin
100 Civic Plaza
P.O.Box 2340
Dublin,CA 94568
Subject: PA 35-030;Dublin Ranch Phase I PD Rezone
Dear Ms.Circlli:
Please note that late this afternoon our District received the City's staff report for the above
subject rezone. As such,we have not had time to review and comment to the references and
illustrations related to DSRSD water, sewer, and recycled water facilities. We will not be
attending tonight's Planning Commission meeting,but will provide comments later next week,
as appropriate.
Sincerely,
ROBERT C.GRESENS
Planning Permit Division Supervisor
RCG:sjc
Nr_ - cc a� IZ a�n
(C-
01/02/96 TOE 16:22 FAX 510 313 2333 CCC PUBLIC BORES fZ1002
Contra Public Works Department J.Michael rd
Public Works
ks Di Direcror
Costa 255 Glacier Drive
Martinez,California 94553-4897 Milton F.Kubicek
COUnty FAX:(510)313-93R9 Deputy Engineering
Telephone:(510)313.2000 Patricia R.McNamee
Deputy•Operations
January 2,1996
Mr.Larry Tong Maurice M.Shier
Planning Director Deputy•Transportation
City of Dublin S.Clifford Hansen
P.O.Box 2340 Deputy•Administration
Dublin,CA 94568 File: Dublin JEPA
Dear Mr.Tong;
I am writing to respond to a couple of concerns raised by Dublin regarding the mitigation of development
impacts on large scale projects in the area. The Contra Costa County Board of Supervisors recently approved
the rezoning and development agreements for the Dougherty Valley development project.During the
hearings,Dublin requested removal of any proposed cap on the traffic impact fee and expressed concern
about having a time limit placed on determining the fee,if there were delays not subject to Dublin's control. I
am pleased to inform you that the Board of Supervisors approved the rezoning and development agreements
with provisions that did not include a cap on the traffic impact fee,and also allows an extension of time for
any delays in determining the fee caused by the County or the developer.
County staff and Dublin staff have been meeting on and off for almost two years to determine the appropriate
traffic fee to mitigate impacts of development in each jurisdiction. We are using the Tri-Valley
Transportation Council model as a basis for determining the fee. The model is used to determine the impact
of Dublin traffic on County roads and to determine the impact of Dougherty Valley traffic on Dublin roads.
The impacts between the two jurisdictions will be compared and the difference will be used to calculate the
fee.
It is our understanding that the Dublin Ranch project in east Dublin is being heard before the Dublin Planning
Commission tonight. We request that any approval of the Dublin Ranch project acknowledge that the County
and City are working towards a mutual traffic impact fee to mitigate the impacts of development in.Dublin
and the County.Traffic impacts from the Dublin Ranch project should be included in the determination of
this fee.
County staff and Dublin staff will continue to meet to determine a traffic impact fee. I believe we will have a
draft fee and agreement ready for review within the next three months:
Very truly yours,
/`
R.Mitch Avalon
Assistant Public Works Director
am.k. Engineering Services Division
G:lengsvclmnchlrong tl
c: V.Alexeerl,GMEDA
J.M.Welford,Pubic Works
M.Shlu,Pubic Works
L Thompson,Dubin
M.Sepehri,Dubin
D.Barry,COO
S.Coetz,COO
J.Bueren,Pubic Works
\ C „zia
777 " PM F:UO - :I-JENST� `.SS:'�:. FAX 408 9 4 1288 F. 1 '�G
7
•
Ruggeri r
iensen and
1
Associates •
•
s.
January 2, 1996
R ECEi vEri
JAN - 27ggs
The Honorable George Cika, Chairman
City of Dublin Planning Commission UU14 pLANNING
P.O. Box 2340-
Dublin, CA 94568
RE: PA 95-030 Dublin Ranch Phase I PD Rezone
Dear Commissioner Cika:
On behalf of Allwin Development Incorporated,representing the Pao Lin property,Ruggeri-
Jensen and Associates would like to request that the above-referenced Dublin Ranch project be
continued to the next regularly scheduled Commission meeting. We apologize for making this
request at such a late date,but our client was late in receiving the staff report due to the holiday
•
season.
Upon reviewing the Dublin Ranch staff report, our client,Allwin Development,has identified
some specific concerns regarding proposed modifications of the specific plan. While we do not •
oppose the project,there are four items within the staff report that may affect the Pao Lin •
property. These concerns are:
1. Adjustments to Roadways Shown in the Eastern Dublin Specific Plan. According
to the staff report,the Dublin Ranch application has requested the modification of three
roadways, Fallon Road, Gleason Road,and the Transit Spine. While we support the applicant's
ability to make realignments of roadways due to topographic and environmental reasons,we are
concerned about the realignment of Gleason Road and the Transit Spine,which also bisect the
Pao Lin property.
2. Status of Fallon Road. According to the staff report,the Dublin Ranch project does
not intend to construct Fallon Road with this project since only a small portion of it(Fallon
Road)would be required. Since the development of Fallon Road will also affect the Pao Lin
project, we request an opportunity to review the traffic report that supports this recommendation.
3. Parks and Open Space. According to the staff report,the applicant will be re-
creating and relocating stream corridor. While this modification may be consistent with the
specific plan,the Pao Lin property lies downstream of the Dublin Ranch property, wand we
request an opportunity to review how this proposed change will affect our property.
4. Development Agreement/Establishment of Project-Related Fees. As stated in the
staff report,the Dublin Ranch project is required to enter into an agreement with the City of
850 N. Hillview Drive • Milpitas, CA 95035 • Phone (408) 934-1388 • FAX (408)934-1288
: TUE 4 _3 FM F:Ui'GGTF:I-DENS N&ASSOC. FAX No, 403 :1_4 288Y.
•
Ruggeri - •
r ensen and
)Associates
January 2, 1996
Page 2
Dublin "prior to tentative map approval and that the agreement shall contain, hut not be limited
to,provisions for the financing and timing of infrastructure,payment of traffic, noise and public
facilities fees, in-lieu affordable housing fees, and other provisions deemed appropriate by the
parties."While we support the desire of the Dublin Ranch project to proceed in a timely manner,
we also want to ensure that all fees in the specific plan area,from school mitigation fees to hi-
lieu affordable housing fees,be looked at in a careful, comprehensive mariner.
The Pao Lin property contains a variety of unique"urban"land uses that,upon build out, will
support the more"rural"projects in the specific plan area,including the Dublin Ranch. The
Eastern Dublin Specific Plan has placed a variety of unusual (for Dublin) land uses on the Pao
Lin property, including very high density residential land uses and the transit spine/town center
with civic plaza. Each of these elements are very "urban"in nature, and will require several years
of development in and around the overall specific plan area prior to being marketable themselves.
- By approving the Eastern Dublin Specific Plan,the City of Dublin has developed an interrelated
series of land uses that require both the"urban"and"rural" components of the plan if the overall
specific plan area is to develop as envisions by the planners.
The greatest concern facing the Pao Lin property is the formation of a comprehensive set of fees
that addresses all development in the specific plan area. To calculate fees based on the cost of the
impact divided by the overall number of units within the specific plan exclusive of the type of
land uses within the specific plan area is too simplistic to be economically equable and fair.
We formally request that the Planning Commission continue this agenda item to the next
scheduled Planning Commission meeting to allow our client additional time to review the Dublin
Ranch and evaluate how the proposed changes affect the Pao Lin property.
Sincere' ;
Air
'ohn Donahoe
Senior Planner
•
cc: Kenny Wan,Allwin Development
— \1Ck i--J
U rAo S t O‘N-etio °
- DUBLIN RANCH PHASE I
PD REZONE
PA 95-030
1 'I
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imi ...‘.• '' FUTURE \
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Planning Commission Meeting
January 2, 1996
VICINITY MAP /�
N.T.S.
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ANNEXATION
FUTURE STUDY AREA
AGRICULTURE
DUBLIN RANCH
PHASE I
DEVELOPMENT AR
SANTA RITA
IESIDENTIAL SITE I
OMART COMMUNITY CENTER
*General Commercial may be permitted by a Planned Development Zoning Process (see text for complete discussion )
* Will convert to Future Study Area/Agriculture where determined inconsistent with APA (see text for complete discussion)
General Plan
-Eastern Extended Planning Area
LAND USE MAP
Legend
(;OMMERCIAL
_ Neighborhood Commercial
General Commercial
® Campus Office
0 Industrial Park
RESIDENTIAL
High Density 25- du/ac
_
Medium -High Density 14-25 du/ac
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Medium Density 6-14 du/ac
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Low Density 0-6 du/ac
RRA
Rural Residential/Agriculture 1 du/ 100 ac
PUBLIC/SEMI-PUBLIC/OPEN
Public/Semi-Public Facility
Elementary School
JH Junior High School
High School
n Public/Semi-Public
Parks & Recreation
(?) City Park
® Community Park
Neighborhood Park
Al Neighborhood Square
® Open Space
® Stream Corridor
CIRCULATION
—�� Arterial Street
---- Ci ll(.Cter strcc t
......... Transit Spine
--- SO[ Boundary
---- General Plan Amendment Study Area
---- Specific Plan Study Area
EASTERN
DUBLIN
Wallace Roberts & Todd Figure
Acres
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DEVELOPMENT PLAN
TABULATION
PHASE F( ITURE MASTER
LAND ON I' PHASES PLAN
US AREA
DU
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M 35.7
277
99.1
1(171
134.8
1348
L 109.8
570
170.6
522
21ao 1
1 122
PAA
170.5
1
1 " (1 5
1
GC
49.1
49.1
CO
39.4
39.4
CP
101.5
101.5
NP 5.0
2.6
7.6
OS 59.5
131
1 cl, (.5
ES
26.9
26.9
HS
.11.6
"O.6
TOTAL 2111 i1
847 1
827.2 12047
11()37.2
12894
DUBLIN RANCH
PI-1,iSC 1
PLANNED DEVELOPMENT DISTRIO/
LAND USE ANP DEVELOPMENT PLAN
Dublin, California
Au 1Ust4, 101)
North 0 400 800 1200
M11acKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
01
_ i,omwIAL ZONE Z
WXITR RESERVOIR LOCATION
II I 1Wo.S.l
- II
FUTURE
HIGH SCHOOL SITE I
_ I'RIVAIT COM MUNI I
CLASS ROOM Y
RI 1 MIAI IONAL FACII I
- IFACILII"IES
� � I IN I LRMI IITI`1"I"
I STREAM CORRIDOR /
/ Q i
PARKING
f 5014
—' — FUTURE
I•
PHASE ONE - SITE PLAN
TABULATION
AREA
MIN 1,01
ACRE,
1)U
DENS111
SILL
1.1
55x100
IX.7
97
5.2
1.2
50.X50
1 _'.7
76
6.0
1.3
ii.x100
INj
85
4.6
L4
50xti0
I ".5
III
ISM
Li
ii\100
I1.11.4
93
5.1
L6
60h 100
23.0
1118
4.7
sub -Local
109.5
570
5.2
NII
45x70
14.1
ILII
7.1
%1,
4500
7.7
4`
6.2
�13
3500
13,E
128
9.3
,Llb-total
35.7
?77
- TX
( S. (OPan
Six--
59.5
- -
-
NT (Neighborm„od
Park)
5.0
-
I-OTA1.
210.0
947
Lu
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRIC' f
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
North 0 200 400 600
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
CV AVG!C LJI AII"1 G �r� .-� .-r -�-�, G A/lllG ��I t�Tl nn nlGl'\ 1�11 AIIllI„IC
AMERICAN FARMHOUSE RANCH
FXP(lSFfl RAFTFP TAIL C
CALIFORNIA CRAFTSMAN BUNGALOW CALIFORNIA TRADI I -ZONAL
ELEVATIONS
'Typical Elevations
For Singly; Family
45' Wide Homes
On 55' x 100' LOB
DUBLIN RANCH
PHASE
PLANNLD DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
Scale:l'-0 3/16"
0' 2' 4' 8' 16'
NlacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc,
Architecture and Planning
NUVIS • Landscape Architecture
A;iCli/\/�■ YY �/ ,rli{� rrrnr�ui � ,..rG • i � �
r►.�iN�i.�.Al.�■� �1■�Cira .r�na\r���i - r '�. _�'r - -
40
Iwlrrit mom■ .w. �rrr� a•�rlrl►rr r� , ' 'ry,,wr wa. �r�ri.a.
I"N maimraq�ra►.��■r■/. ■e i■ail_ %a�,i�Yir 71iw■urr.u%•. �Irll.■rr r.' • . y.
�odU1V rro� rs r ■ ■r�s j "C �rlrllrw.4A .... .. t it �Y�Ol4N.11 •! �. .r■rrr../\wmr.�r. R^ r��\rm/r.r V ' mrm.-a•m. �nY1.a1 u.
er nr wmr...a•. a ■•.mr.r�l.r..rr■ISa/!ri' �sirr.rV/..■rml
�� • ■ __ rra mamma. ■P- ' r�O■�{: • � .�! '•�
�� �<�1i m71. = ice' �A• I— ��' (�,,. ai. i, � t�Y-
11'al!■I�-+ •, a •styIN
: i1 1. W Iili Iy 1 r.. ■ii�7 ajte ��:�IIII T9 �'• ' n
_ r MIr D Srs� 1 r
ra-niu
w.r�n� i... ■ 1'•r, 6111191i'll _ . ly Ita �1 'il A"..1".
'f r • A. �q l.j .• .al■SiCi 1
rGrllw■,Ir ti . �. ,irll�l iY�il'���1 .....�..� ,13
.�warrtu 1 h I i%%a%�i���■��%�yia r 2 i �4; 4 4ff� w. d 'Ai• i _ • 1' ��.....�....:.�..
r rr „y r p .$Q v . mart
J111 In all
oll•dur saivalua `s�iiti�-':� I!1 !�4� r�l t1, �'/ '!,/? •"'rr^�'•_�-- w .1
MI
MWIN
1— _f J I I �talttita■i��j�l �.
n I I '` � ta•t�lt_�t�lt�t�li
1 111� �� .�.t n■ I�
1�I�11�1 ir �� �1' � _ - � � i� tl r, I l• � ��i��I��r1�, .1,
t
'.AN ECLECTIC MONTEREY
EUROPEAN ECLECTIC
EXPOSED RAFTER TAILS •••
••r BARREL••a ACCENT SHUTTER$
STUCCO WOOD POTSHELF—
WOOD FENCE WROUGHTI••
aS
. = i" �if`-pr i � , r` ,.�' r,T , /AsllQvli�•- d4i t" " d . � r • rr 1r�nM►�,.►
.may a...-.. / 1
'rSWa .._.. _ - .r•.•■a���� W •�II,'Irk_�`v.:�IC�IJ�rl►r,_,rpA-.�ralrir�e�I�rA. Y:�'
kn■ rk.., - `1� �'. L..CAkVtl4�11aMG.r'dkr�'r _9�R.�lr�►r �_ �-.�.1��,/\I/i���rl�%I�/tlr�.Mel►�/;111rW1h\'1 �. +�,/ 1;. y ../
Iwr! Ir, _� U:u ,.` '�;�rr _ �� ..A. 1!.ls1 s_t_si►.�tve��s%..��.kr,9/i�..L i y �: .i. ,�' � .C<,
■■ r\ a lul �%.��5• i'/'� t1r 11 �r� s111 ,,rII�!IIr• at me r Nr•
` 5
Ila�r� nultkY'�v•, �il�% ?'��.q.G. r+vlC �eM mi t �� iI�I�Ul h / Y .�i
111'iliNl'
_.r IWlt�lei�:,� �� aa: ri'i�•-. _ 111?Ili , �II �ir.ra:�.a1S ,>K�air; I/,WIf1Ol►:%;l
o
red bi ■• Rd� tl � — — _ - is Ifrrfr�►,+�.�.eti_ ' ' � a�■ U '
Ir=�l— ►•W_=,�.__ r"� . ,.:!►,�•1►1�Ra=�.
Ir.l�l.��ii�■r.ka�il (//i�l. w .' ibi. .�VI (fltil
�
i■il�ll Ilr�■il li Imo' ' j �I�I�I�n I BNi
►�I��11_ rlA• iili�l ���M.��'.
— — I
�I�I�I■i�ly .71 � _... ,� f ICI• :�GI� � i�ii�i�i�i�f�i� I� ."`.� �� 'r' sib
li
VEI I U1.1;
ACCkss
ARTERIAI ti I I : I I I
SECTION
A
L-6
7
��!I
C F I' Y () 1:
\\,\I I R 1,] 111 I\VOIR
It OPEN
SPACE
NEIGHBORHOOD—
ENTRY- MEDIUM
DENSITY TYPICAL
COMMUNITY-- EXISTING
ENTRY r OAK ,s/
TREE
I'l , SIDEN I IA1, S I RIJ: F
SECTION
AMZW�
-NFIGIIIWIZIIOOf ) ENTRY -SINGLE
FAMILY 1)'I,ICAI, I I
('01.1.1J, I (W S I IkId: I
SEC 11ON
NEIGI 113OIZU100D PARK
CORRIDOR
INTERMITTENT
STRE'AM
CORRIDOR
L-5
T%
LAI
PEDESTRIA1 WE WP3 COMMUNITY
PATHWAY/ ENTRY
/LfJI X
()IJEN? w ELEMENTARY
SPACE SCHOOL
L-4
4-
COMMUNITY
ENTRY
TYPICAL LOTS
PRIVATE mmmuNiTy ILLUSTRATIVE ONLY
111GIISCHOOL RECREATION FACILITY
v'RIVA I E'RESIDENTIAL STREET
+ � i'so-
EMERGENCY — N I I! LTI-PURPOSE TRAIL
VEHICLE
ACCESS
CONCEPTUAL -
LANDSCAPE PLAN
Tree Legend
vi-r.
P In. Iran
AYIrCXAneAwnl F-H'. . AIM— I—iq
I W- 0-W,
\
ka V,l . ..... r I—Waxrlana 1'.
Ch., I- 1.", 0-
14,0-1 11
J.. .. ........
P. 61,h— Pa wuv
A- W', 0,— 1.1 cmlci
Pc, lnl
IWA
A".
C-6 —&.- w tern NWllnJ 7. 11
M... c4f.— 1. 0 1
P,— 41- ... owe -, 11- 1 N 0 (
Ok (a 0 C
A— CAW—,.
tilcalnnie 4, 511' U C
(7— 1.- 114 40 - 1,, () r
Ouereus 6h- V.11ey DA IIJ a. 11 C
I —PI. NedwAl". n. W 0 C
S.I.. I—kp, W.W. 11 20'oc
X1411 All I— shall h<mslalleJ hnm s M,lt.,,
om Wbh.lk. ft. M.
DUBLIN RANCH
PHASE I
DESIGN GUIDELINES
Dublin, California
July 20, 1995
North 0 200 400 600
MacKay & Somps - Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS - Landscape Architecture
M
ow
iwoW
0
1,7— r
TYPICAL PERSPECTIVE OF TASSAJARA ROAD
CENTERLINE OF ACCENT TREE
EXISTING ROAD
iSTREET TREE
12' 1 14' 12'
"5' 8' 12' 12' FUTURE: FUTURE !FUTURE 12' 12' 8' �1-- �I'
TASSAJARA ROAD SECTION BIKE TRAFFIC TRAFFIC LANE ; MEDIAN j LANE TRAFFIC TRAFFIC BIKE
From Gleason Road to Tassajara Village 20' PARKWAY LANE LANE LANE 38' MEDIAN LANE LANE LANE 20' PARKWAY
as shown in the 10' 10,
Eastern Dublin Specific Plan SETBACK 142' R.O.W. SETBA
TASSAJARA ROAD
Sheet Index
Perspective
Street Section
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
September 12, 1995
7%=f7
0 8 16 24'
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
RAIL FENCE (2-RAIL)
ACCENT WALL -�
SHRUB AND GROUNDCOVIR
PLANTING
ENTRY PILASTER WITH
DUBLIN RANCH LOGO
PLAQUE (BOTI I SII)I ti -
►«r'►`7`l, �`/rr�E /~f �. /" r' a as `� ,�±
ram' •' p"yi h_ .... � 'y',�.,, �.,, `.'■.■��■'
—STREET TREES (DOUBLE ROW)
—PEDESTRIAN GATEWAY
— STONE PILASTER
—FLOWERING ACCENT TREES
— EVERGREEN TREES
—LOW STONE WALL
COMMUNITY WALL. (SOUND BARRIER)
f RAIL FENCE (3-RAIL)
SIDEWALK
-��4Z'�5������{,/,'O�� �y�i ��'�t�i�i0h"�.y !�`��,yf �� �.._u�1Li4.:~�r'i �* �� ` � � I• �,,1��
- - _- --- --_ -_ --w--7.�-='��_-SS.'i'_�_i-•'�s�.�_±®mr'a�rf�ruQasml- -- -- ■ 1 - .ar, ,ern � r_tie.
ELEVATION WATER FEA'rURL AT SOUTH
Scale: 1/8" = P-0" TASSAJARA ROAD ENTRY —
LOW STONE WALL
PEDESTRIAN GATEWAY —
(2) 12' 10, (2) 1
TRAFFIC MEDIAN TRAFFIC
LANES LANES
•
71-
WATER FEATURE AT SOUTH
...ROAD ENTRY
Sl [RUB AND GROUNDCOVER
-� Y •11 t �.
'�, � �; ��,. �i~i�.'• r,. �� )' �� '" t; J... A. `.
fj�y� 1
COMMUNITY WALL
WITH EVERGREEN VINES—
ACCEN"I' WALL BOTH SIDES
m
COMMUNITY ENTRY
AT TASSAJARA ROAD
Sheet Index
Plan
Elevation
Water Feature
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
Scale as Shown
MacKay & Somps • Engineering & Planning
William He-rmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
SINGLE FAMILY ENTRY
STONE AND STUCCO PILASTER
'COLLECTOR STREET TREE
RESIDENTIAL STREET TREE
PILASTER WITI I DUBLIN RANCH LOGO PLAQUE
5' 7' I I' I III T 5'
SIDE PARKING TRAFFICTRAFFIC' PARKING SIDE
WALK LANE LANE LANE LAND /'—
WALK
.� A / - —
4G' R.O.W.
STREET TREE
a
4
AL
* ,;
i -
MEDIUM DENSITY ENTRY 4' 3'
WALK
SHRUB AND
GROUNDCOVER of --
PLANTING
PERENNIAL/ANNUAL COLOR
OPTIONAL PILASTER
.o
COMMUNITY WALL '
WITH EVERGREEN FLOWERING VINES
SHRUB AND GROUNDCOVER PLANTING
RAIL FENCE (3-RAIL)
PILASTER WITH NEIGHBORHOOD
LOGO PLAQUE
PEDESTRIAN GATEWAY
�n
12' 1 5' 12' 3' 4' ACCENT WALL
TRAFFIC MEDIAN TRAFFIC WALK COMMUNITY WALL WITH
LANE LANE EVERGREEN FLOWERING VINES
NEIGHBORHOOD IDENTIFICATION SIGN
43' R.O.W. AT ENTRY
— - ENTRY PILASTER WITH DUBLIN RANCH
LOGO PLAQUE
NEIGHBORHOOD
ENTRIES
sleet 111der
Single -Family Entry
Medium Density Entry
DUBLIN RANCH
PHASE, I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
7�md7
0 4 8 12
MacKay & Sumps - Engineering & Planning
William Hezmalhalch Architects, Inc. -
Architecture and Planning
NUVIS • Landscape Architecture
0
�ti 1
STREET TREES �' �`� ^� ACCENT TREES
•' eft"� �` ^ "
p' COMMUNITY WALL. (SOUND BARRIER)
•
ARTERIAL STREET 12' 12' 81 WALK
TASSAJARA ROAD MEDIAN TRAFFIC TRAFFIC BICYCLE
BY OTHERS LANE LANE LANE 20' I'ARKWAY
PLANTED WITH DECIDUOUS AND EVERGREF,N
FLOWERING VINES
SI [RUBS AND GROUNDCOVERS
10, MI-'DIUM
LANDSCAPE DENSITY.
SETBACK RESIDENTIAL.
STREET TREE
�°
!✓'�,(^„
RESIDENTIAL STREET s s
7-
111 111
7' s'
s' I
LANDSCAPE BY HOMEOWNER
TREE PLANTING SIDE
PARKING
TRAFFIC TRAFFIC
PARKING SIDE
TREE PLANTING
EASEMENT WALK
LANE
LANE LANE
LANE WALK
EASEMENT
46' R.O.W.
STREET SECTIONS
Sheet Index
Arterial Street
Residential Collector
Residential Street
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
7%=7"
0 4 3 12
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
RIPARIAN VEGETATION
WIDELY SPACED RIPARIAN
TREE SPECIES
FENCE
SEE FENCING MASTER PLAN d I
FOR SPECIFIC TYPE
5:1 SLOPE +/- TYP. 8'_4:1 SLOPE +/- TYP _10' 3:1 SLOPE +/- TYP.
MULTI -PURPOSE STREAM
TRAIL CHANNEL
100' +/- VARIES
INTERMITTENT STREAM CORRIDOR
CONCRETE -LINED SWALE--/
MULTI -PURPOSE TRAIL
VIEW FENCE
AT RESIDEN'
PEDESTI
PATHW�
SLOPE TO BE HYDROSEEDED
WITH NATIVE GRASSES AND WILDFLOWERS
LANDSCAPING
BY HOMEOWNER ') ,� .
WIDELY SPACED
NATIVE SHRUBS
8' OR 12'
MULTI -PURPOSE
TRAIL
\ I I :\V FENCE AT RESIDENTIAL LOT
FENCE -SEE FENCING
MASTER PLAN FOR
SPECIFIC TYPE
VATIVE TREES, SHRUBS
kND GROUNDCOVERS
VIEW FENCE
;ANDSCAPED AREA
OPEN SPACE TRAILS
Sheet Index
Intermittent Stream
Corridor
Multi -Purpose Trail
Pedestrian Pathway
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
7%=rM01
0 4 3 12
M11acKay & Sumps - Engineering & Planning
«'illiam Hezmalhalch Architects, Inc. -
Architecture and Planning
NUVIS • Landscape Architecture
i
N00O
' MULTI-PURPQSE
p•• \TRAIL
� PLANNED DEVELOPMENT DISTRICT/
/� `� �•''••.• LAND USE -AND DEVELOPMENT PLAN BOUNDARY
1
��►��, `��:� .._'�'� ham, s_r�.�, .
17' TO BLDG. ENVELOPE
15' SWING -IN I 5 ' J__
40
17
IS SoGAG l �{ —BLDG. ENVELOPE xr
w
t—BLDG. ENVELOPE -5
Area o BLDG. ENVELOPE —y%
L6
60'x100' Lots
O
S �w
° R o
10 % OT AREA IN
A \USABLE REAR YAR1r e
10
r
�'c� �p `.
Area L1
55'x100' Lots
S �O
c�R�GF
/ /
20 SCALE PLOTTING
Area L155x100 Lots
Area L6 60x100 Lots
LOCATION MAP
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
North
0 200 400 600
Mackay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
*'o
R OR
�.. 4W Q�
.. JV
� - Y I
III
..a
AREA L3
55x100 LOTS
r- I w''00
w�17T4v','x1w_
J
161,96,
CO( fl cT'�
72 R 0 [TOR
4p•
/10,1
20 SCALE PLOTTING
Area L2 50x80 Lots
Area L3 55x100 Lots
LA
�'' �c'r7aiaG 1nGi �,
STUDY AREA
y� n�.r r1i57c C1�,1
LOCATION MAP
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August =4, 1995
North 0 200 400 600
MacKay & Somps • Engineering & Planning .
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
RESIN CEO, $ GRADED!;/
SLOPE
- `GRADED SLQPE� YLPN���G
NATURAL SLOPE
36
.am I Ca
w +� lu �IIIIIU -����►� jME
III 1
s AL
7'
12'
5'
12'
7'
RAIL FENCE ON BERM (MASONRY SOUND BARRIER 34" 24'
NATURAL SLOPE
R
1�4' WALK
+—,—
32
24' 34' MASONRY SOUND BARRIER RAIL FENCE ON BEAM
20 SCALE PLOTTING
Area M-2 45x70 Lots
Area M-3 3500 Lots
LOCATION MAP
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
7%iiiiiiiiiil"7
North 0 200 400 600
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture