HomeMy WebLinkAboutPCReso00-19 PA00-001 Dublin Ranch L1 SDR Brookfield Homes RESOLUTION NO. 00 - 19
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW FOR SUBDIVISION 6956
PA 00-001 (NEIGHBOHOOD L1, DUBLIN RANCH PHASE I)
AS FILED BY BROOKFIELD CHANTEMAR, INC.
ON BEHALF OF BROOKFIELD HOMES BAY AREA, INC.,
WHEREAS, Kevin Pohlson on behalf of Brookfield Homes Bay Area, Inc., has requested approval
of a Site Development Review for Subdivision 6956, Neighborhood L-1 of Dublin Ranch Phase I to develop
91 residential lots and open space/landscape parcels in the Eastern Dublin Specific Planning area; and
WHEREAS, a complete application for the above noted entitlement request is available and on file
in the Connnunity Development Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, the proposed project is within the scope of the Final Environmental Impact Report for the
Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by
Resolution No. 51-93, and the Addenda dated May 4, 1993 and August 22, 1994 (the "EIR"); and
WHEREAS, the Planning Commission did hold a public hearing on said application on April 25,
2000; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a staff report was submitted recommending that the Planning Commission approve the
Site Design Review, subject to conditions; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby make the following findings and determinations regarding said proposed Site
Development Review:
1. The approval of this application (PA 00-001), as conditioned, is consistent with the
intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance.
2. The approval of this application, as conditioned, complies with the policies of the General
Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Development Plan for the
project, which allows for residential development at this location.
3. The approval of this application, as conditioned, is consistent with the design review
requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance.
4. The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans.
5. The approval of this application, as conditioned, is in the best interests of the public health,
safety, and general welfare as the development is consistent with all laws and ordinances and implements the
Dublin General Plan and Eastern Dublin Specific Plan.
6. The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to
provide a harmonious environment for the development.
7. The project has been designed with architectural considerations (including the character,
scale, design quality, and the relationship among buildings), along with Conditions of Approval, in order to
ensure compatibility among the design of this project, the character of adjacent uses, and the requirements of
public service agencies.
8. Landscape elements (including the location, type, size, color, texture, and coverage of plant
materials, provisions, and similar elements previously approved) combined with Conditions of Approval
have been established to ensure visual relief and an attractive public environment.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve
the Site Development Review for PA 00-001 subject to the following Conditions of Approval.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subiect to Department of Community Development
review and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval: [ADM] Administration/City Attorney, lB] Building
division of the Community Development Department, [DSR] Dublin San Ramon Services District, IF]
Alameda County Fire Department/City of Dublin Fire Prevention, [FIN } Finance Department, [PL]
Planning division of the Community Development Department, [PO] Police, [PW1 Public Works
Department.
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
GENERAL CONDITIONS
1. Approval. PA 00-001, Neighborhood L-1 Dublin PL, PW Approval of N/A
Ranch Phase I, Tract 6956 is approved to develop 91 any plan
single family detached homes open space and
landscape parcels, a stream corridor and a trail. This
approval shall conform generally to the plans, text,
and illustrations contained in the applicant's
application package dated received April 18, 2000,
"Site Development Exhibit" as prepared by MacKay
and Somps (Engineers) and in Sheets 2 through 25
prepared by Woodley Architectural Group, Inc., and
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
all other plans, texts and diagrams submitted as part
of the subdivision proposal unless modified by the
Conditions of Approval contained herein all of which
are on file in the Community Development
Department.
2. Fees. Applicant/Developer shall pay all applicable Various Various times, 31-33, 47, 266
fees in effect at the time of building permit issuance, but no later MM Matrix
including, but not limited to, Planning fees, Building than Issuance
fees, Dublin San Ramon Services District fees, Public of Building
Facilities fees, Dublin Unified School District School Permits
Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation
fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone
7) Drainage and Water Connection fees; and any
other fees as noted in the Development Agreement.
Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and
assessment of the fair share of the new or revised
fees.
3. Previous Approvals. All conditions contained in Various Various Times N/A
Planning Commission Resolution No. 98-52,
approving the tentative tract map are hereby
incorporated by reference.
4. Required Permits. Applicant/Developer shall obtain Various Various times, Standard
all necessary permits required by other agencies and but no later
shall submit copies of the permits to the Department than Issuance
of Public Works. of Building
Permits
5. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
6. Standard Conditions. The project shall comply PL, B Through Standard
with the City of Dublin Site Development Review Completion
Standard Conditions attached hereto.
7. House Numbers List. Applicant/Developer shall PL Issuance of COA
submit a house numbers list corresponding lots Building
shown on the Tentative Map. Said list is subject to Permits
approval of the Director of Community
Development.
8. Term. Approval of the Site Development Review PL Approval of Standard
shall be valid for one year from approval by the Improvement
Planning Commission. If construction has not Plans
commenced by that time, this approval shall be null
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
and void. The approval period for Site Development
Review may be extended six (6) additional months by
the Director of Community Development upon
determination that the Conditions of Approval remain
adequate to assure that the above stated findings o£
approval will continue to be met.
(Applicant/Developer must submit a written request
for the extension prior to the expiration date of the
Site Development Review.)
9. Revocation. The SDR will be revocable for cause in PL On-going Municipal
accordance with Section 8.96.020.I of the Dublin Code
Zoning Ordinance. Any violation of the terms or
conditions o£this approval shall be subject to
citation.
10. Air Conditioning Units - Air conditioning units and B, PL Occupancy of COA
ventilation ducts shall be screened £rom public view Unit
with materials compatible to the main building and
shall not be roof mounted. Units shall be
permanently installed on concrete pads or other non-
movable materials to be approved by the Building
Official and Director of Community Development.
Air conditioning units shall be located such that each
dwelling unit has one side yard with an unobstructed
width of not less than 36 inches.
11. Automatic Garage Door Openers - Automatic B, PL Occupancy of COA
garage door openers shall be provided for all Unit
dwelling units and shall be ora roll-up type. Garage
doors shall not intrude into the public right-of-way.
WAL~S AND FENCING
12. Interior walls and Fences. All walls and fences PL Building COA
shall conform to Section 8.72.080 of the Zoning Permit
Ordinance unless otherwise required by this
resolution. Construction/installation of
common/shared fences or walls for all side and rear
yards shall be the responsibility of
Applicant/Developer. Construction shall consist of
solid wood fences and masonry walls as shown on
preliminary landscape plan. Walls and fences shall be
submitted for review and approval prior to the
issuance of building permits for any residential unit.
13. Wall or Fence Heights. All wall or fence heights PW,PL Approval of
shall be 6 feet high (except in those locations where Improvement
4
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
Section 8.72.080 of the Zoning Ordinance requires Plans and
lower fence heights and where an 8-foot sound issuance of
attenuation wall is required). All walls and fences Building
shall be designed to ensure clear vision at all street Permits
intersections to the satisfaction of the Director of
Public Works. It is understood that, in some instances
due to grading of the lots, walls will be greater than
standard. These walls, and their associated height
shall be provided for review and approval in
conjunction with those referenced in condition 13
above.
14. Level area on both sides of fence. Fencing placed PW, PL Issuance of
at the top of banks/slopes shall be provided with a Grading
minimum one-foot level area on both sides in order to Permits
facilitate maintenance by the property owners.
15. Recreational Vehicle Parking. Recreation vehicle On-going Municipal
(as defined in the Dublin Zoning Ordinance) parking Code
shall be prohibited on public streets. Reference shall
be noted in appropriate CC&R's.
POLICE
16. Residential Security. The project shall comply with PL, B Occupancy of Standard
the City of Dublin Residential Security Requirements Units
and the Conditions of Approval for the Vesting
Tentative Map.
17. Final Landscaping and Irrigation Plan. PL, PW Issuance of COA
Applicant/Developer shall submit a Final Building
Landscaping and Irrigation Plan, conforming to the Permits
requirements of Section 8.72.030 of the Zoning
Ordinance (unless otherwise modified by Conditions
of this Resolution), stamped and approved by the
Director of Public Works and the Director of
Community Development. Plans must reflect any
project design revisions approved for subsequent Site
Plans, Vesting Tentative Map or stream restoration
program.
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
18. Final Landscape Plan Review. The plant palette PL Issuance of COA
varieties shall be shall be subject to review and Building
approval of the Director of Community Development Permits
and reviewed by the City's Landscape Architect to
determine compatibility with reclaimed water use,
where appropriate. An irrigation plan shall be
submitted with Final Landscape Plans indicating that
the system is designed for reclaimed water, where
required by DSRSD.
19. Landscaping required. All front yards and common PL Within 90 days COA
areas shall be landscaped by the builder or of Occupancy
homeowner within 90 days of occupancy of each
unit, unless prohibited by seasonal/weather problems.
20. Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW Standard
gallon size shall be planted along all street frontages Building
as shown on the Landscape Plan. Exact tree locations Permits
and varieties shall be reviewed and approved by the
Director of Community Development. Trees planted
within, or adjacent to, sidewalks or curbs shall be
submitted to the Department of Community
Development for review and approval by the Director
of Community Development and the Director of
Public Works to determine the need for root shields.
21. Fire-resistant or drought tolerant plant varieties. PL, F Issuance of COA
Fire-resistant or drought tolerant plant varieties shall Building
be required in the plant palette. Permits
22. Monument Signs. Design of any monument signs PL, PW Completion of COA
within the development shall be approved by the Improvements
Director of Community Development to assure
compatibility with design elements of the project and
by the Director of Public Works to assure
unobstructed traffic visibility.
23. Backflow Devises. Backflow devises shall be hidden PL Issuance of Standard
from view by means of fencing, enclosures, Grading
landscaping and/or berms. Permits
24. Water Efficient Landscape Regulations. PL, PW, Approval of Standard
Applicant/Developer shall ensure that the Final DSR Final
Landscaping and Irrigation Plan conforms to the Landscape
City's Water Efficient Landscape Regulations, Plans
including dual piping to facilitate future recycled
water.
ST~NDA_RDS
25. Health, Design and Safety Standards. Prior to final PW, PL Occupancy of Standard
approval allowing occupancy of any new home, the Unit
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
physical condition of the subdivision and the lot
where the home is located shall meet minimum
health, design, and safety standards including, but not
limited to the following:
a. The streets providing access to the home shall PL Occupancy of Standard
be complete to allow for safe traffic movements Unit
to and from the home.
b. All traffic striping and control signing on streets PW Occupancy of Standard
providing access to the home shall be in place. Unit
c. All street name signs on streets providing PL Occupancy of Standard
access to the homes shall be in place. Unit
d. All streetlights on streets providing access to PW Occupancy of Standard
the homes shall be energized and functioning. Unit
e. All repairs to the street, curb, gutter, and PW Occupancy of Standard
sidewalk that may create a hazard shall be Unit
required or any non-hazardous repairs shall be
complete and bonded for.
f. The homes shall have a backlighted illuminated PL Occupancy of Standard
house number. Unit
g. The lot shall be finish graded, and final grading B Occupancy of Standard
inspection shall have been approved by the Unit
Building Department.
h. All sewer clean-outs, water meter boxes, and PW Occupancy of Standard
other utility boxes shall be set to grade to the Unit
approval of the Director of Public Works.
i. The homes shall have received all necessary B Occupancy of Standard
inspections and have final approval by the Unit
Building Department to allow occupancy.
j. All fire hydrants in streets providing access to F Occupancy of Standard
the homes shall be operable to City and ACFD Unit
standards.
k. All streets providing access to the homes shall PW, F Occupancy of Standard
be improved to an adequate width and manner Unit
to allow for fire engine circulation to the
approval of the Director of Public Works and
ACFD.
7
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
1. All mailbox units shall be at the back of the PL Occupancy of Standard
curb/sidewalk as appropriate. The developer Unit
shall submit a mailbox design and location plan
to indicate where mailboxes and associated
lighting will be accommodated. The Postmaster
shall be consulted for design criteria.
Architectural enhancements should be provided
to community mailboxes where visible from the
project streets.
m. Exterior lighting shall be provided for dwelling PL Occupancy of Standard
entrances and shall be of a design and Unit
placement so as not to cause glare onto
adjoining properties.
n. Lighting used after daylight hours shall be PL, PO, B Occupancy of Standard
adequate to provide for security needs. Unit
(Photometrics and lighting plans for the site
shall be submitted to the Department of
Community Development and Dublin Police
Services for review and approval prior to the
issuance of building permits).
26. Glare/Reflective Finishes - The use of reflective PL Issuance of MM
finishes on building exteriors is prohibited. Building
Permits
Phased Occupancy Plan
27. Phased Occupancy Plan. If occupancy is requested PL, B Prior to
to occur in phases, then all physical improvements Occupancy for
within each phase shall be required to be completed any affected
prior to occupancy of units within that phase except unit.
for items specifically excluded in an approved Phased
Occupancy Plan, or minor hand work items, approved
by the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Director of Community Development for review and
approval a minimum of 45 days prior to the request
for occupancy of any unit covered by said Phased
Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all lots in each phase,
and shall substantially conform to the intent and
purpose of the subdivision approval. No individual
unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all
reasonably expected services and amenities, and
separated from remaining additional construction
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
activity. Subject to approval of the Director of
Community Development, the completion of
landscaping may be deferred due to inclement
weather with the posting of a bond for the value of
the deferred landscaping and associated
improvements.
28. Acknowledgment. Applicant/Developer shall obtain PL, ADM, Sale of any
a written acknowledgment (secured from the B unit within a
individual property owner) acknowledging the phase
continuance of construction activity within the
unoccupied phases of the project. The written
acknowledgment shall include a statement that the
property owner has reviewed and understands the
phased occupancy plan, the presence of noise from
the Sheriff's Department training facility and the
associated Conditions of Approval. Said
acknowledgment is subject to City Attorney review
and approval. Applicant/Developer shall keep a copy
of said written acknowledgment on file and shall
submit the original signed acknowledgment to the
Department of Community Development within three
(3) days upon request of the Director of Community
Development. If Applicant/Developer fails to
comply, the Director of Community Development
may require the submittal of the written
acknowledgment prior to release of occupancy of any
future units and/or future phases.
PLOT!ING
29. Plot Plan. A plot plan for each single family PL Issuance of Standard COA
residential lot shall bc submitted and approved by the Building
Director of Community Development before approval Permits
of building permits for the respective lot. Said plot
plan shall include pad elevations, unit number and
type, dwelling unit outline, air conditioning units,
setbacks, lot drainage, and street utility locations.
30. Plotting Plans - Plotting Plans for each phase of the PL Issuance of Standard COA
project shall be submitted by the Developer to the Building
Department of Community Development for Permits
approval by the Director of Community Development
>rior to submitting for building permits in each
respective phase.
ARCHITECTURE
31. Residential Units shall comply with the architectural
drawings submitted by Woodley Architectural Group,
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
Inc., dated received April 18, 2000, and shall
generally conform to the colors and materials
presented to the Planning Commission, on file in the
City of Dublin Department of Community
Development.
32. Disclosure. All residents shall be notified of the PW Sale of any COA
restrictions for parking on streets within the unit within a
subdivision. No Parking areas, as established with phase
the improvement plans, towing, and other traffic
safety regulations shall be described. Additional
parking restrictions (e.g.: red curb areas) may be
applied in the future if traffic safety or circulation
problems arise.
33. Disclosure. At the time of sale of lots within the Sale of any PW 3/19/98
project, all residents shall be notified of the special unit within a
standards for this development regarding yard phase
setbacks for accessory structures.
34. Fees. Applicant/Developer shall pay all applicable PW, PL Finaling 31-33, 47, 266
fees in effect at the time of building permit issuance, Building MM Matrix
including, but not limited to, Planning fees, Building Permits
fees, Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School
Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation
fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone
7) Drainage and Water Connection fees; and any
other fees as noted in the Development Agreement.
Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and
assessment of the fair share of the new or revised
fees.
35. Parkland Dedication - The developer shall be PL Addressed in 13
required to pay a Public Facilities Fee in the amounts Development MM Matrix/
and at the times set forth in City of Dublin Resolution Agreement Parks letter
No. 32-96, adopted by the City Council on March 26, dated 2/26/98
1996, or in the amounts and at the times set forth in
any resolution revising the amount of the Public
Facilities Fee. No credit against the dedication
requirement shall be given for open space within this
project.
36. Compliance With Requirements. F, PW, Approval of Standard
Applicant/Developer shall comply with all applicable PO, Zone Improvement
l0
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
requirements of the Alameda County Fire 7, DSR, Plans
Department, Public Works Department, Dublin PL
Police Service, Alameda County Flood Control
District Zone 7, and Dublin San Ramon Services
District.
37. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit six (6) sets of Building
construction plans to the Building Department for Permits
plan check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly, indicate how all Conditiong of
Approval will or have been complied with.
Construction plans will not be accepted without the
annotated resolutions attached to each set of plans.
Applicant/Developer will be responsible for
obtaining the approvals of all participating non-City
agencies prior to issuance of building permits.
PASSED, APPROVED AND ADOPTED this 25th day of April, 2000.
AYES:
NOES:
ABSENT:
Cm. Hughes, Oravetz, Jennings, Johnson, and Musser
Planning Commission Chairperson
Community Development Director
G:00-00 I\PCRESOSDR.doc
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard conditions unless specifically
exempted by the Community Development Department.
1. Final building and site development plans shall be reviewed and approved by the Community
Development Department staff prior to the issuance of a building permit. All such plans shall insure:
a. That standard commercial or residential security requirements as established by the Dublin Police
Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate physical features for the
handicapped, are provided throughout the site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking stalls.
d. That exterior lighting of the building and site is not directed onto adjacent properties and the light
source is shielded from direct offsite viewing.
e. That all mechanical equipment, including electrical and gas meters, is architecturally screened
from view, and that electrical transformers are either underground or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the
architecture of the building(s).
g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent
surface.
h. That all materials and colors are to be as approved by the Dublin Community Development
Department. Once constructed or installed, all improvements are to be maintained in accordance
with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to
the Dublin Community Development Department for approval.
i. That each parking space designated for compact cars be identified with a pavement marking
reading "Small Car Only" or its equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not detailed on the plans be finished
in a style and in materials in harmony with the exterior of the building.
k. That all other public agencies that require review of the project are supplied with copies of the
final building and site plans and that compliance be obtained with at least their minimum Code
requirements.
Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be
reviewed and approved by the Dublin Planning Department prior to the issuance of the building
permit. All such submittals shall insure:
a. That plant material is utilized which will be capable of healthy growth within the given range of
soil and climate.
b. That proposed landscape screening is of a height and density so that it provides a positive visual
impact within three years from the time of planting.
That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a
minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum
of 5 gallons in size.
That a plan for an automatic irrigation system be provided which assures that all plants get
adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges of all planters and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and
vertically.
That all cut and fill slopes graded and not constructed on by September 1, of any given year, are
hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil
existing on that date are hydroseeded in a similar manner.
That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are
fenced during construction and grading operations and no activity is permitted under them that
will cause soil compaction or damage to the tree.
I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and
ground cover, all trees, and the irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be required from the owner
insuring regular irrigation, fertilization and week abatement.
Final inspection or occupancy permits will not be granted until all construction and landscaping is
complete in accordance with approved plans and the conditions required by the City.
13
M
Tract 6956 (Neighborhood L-1)
Dublin Ranch- Phase I
Site Development Review
Submittal Application
g~Gitg of C~6Iin
gy, OCAA/N/NG COMMrSSiAV
Date: AP~~. 2S, 2oC~
ResolUtionlMo~ 00-/9
Resaletlsn Date: 4"25-0,0
MSSH DUBLIN DEVELOPMENT LLC
April 2000
A~AG~ivI~NT ~
00-001
~ M N
' Tract 6956 (Neighborhood L-1)
' Table of Contents
' Application Forms
Planning Application Form
Initial Study- Environmental Information Form, Part 1
Project Descriptions
Site Development Review
' Drawing Reductions
Si[e Development Plan
Streetscene
Plan One 1" Floor
Plan One 2°d Floor
' Plan One Room Options
Plan One Roof Plans
Plan One Front Elevations
' Plan One `A' Rear and Sides
Plan One `B' Rear and Sides
Plan One `C' Rear and Sides
' Plan Two 1" Floor
Plan Two god Floor
Plan Two Room Options
Plan Two Roof Plans
Plan Two Front Elevations
' Plan Two `A' Rear and Sides
Plan Two `B' Rear and Sides
Plan Two `C' Rear and Sides
'~I' Plan Three 1"Floor
Plan Three 2°d Floor
Plan Three Room Options
'' Plan Three Roof Plans
Plan Three Front Elevations
Plan Three `A' Rear and Sides
''' Plan Three `B' Rear and Sides
Plan Three `C' Rear and Sides
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CITY OF DUBLIN PLANNING APPLICATION FORM
NOTE: Please discuss your proposal with Planning Staff prior to completing this form. All items on this form
related to your specific type of application must be completed. Some of the items listed might not apply to your
s ecific a lication. Please rint or t e le ibl .Attach additional sheets, if necessa
' I.
TYPE OF APPLICATION:
Administrative Conditional Use Permit [ACUP]
Conditional Use Permit [CUP]
Site Development Review [SDR]
Variance [VAR]
Vesting Tentative Subdivision Map [T MAP]
II. GENERAL DATA
Sign/Site Development Review [SIGN/SDR]
Master Sign Program [MSP/SDR]
Planned Development Rezone [PD REZ]
Rezone[REZ]
General/Specific Plan Amendment [GPA]
A. Address/Location of Property: Dublin Ranch Phase h Tract 6956, Located immediately east of Tassajara
Road and 14,000 feet north of I-580
B. Assessor Parcel Ntunber: Portion of 985-3-3-2
C. Site Area: 18.1 ac. D. Zoning: See attached E. General Plan Designation: See attached
F. Existing/Proposed Use of Property: See attached
G. Existing Use of Surrounding Properties: See attached
III. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT
A. PROPERTY OWNER: !n signing this application, I, as Property Owner, cert~ that 1 have full legal capacity
to, and hereby do, authorize the filing of this application. 1 understand that conditions of approval are binding. 1 agree
to be bound by those conditions, subject only to the right to object at the hearings or during the appeal period. 1 further
certify that the information and exhibits submitted are true and correct.
~Nofe: All Property Owners must sign if property is jointly owned)
Name: Kevin Pohlson
Company: Brookfield Chantemar Inc.
Address: 5960 Inglewood Drive, Ste 200
Pleasant A 94588
Signature: ~`----
Capacity: Vice President
Phone: (925) 463-2600
Fax: (925) 463-8740
Date: ~-IS-Oo
B. APPLICANT (OTHER THAN PROPERTY OWNER): In signing this application, I, as Applicant, certify that
I have obtained written authorization from the property owner and have attached separate documentation showing my
full legal capacity to file this application. 1 agree to be bound by the conditions of approval, subject only to the right to
object at the hearings or during the appeal period. I further certify that the information and exhibits submitted are true
and correct.
Name: Kevin Pohlson
Company: Brookfield Homes Bay Area Inc.
Address: 5960 Inglewood Drive, Suite 200
Pleasan CA 94588
' Signature:
Capacity: Community Development Manager
Phone: (925) 463-2600
Fax: (925) 463-8740
Date: 3'/S -00
' O:\2000\19101-0,-1\Subnuttals\6956planapp.doc
ATTACHMENT
City of Dublin Planning Application Form Continued
fi.
D. Existing zoning district is PD Single Family Residential (PA 95-030).
E. Existing General Plan designation is Low Density Residential.
F. Existing property use is vacant land. The proposed use is Single Family Residential.
G. Existing uses of surrounding properties include single family residential, equestrian
center, vacant land and cattle grazing.
O: \2000\ 19101-0,-1 \Submittals\6956planapp.doc
Application Name: Dublin Ranch Phase I. Tract 6956 (L-1)- Site Develoament Review
Initial Study
(ENVIRONMENTAL INFORMATION FORM -PART 1)
(To be completed by Applicant pursuant to City of Dublin
Environmental Guidelines Section 1.6)
Date Filed: March 1, 2000
GENERAL INFORMATION:
1. Name and address of authorized representative of property owner:
2. Address of Project: East Side of Tassaiara Road, 4000 Feet t North of I-580.
3. Name, address and telephone number of person to be contacted concerning this
' project:
Tracey Millham Jim Temaleton/.iason Cole
Brookfield Homes Bay Area Inc. MacKay & Somps
5960 Inglewood Drive, Ste 200 5142 Franklin Drive Ste B
Pleasanton, CA 94588 Pleasanton, CA 94588
(925)463-2600 (925)225-0690
4. List and describe any other related permits and other public approvals required for
this project, including those required for this project, including those required by
city, regional, state and federal agencies:
Regional Water Quality Control Board - NPDES and Section 401 Clean
Water Certification; and Utility Service from DSRSD
' O\20W\I9101-0; 1\$ubmiuals\695&ir.doc
' S. Existing Zoning District: PD Single Family Residential
6. Description of Project: (Include site area, uses, size and number of buildings,
parking, number of dwelling units, scheduling, and any other information necessary
or helpful to understand project. This attached description must be complete and
accurate. Exhibits or photographs should be identified and attached.)
Tract 6956 (Neighborhood Ll) is comprised of 17.7 acres of residential
development and 0.4 acres of open space landscape parcels for a total of 18.1
acres. The project has 91 detached, single family units on 55' x 100' lots.
Designated uses include single family residential, open space/landscape areas
and roads.
7. Are the following items applicable to the project or its effects? Discuss below
all items checked (attach additional sheets as necessary).
All of the following items are addressed in the program EIR prepared for the
Eastern Dublin General Plan AmendmendSoecific Plan.
Yes No
1. Change in existing features of any bays, tidelands,
beaches, lakes or hills, or substantial alteration of
ground contours.
2. Change in scenic views or vistas from existing
residential areas or public lands or roads.
3. Change in pattern, scale or character of general area of
project.
4. Significant amounts of solid waste or litter.
5. Change in dust, ash, smoke, fumes or odors in
vicinity.
6. Change in ocean, bay, lake, stream or ground water
quality or quantity, or alteration of existing drainage
patterns.
_ 7. Substantial change in existing noise or vibration levels
in the vicinity.
8. Site on filled land or on slope of 10 percent (10%) or
more.
Q\2000\19101-0,-0\Submittals\6956eicdoc
9. Use of disposal of potentially hazardous materials,
' such as toxic substances, flammables or explosives.
_ 10. Substantial change in demand for municipal services
' (police, fire, water, sewage, etc.).
11. Substantial increase in fossil fuel consumption
(electricity, oil, natural gas, etc.).
_ 12. Relationship [o larger project or series of projects.
ENVIRONMENTAL SETTING:
8. Briefly describe the project site as it exists before the project, including
' information on topography, soil stability, plants and animals, and any cultural,
historical or scenic aspects. Describe any existing structures on the site, and the use
of the structures. If necessary, attach photographs of the site.
See DEIR for Eastern Dublin GPA/Saecific Plan, paces 2-2 and 2-3 and Eastern
Dublin Specific Plan, paves 5 and 6.
9. Briefly describe the surrounding properties, including information on plants
and animals, any cultural, historical or scenic aspects and the type of land use.
See Eastern Dublin Specific Plan, panes 5-7 and DEIR for Eastern Dublin
General Plan Amendment/Saecific Plan, 2-2
CERTIFICATION: I hereby certify that the statements furnished above and in the
attached exhibits present the data and information required for [his initial evaluation
to the best of my ability, and that the facts, statements and information presented are
true and correct to the best of my knowledge and belief.
Dated: s ~~'"
' ~~~~
Signature
Kevin Pohlson
Print Name
Vice President, Brookfield Homes Bav Area Inc.
Title/Company
Q\70W\79101-0,,1\Subminals\695&inda
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Dublin Ranch- Phase I, TRACT 6956
Site Development Review
Project Description
A. The Dublin Ranch Phase I project contains approximately 230 acres of valley
bottomland which gently rises to rolling foothills and is located in the western portion
of the East. Dublin Annexation Area. Phase I is bordered by existing Tassajara Road
to the west, the future Fallon Road extension to the east, designated school and
residential uses on the south, and designated open space areas to the north. A mixture
of single family and medium density housing, a neighborhood park, a private
community recreation facility, an elementary school and open space are present.
This specific project area is located within the eastern portion of Phase I, bounded by
hillside open space to the east, single family residential lots to the north and west
(Neighborhood L6), southwest (Neighborhood L2), and southeast (Neighborhood LS).
A neighborhood pazk and stream/ open space corridor also borders the neighborhood
to the south. Neighborhood entries will be provided from North Dublin Ranch Drive
and a local residential street connection to the L6 neighborhood.
A land use summary of this site development review application is as follows:
Neighborhood Acres Units Min. Lot Size
Ll Neighborhood (Tract 6956)
18.1 91 5,500 sq. ft.
B. Not applicable
C. Not applicable
D. The design of this project and its improvements are not expected to cause serious
public health problems as no land uses requiring the use or manufacturing of toxic
materials are planned to occur on site.
E. Tract 6956 is anticipated to provide an enjoyable and attractive neighborhood through
the consistent use of design themes, colors, and materials. The proposed project
offers many beneficial features to the future residents of the site and the rest of the
City of Dublin including human scaled architecture, pedestrian access and adjacency
[o open space.
6956sdrprojdes.doc Page f Project Description
Dublin Ranch- Phase 1 Tract~6 _.. • ,
The layout of streets and pedestrianways directs residents and guests toward
neighborhood amenities. The designed relationship between streets and homes is
. intended to enhance the human scale of the neighborhood and cater to the pedestrian.
Landscape elements will spazk visual interest along the streetscape and provide an
attractive environment for both residents and visitors. The use of vegetation, paving,
soundwalls, street lighting, signage, and fences will coordinate with the architectural
theme and connect to the existing site vegetation and open space.
Access to the project area will be provided from North Dublin Ranch Drive, an
existing two lane collector, and Penwood Lane, a local residential street that links this
project to the L6 neighborhood. The neighborhood entry to the project will be
constructed to link the project to the residential collector street. North Dublin Ranch
Drive was dedicated and improved with the development of Tract 6925.
An updated traffic impact analysis of the proposed Dublin Ranch Phase I residential
development was undertaken by TJI{M as part of the tentative map application. The
purpose of this study was to evaluate the traffic impact of the first phase of the Dublin
Ranch project upon the on-site and off-site street systems as well as to determine what
transportation improvements should be undertaken with the project's traffic impact
fee. The study also included signal warrant analyses for the unsignalized study area
intersections and the project entries.
Refer to I. and J. for more specific information on architecture and landscape features.
F. This site is physically suitable for the type of single family residential development
proposed.
A detailed geotechnical investigation of the Phase I project area was undertaken by
Berlogar Geotechnical Consultants. Based on the findings of this investigation, it was
determined that the project site does not lie within a currently designated "Special
Studies Zone" for active faults as defined by [he State of California (1982) and that no
faults exist on the site. In addition, no designated flood hazard zones exist within the
limits of the project site. Residual natural soils consisting primarily of expansive silty
clay were encountered in test pits excavated on ridges and spur ridges, while colluvial
deposits were found typically in swales and valleys. Bedrock encountered consisted
of interbedded claystone and sandstone as well as sandstone with minor interbedded
conglomerate. Five small, localized areas of unstable soil within the Phase I area
have been identified, none of which exist within the project application area. These
are dormant, near surface "landslides" characterized by subtle topographic
irregularities that have been modified by erosion and vegetative overgrowth.
Over the past seven years H.T. Harvey & Associates has undertaken various
biological surveys on the Dublin Ranch property relative to special status plants and
wildlife species as well as a delineation of areas subject to U.S. Army Corps of
Engineers jurisdiction. No special status plants were found within the Dublin Ranch
property. With respect to special status amphibian and reptile surveys, neither red-
6956sdrprojdes.doc Page 2 Project Description
Dublin Ranch- Phase 1. Tract~6 •
legged frogs nor Southwestern pond turtles were found within the project area
Additionally, no California tiger salamanders were found during the surveys
' Previous surveys of the Dublin Ranch property and surrounding areas undertaken in
accordance with agency protocol did not detect the presence of the San Joaquin kit
fox, a federal endangered and state threatened species. Based on the negative results
' of these studies, there will be no impacts [o the environment or wildlife.
G. This Tract is not within the Tassajaza Road or Fallon Road scenic corridor as defined
' in the Eastern Dublin Scenic Corridor Policies and Standards. However, [his tract
falls under policies protecting visually sensitive ridgelands within Eastern Dublin.
Many of the relevant viewshed issues and concerns were previously addressed in the
II ~ viewshed analysis prepared for the Dublin Ranch Area A P.D. approval.
Exhibits produced as part of this study effort accurately show what the viewer would
' actually see along their sight line and at each viewpoint. Proposed grading areas and
limits of development are also identified. These exhibits show what portions of the
development area will be visible from each viewpoint, what areas will be hidden by
existing land forms to be retained and what portions of the visually sensitive
ridgelands are visible under proposed conditions. Phase I boundary limits, proposed
site grading, proposed residences along the limits of Phase I as well as some perimeter
' portions of Phase I and the boundaries of the area designated "visually sensitive
ridgelands - no development" are also depicted.
', ~ The results of this analysis have demonstrated that the project complies with visual
resource policies of the Specific Plan and Eastern Dublin Scenic Corridor Policies and
Standards. In particular, the following observations were made with respect to these
policies:
' - The analysis shows that significant portions of the area designated as "visual
sensitive ridgelands- no development" are not visible from many of the
i designated viewpoints under existing conditions.
- The proposed development minimizes obstruction of scenic views.
- Proposed terraced or stepped neighborhoods are clearly evident as shown in
the various exhibits, appear to conform to existing landforms, and are typically
separated by graded slope transition areas which will be revegetated with
appropriate vegetation.
- With respect to visual impacts resulting from grading to accommodate the
proposed development concept, the enclosed exhibits graphically illustrate
that graded slopes are contoured to resemble existing landforms in the
immediate area. Gradual transitions from graded areas to natural slopes are
utilized, graded slopes are contoured to blend into existing landforms, and cut
and fill heights aze minimized as much as possible.
6956sdrprojdes.doc Page 3 Project Descrip7ion
H. Existing land use within the project area was vacant grasslands. Previous land uses
were predominantly agricultural, consisting of cattle grazing and dry farrning of gain
and hay crops. No residences or other structures exist within the project area.
Currently, the project site is being developed.
The project site is located slightly above a slope that parallels Tassajaza Road. This
area drains from north to south via a closed conduit system installed with Tract 6925.
The area lies east of the slope and is not directly visible from large portions of
Tassajaza Road. The project design maintains and embellishes the seclusion of this
area by preserving the slope feature as part of the project's open space. Average
existing grade change through the project is approximately four percent. The
previously noted slope feature forms the western boundary of this area, while the
eastern border is formed by a slope upward to a plateau that is the site of future
development.
Adjoining properties to the south and west currently consist of a combination of open
space and residential uses. Further to the west, on the opposite side of Tassajaza
Road, existing land uses include County governmental surplus property, a horse
boazding/ training operation, agricultural fields, firewood storage/sales operation and
rural single family residences.
I. Proposed homes for the I.rl neighborhood of Dublin Ranch Phase I have been
designed to enhance the overall development. These homes offer state of the art floor
plan concepts, varied garage configurations, and unique building massing. A variety
of architectural chazacters will compliment the existing development, while still
providing an enclave feel.
This neighborhood consists of three different plans with various options available.
Total square feet ranges from 3,350 to 3,548. The elevation styles are Eazly California
(Spanish Colonial), Italian Country, and Monterey. All plans are two story and
feature differing garage configurations to break up the streetscape and create visual
interest. The corner units were designed to increase visibility and soften the edges of
[he corners with a layering of setbacks.
Between the 1920's and the 1940's, the Eazly California (Spanish Colonial) style was
made popular and is still common throughout California. Design characteristics for
this style include simple forms with embellished principal windows and entries, clay
colored `S' the roofs, and low to medium pitch roofs.
The Italian Country style can be seen sprinkled throughout the European countryside.
Interpretations fill the bay area in a more refined feel. This unique look is more rustic
and includes such design characteristics as low pitched hip roofs, some cornice
detailing, a mix of more informal forms (such as turrets towers, and shed roofs), stone
areas of the facade, and some wrought iron accents.
The Monterey look is a blend of two distinct styles- New England Colonial house and
Spanish adobe. This two story style is defined by such design characteristics as simple
6956sdrprojdes.doc Page 4 Project Description
Dublin Ranch- Phase L Tract ~ • • '
t forms of Spanish influence, gentle sloped roofs with a "wood look" tile, wood
shutters and brick elements reflecting New England roots, and porches with wood
' detailing, often on the second Floor.
Exterior colors and materials for all styles are earthtone in nature, consisting of
' beiges, tans, taupes, and browns. The massing is expressed in simple detail to lend a
soft appearance and not distract from [he strength of the overall land plan or building
forms.
J. The beauty of the existing rolling topography and natural countryside is the basis for
the overall Dublin Ranch landscape concept and planting themes. Rows of trees
delineating entries and streets depict an historical, orchard-like appearance, and create
a sense of community, while maintaining the continuous visual image of a shaded
collector street.
Patterns and textures within Dublin Ranch have been chosen to complement the
proposed azchitectural styles and the selected "upscale rural" theme. Pilasters, walls
and fences are part of the common elements that compose the consistent community
theme. Open rail fences, the predominate fence type, are provided to maintain vistas
to the natural and man-made landscape while providing visual relief along traffic
corridors and open spaces.
Stone and stucco are repetitive materials used throughout Dublin Ranch which
reinforce the design of the community. Whether they be in the form of the stucco
community wall with stone and stucco pilasters, rail fences with stone pilasters, or
identity gateway pilasters, these materials provide a unified appearance while creating
a classic and livable community.
The choice of signage creates a hierarchy within Dublin Ranch. Stone monument
sign walls identifying the community will be located within medians of the entries
located along Tassajara Road. The subtle simplicity of neighborhood entries, single
family and medium density, repeat key elements, from the community entries such as
open rail fences and stone and stucco entry pilasters. Ornamental plaques on stone
and stucco pilasters will display the Dublin Ranch logo and either the neighborhood
name or logo.
Indigenous and horticulturally adaptive plant materials serve as unifying elements
throughout Dublin Ranch. Trees will define a hierarchy of entries, streets, and
neighborhoods providing individuality and distinctiveness. A double row of shade
trees will be planted on each side of the walk along the collector road to provide a
pedestrian friendly environment and sense of community. Each neighborhood will
create its own identity through the use of a single species of street tree with no two
neighborhoods having the same tree.
Planting adjacent to rail fences abutting open space will act as a transition to the
natural landscape and intermittent stream corridors. Oak trees, native to the Tassajara
hills, have been incorporated into the plant palette to reFlect the historical landscape of
6956sdrprojdes.doc Page S Project Description
~•
the Tri-Valley. Masses of planting within landscaped pazkways are designed for
viewing at a higher rate of speed while providing visual interest for the pedestrian.
K. A Phase II site assessment of the Dublin Ranch Phase I area has been conducted by
Berlogar Geotechnical Consultants to determine the presence of any on-site hazardous
waste and substance sites. The findings of this study indicate that no problem sites
were found. In addition, an environmental records search was conducted by Berlogar
Geotechnical Consultants to determine if the site was included on a list of hazardous
waste and substance sites. The results of this search indicated that neither the project
site nor any areas within a two mile radius of the center of the site are listed as a
hazardous site, hazardous material generator or transporter, or known underground
storage tank leaks.
General Issues
Master CClts- A copy of the Development Declaration of Covenants, Conditions and
Restrictions (CCRs) for use by builders to establish control over the merchant home
builders buying superpads had been prepared. Subsequent CCRs have been prepared
which cover the individual neighborhoods.
6956sdrprojdes.doc Page 6 Project Description
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DUBLIN RANCH -PHASE 1
eena moo
TRACT 6956 -NEIGHBORHOOD Ll
SINGLE FAMILY RESIDENTIAL - 91 LOTS
SITE DEVELOPMENT REVIEW
OWNER: MSSH DUBLDV DEVELOPMENT LLC
• 25 METRO DRIVE, SUITE 300
' SAN JOSE, CA 95110
~, (408)453-3711
APPLICANT: ~ BROOKF~I.D HOMES
59601NCLEWOOD DRIVE, SUITE 200
PLEASANTON, CA 94565
(925)225.0690
CIVI1. ENGDVEER/ ~ MACKAY & SOMPS
LAND PLANNER: ~ 5142 FRANRI.D4 DRIVE, SUITE B
PLEASANTON, CA 94588
(926)463-2b50
ARCNCI'ECT: WOODLEY ARCHTCECTURAL GROUP
151 KALMUS DRIVE, SUITE E230
COSTA MESA, CA 92626
' (714)546-8919
SHEET INDEX:
1 - SITE DEVELOPMENT PLAN
2 STREETSCENE
3 - PLAN ONE IST FLOOR
4 PLAN ONE 2ND FLOOR
5 - PLAN ONE ROOM OPTIONS
6 - PLAN ONE ROOP PLANS
7 - PLAN ONE FRONT ELEVATIONS
8 - PLAN ONE'A' REAR AND SIDES
9 - PLAN ONE'B' REAR AND SIDES
10 - PLAN ONE'C' REAR AND SIDES
11 • PLAN TWO 1ST FLOOR
12 - PLAN TWO 2ND FLOOR
l3 - PLAN TWO ROOM OPTIONS
14 - PLAN TWO ROOF PLANS
15 - ~ PLAN TWO FRONT ELEVATIONS
16 - PLAN TWO'A' REAR AND SIDES
t7 - PLAN TWO'B' REAR AND SIDES
IB - PLAN TWO'C' REAR AND SIDES
19 • PLAN THREE IST FLOOR
20 - PLAN THREE 2ND FLOOR
21 - PLAN THREE ROOM OPITONS
22 • PLAN THREE ROOF PLANS
23 - PLAN THREE FRONT ELEVATIONS
24 - PLAN THREE'A' REAR AND SIDES
25 • PLAN TNREE'B' REAR AND SIDES
26 • PLAN THREE'C' REAR AND SIDEB
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" ~ = _ ~ ° ~ I~ - : Site Development Sum mary
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TOTAL 18.1 91 3.0 dtJr<
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~ TOTAL 463 I5.1/ml) 273 (3/du) 5q
/ O
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LEGEND J N J7Y.
- _Yyx_ .Ibr. n =® NEIOF®07WOOD 91 100X L
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CHANTEMAR
BROOKFIELD HOMES
APRIL 1, 30011
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SQUARE FOOTAGES 'A' '8' Y7
FIRST FLOOR : IB)0 90. 1799 50, 1789 50. Fi,
2ND FLOOR : 1716 50. 1701 50. 1701 50. FT.
TOTAL : J546 50. 3500 90. J900 90. FT.
1-LAR GARAGE: IB6 90. t00 50, 196 50. FT.
2-CAR GARAGE: 1)9 50. 4JB 9O. 4JB 50. FT.
FIRST FLOOR PLAN
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ELEVATION
A
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LEFT ELEVATION 'A' __ r
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REAR ELEVATION 'A' _ ~ -- -i I _j_ j= - I- ~- ~
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24
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RIGHT ELEVATION
'A'
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1
1
1
1
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1
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LEFT ELEVATION 'B' ~ I
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REAR ELEVATION 'B' N-.
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RIGHT ELEVATION 'B' t ---j --~ -~-~= j-I-~ - ~-~-j-
D
D E_3-12
u
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anrm a -
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LEFT ELEVATION 'B'
scene: w--ra
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n
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/
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FRONT ELEVATION 'B'
6e$^_l;iiiDu
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PLN3-OB .-may
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11
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7
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Toro +ecreR411uge o04
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LEFT ELEVATION 'C' ~ ae ~
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I
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Date: _~/2-(~
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waeu 1 1 nut 101 6eO1 a46a
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FRONT ELEVATION 'C'
sc.~R.a wtira
u
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i
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w¢ eota¢x
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11101
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