HomeMy WebLinkAbout6.5 Casterson (Attach)
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CASTERSON PROPERTY
Planned Developlllent
Exhibit A-I
Development Plan
R ~ c ~ 1'..:'1: j
ArR u 8 1998
April 14, 1998
DUSUN PlANN~NG
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Casterson Propertv . October 1997 · Revised April 1998
Project Description
GeneraVSpecific Plan Amendment
Necessity for GeneraVSpecific Plan Amendment
The Eastern Dublin Specific Plan shows an approximate 5 acre portion of a middle school site
occurring on the northern half of the project area. However, the Dublin Unified School District
has determined that this middle school facility is not needed to serve future students in the East
Dublin area. Based on the Dublin Unified School District's recommendations, this middle school
site is to be eliminated. The City of Dublin has determined that a General/Specific Plan
Amendment is required to eliminate the middle school site and revert to the underlying pre-zoning
land use designation of Medium Density Residential.
Rationale for GeneraVSpecific Plan Amendment
Because more school sites are shown in the East Dublin Specific Plan than are required by the
Dublin Unified School District to serve the area, any such site deemed by the school district to be
unnecessary may be redesignated consistent with the site's pre-zoning underlying land use, which
is Medium Density Residential in this particular case. The Specific Plan realized that the school
district serving the planning area was potentially in question and that the quantity of school sites
would be unknown until a determination was made as to which school district would serve the
East Dublin area.
Hazardous Waste Analysis
A Phase I site assessment study was conducted in September of 1990 which identified a few areas
requiring additional investigation to determine if any soil contamination was present due to normal
agricultural uses and to determine whether asbestos containing materials were present in the
residential buildings. An agency environmental records search was also completed which
indicated that no known fuel leaks or toxic sites occurred either on-site or within a two mile radius.
A Phase II site assessment study was recently completed by Berlogar Geotechnical Consultants
and determined that there was minimal traces of contamination present consistent with current
agricultural uses. This determination found minor diesel and lead contamination on or near the soil
surface. Additionally, asbestos containing materials were located in and on two residential
buildings. Appropriate demolition and treatment of the site in accordance with current
environmental regulations will occur prior to initiation of development of the project.
Site Specific Traffic Data
Traffic generation rates and peak hour counts are as follows:
Daily
Use Units Rate Trips
SF 109 9.55 1,040
A.M. Peak Hour
Rate Total
.74 80
P.M. Peak Hour
Rate Total
1.01 110
Page 1 of 2 . General/Specific Plan Amendment. Project Description
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Casterson Propertv . October 1997 . Revised April 1998
Project trip distribution assumptions are:
44% will travel on 1-580 to and from the west;
28% will travel south to Pleasanton, via 1-580 and/or local arterials;
10% will travel on 1-580 to and from the east;
10% will travel west on Dublin Boulevard to Dougherty Road and beyond;
6% will travel north on Tassajara Road; and
2% will travel to the East DublinIPleasanton BART Station.
For more detailed information concerning traffic data, please refer to the study being done by
TJKM at the request of the City.
Page 2 of 2 . General/Specific Plan Amendment. Project Description
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Casterson ProTJertv . October 1997 · Revised April 1998
Project Description
Planned Development Rezone
Existing Site Conditions and Land Uses
The Casterson Property is located within the Eastern Dublin General Plan Amendment/Specific
Plan area and consists of approximately 19 acres. The project area is located on the west side of
Tassajara Road, just north of Gleason Road. The site is comprised of three distinct geographic
areas, which includes the eastern flatlands, Tassajara Creek, and the western hillside.
Lands east of Tassajara Creek are primarily flat, with a gentle slope occurring from east to west. A
few large oak trees are scattered in this area. This part of the property is currently used for
agricultural purposes (dry farming and grazing) and contains a home, barns, out buildings and
numerous abandoned vehicles. The EIR identified the primary homestead as a historic site.
However, recent research, surveys and assessments have determined that no significant historic
resources exist on the property. An old walnut orchard, in poor condition, exists in the southeast
comer of the property.
Tassajara Creek, the second area, flows north to south through the property near the western
boundary. The creek channel is defined, with an approximate width of 8' and depth of 10-12'.
Due to the steep creek banks, little vegetation occurs on the banks. Riparian vegetation and
eucalyptus trees are present along portions of the creek's length.
The third area is the western hillside. An east facing hillside slope begins adjacent to the western
top of bank, with the hilltop occurring offsite on the County's property. The slope of this hillside
area is typically 70%:i: (1.5:1), although it transitions to a 25%:i: slope (4:1) in the southern area of
the property. The hillside is heavily vegetated with eucalyptus, with some grassland areas present
in the southern area.
A preliminary geologic and geotechnical investigation of the project area, undertaken by Berlogar
Geotechnical Consultants, concluded that the site is suitable for development. Based on the
findings of this investigation, it was determined that the project site is not located within a currently
designated "Special Studies Zone" for active faults as defined by the State of California (1982) and
that no fault zones exist on site. Based on the Federal Emergency Management Agency (FEMA)
maps and a recently completedHEC2 analysis, it appears that the 100- year flood level will be
confined to the creek bank or flood plain. A review of aerial photographs by Berlogar staff taken
since 1947 indicate the creek alignment has remained relatively unchanged. Current site
topography and creek bank width suggest the historic meandering of the creek has been less than
20-30' from existing centerline of the creek.
Adjacent land uses include a utility company staging area, Alameda County Sheriff's Training
Center, equestrian center, and open space. A residential and open space development project,
which is part of a larger master planned community, is approved to occur opposite the property on
Tassajara Road.
Page 1 of 6. Planned Development Rezone . Project Description
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Casterson Prooertv . October 1997 . Revised Aoril1998
Proposed Land Uses and Development Concept
A mixture of 109 single family detached homes and preserved creek corridor open space are
planned. Approximately 14 acres of the site are zoned for medium density residential and 5 acres
for stream corridor open space. The residential acreage includes that of the eliminated middle
school site previously included in the Eastern Dublin Specific Plan. The residential density for the
site is expected to be approximately 8 units per gross acre.
The Eastern Dublin Specific Plan shows an approximate 5 acre portion of a middle school site
occurring on the northern half of the project area. However, the Dublin Unified School District
has determined that this facility is not needed to serve future students in the East Dublin area.
Based on the Dublin Unified School District's recommendations, this middle school site is to be
eliminated and is proposed to revert to its underlying pre-zoning land use designation of Medium
Density Residential. Because more school sites are shown in the Specific Plan Land Use Plan than
are now required to serve the area, any such site deemed by the school district to be unnecessary
for school purposes may be redesignated according to its underlying zoning and used for
residential purposes. A General/Specific Plan Amendment is included in this submittal to revise
this land use and maintain consistency among City documents.
The proposed site plan for the project is based closely on the type, location and size of the land use
designations found in the Eastern Dublin Specific Plan. The Planned Development Rezone Stage
1 and Stage 2 Development Plans are consistent with the East Dublin Specific Plan, EIR, and each
other. Designated land uses of the proposed plan are as follows:
Land Use
Medium Density Residential
Stream Corridor Open Space
Subtotal
Acres
13.3 acres
5.0 acres
18.3 acres (net)
Units
109 (8.2 du/ac net net density)
109 (6.0 du/ac net density)
Tassajara Road Right-of-Way
TOTAL
1.1 acres
19.4 acres (gross)
109 (5.6 du/ac gross density)
The 109 residential units are proposed to be single family detached units designed in various
layouts of courtyards and street frontage lots. Minor changes may be made to the site design and
house placement prior to receiving a building permit without necessitating a minor amendment.
For Medium Density Residential, the Specific Plan permits a range of 6-14 units per acre. The
maximum and minimum units permitted by the Specific Plan would be as follows:
Gross Acrea&e
Medium Density Residential 13.3
Minimum Units
79
Maximum Units
186
The open space designated area consists of the creek corridor, which contains the creek channel
and associated setbacks. Due to the topography and existing vegetation, this area is planned to be
left in it's current natural state, with the exception of remedial grading, specific locations of
revegetation, and a regional multi-use trail parallel to the creek on the east side of Tassajara Creek.
According to the City of Dublin's Stream Restoration Program (SRP), with the presence of a
single loaded frontage road, a separate maintenance road is unneeded as maintenance vehicles can
use the frontage road. On the west side of the creek, no maintenance road/local trail is currently
Page 2 of 6. Planned Development Rezone . Project Description
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Castersori Prooertv . October 1997 . Revised Aoril/998
provided for in accordance with the SRP due to existing slopes and vegetation. No impacts or
changes to Tassajara Creek's channel or banks are proposed.
The creek corridor setback dimensions should be set to minimize human disturbance to wildlife
habitat and protect development from major flood events. Due to the location of housing and a
multi-use trail on the east side of the creek, where a small amount of higher quality riparian habitat
does exist in the northern area, we propose to adjust the tributary setback in two ways, as
suggested by the Stream Corridor Restoration Program:
1. In order to preserve the existing large oak trees on site (outside of the riparian corridor),
provide a safe and efficient road circulation plan and provide a greater number of lots
fronting onto the corridor, we propose to have a 100' average setback along the east side of
the creek. Part of the reason for this is that the majority of the vegetation on the east side is
of low quality and has been highly degraded by grazing and farming operations.
2. Due to the impacts of current and future human disturbances on the east side of the creek
and the lack of development or a multi-use trail/maintenance road on the' west side, a wider
corridor setback within the northern portion is planned to occur on the west side of the
creek off-setting the narrower setback on the east. This wider setback, located in a more
isolated area, would provide for a larger area and higher quality habitat with little to no
human disturbance.
In both cases, the setback is still wide enough to ensure adequate area for public safety, flood
control, restoration plantiogs and wildlife passage. Our analysis shows that the 100 year flood
event will be contained within the existing flood plain of the Tassajara Creek corridor.
The stream corridor open space serves as a visual and social focal point of the neighborhood and
,the City of Dublin. The corridor will function as a linear pedestrian, bicycle, and equestrian
circulation route linking neighborhoods, parks, schools and surrounding open space. In addition,
this corridor will maintain and provide for wildlife habitat opportunities. The creek corridor open
space areas will be cleared of abandoned vehicles and the disturbed areas will be revegetated and
maintained. Primarily native grasses, shrubs and trees will be used in the creek corridor open
space area. These lands will be offered for dedication to either City of Dublin, Zone 7, EBRPD, or
an HOA for ownership and/or maintenance.
The frontage road along the creek corridor open space area will function as the fire buffer zone
required by the Wildfire Management Plan, since it will have a paved right-of-way ranging
between 39 and 45 feet which will separate the housing units from the creek corridor open space
'area. Because this non-flammable buffer exceeds the required standards for fire buffer zone
vegetation establishment and maintenance, no additional open space and fire buffer zone measures
will need to be incorporated for the project. All front yard landscaping will be installed prior to
occupancy and will be irrigated.
Large oaks present outside of the stream corridor open space area will be preserved as focal points
in the neighborhood and relate to the stream corridor. A pedestrian paseo located within a widened
right-of-way will link the project to the stream corridor open space. Pedestrian access will also be
possible between adjoining court driveways to provide greater ease of moving throughout the
neighborhood.
Page 3 of 6. Planned Development Rezone . Project Description
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Casterson ProTJertv . October 1997 · Revised April 1998
A small portion of the property is within the limits of the Tassajara Road Scenic Corridor. The
project follows the City's scenic corridor policies in that views of the stream corridor and
vegetation are permitted through the use of entries and open fencing, and architectural design
provides for varying roof heights, massing, orientation and setbacks. Fencing, signage, and wall
materials also have been designed to relate to the existing context.
A homeowners association (HOA) will be created and a Declaration of Covenants, Conditions and
Restrictions (Declaration) will be prepared and recorded. The Declaration will require the HOA to
maintain the project entry, including landscaping, monumentation, lighting, signage; walls and
fences; private streets, court driveways, and sidewalks; street trees and front yard landscaping;
Tassajara Road landscaping adjacent to the project boundaries; oak tree parcels; and pedestrian
walkways. A landscape maintenance agreement will be provided for the HOA to maintain the
landscape areas within public right-of-ways. Zone 7 will be offered a dedication to own the creek
corridor open space area and Zone 7 or a HOA will maintain this area. However, the regional
multi-use trail which occurs in this corridor will be maintained and operated by EBRPD. The
Declaration will establish easements and other rights-of-way necessary for the HOA to fulfill it
responsibilities.
Project Access, Circulation, and Parking
The primary access for this project will be from Tassajara Road, an existing two lane road which
borders the eastern boundary of the site. Ultimately, Tassajara Road is scheduled to be a six-lane
divided arterial in accordance with the Eastern Dublin Specific Plan recommendations. Secondary
access will be a connection from the project to Gleason Road. Gleason Road is an existing two
lane road, with an ultimate section of four lanes. In the ultimate condition, no left turns will be
permitted into the project from Tassajara Road. Left turns from Gleason Road into the project are
anticipated. All streets have been designed with safety, convenient access and pedestrian use in
mind. A traffic impact study was prepared by TJKM for the City.
Tassajara Road will be constructed initially with two traffic lanes (12'), a partial median (8'), a
bicycle/break down lane (8') and landscaping (20'). The half street section.will be 72' with an
additional 10' landscape buffer. The residential collector fronting onto Tassajara Creek has been
designed to City standards and is planned to be a public street. The right-of-way for this street
varies between 40' and 48', depending upon the parking conditions, and consists of up to two 12'
trave~ lanes, two 8' parking lanes, one 5' sidewalk and a 3' landscape area. The 8' landscape and
sidewalk areas on the west side of the street have been deleted due to the Stream Restoration
Program's direction that this sidewalk can be replaced with a regional trail. The central residential
street and entry from Tassajara Road will a public street with parking present on both sides. This
street will have a curb to curb dimension of 36' with a 4.5' sidewalk on the northern side and a 5'
sidewalk on the southern side. An enlarged parkway "paseo" will occur on one side of the right-
of-way. Interior private residential neighborhood streets have been.designed to provide parking on
one side of the street. These streets will have a 30' curb to curb dimension and have one 4.5'
sidewalk. Private court driveways will have a dimension of 20' .
Each dwelling will have an attached two car garage. An 18' driveway will be available to park two
additional cars. Guest parking spaces will be provided at the end of most of the private driveways.
Additional parking for residents and guests will also be available on street. A minimum of one
guest stall per unit will be provided.
Page 4 of 6. Planned Development Rezone . Project Description
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Casterson Prooertv . October 1997 · Revised ATJril1998
Utility Services
Sanitary, water and recycled water services will be provided by the Dublin San Ramon Services
District (DSRSD) in accordance with their East Dublin Facilities Master Plan. Final locations and
sizing of these facilities will be determined in conjunction with the recommendation of the DSRSD
Facilities Master Plan. A storm drain line will be located within the secondary access road to
connect the project's storm drain system to the existing culvert located on Gleason Road at
Tassajara Creek.
When available from the DSRSD Wastewater Treatment Plant, recycled water will be provided to
reduce potable water use. The details regarding how recycled water will be integrated with
development of the project area are not presently known, however, it is envisioned that landscaped
open space areas within the development will ultimately be served with recycled water facilities.
Final sizing of recycled water facilities will be determined by DSRSD in accordance with their
Facilities Master Plan.
Proposed Phasing Approach
The project is planned to be developed in three phases. Beginning in the spring of 1998, each
development phase is expected to come on line every six months, depending upon market
demand. All of the site grading and storm drainage, sewer and water backbone improvements are
expected to occur in the first phase. The two lane secondary access street to Gleason Road will be
required at the commencement of the third phase, when more than 75 units will have been
developed. In the interim, an EVA will be provided after the 25th unit. The stream corridor open
space improvements identified in the City's Stream Restoration Program are expected to be
designed and developed at the same time other portions of Tassajara Creek's middle reach are
done in order to maintain consistency and quality.
Development Agreement
The Eastern Dublin Specific Plan requires all applicants to enter into a development agreement
with the City. This document will be submitted by the Applicant once the draft conditions of
approval for this project's PD and VTM application are known. A development agreement will be
submitted prior to project approval.
Hazardous Waste Analysis
A Phase I site assessment study was conducted in September of 1990 which identified a few areas
requiring additional investigation to determine if any soil contamination was present due to normal
agricultural uses and to determine whether asbestos containing materials were present in the
residential buildings. An agency environmental" records search was also completed which
indicated that no known fuel leaks or toxic sites occurred either on-site or within a two mile radius.
A Phase II site assessment study was recently completed by Berlogar Geotechnical Consultants
and determined that there was minor contamination present consistent with current agricultural
uses. This determination found minimal traces of diesel and lead contamination on or near the soil
Page 5 of 6. Planned Development Rezone . Project Description
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Casterson ProTJert.y . October 1997 . Revised April 1998
surface. Additionally, asbestos-containing materials were located in and on two residential
buildings. Appropriate demolition and treatment of the site in accordance with current
environmental regulations will occur prior to initiation of development of the project.
Inelusionary Zoning Ordinance
Dublin's Inclusionary Zoning Ordinance requires 5% of all housing to be affordable to those of
very low, low and moderate incomes or pay an in-lieu fee which would allow the City to facilitate
construction of such housing. It is intended that this project will comply with the Inclusionary
Zoning Ordinance requirements by paying an in-lieu fee.
Benefits and Costs
This project will allow the construction of 109 dwelling units, increasing the assessed value of the
City by approximately $32.7 million. Most of the residences in the project area are anticipated to
be priced for existing and/or future employees residing within the City of Dublin which will help
assure that a jobs/housing balance can be maintained in the City. These future residents will
strengthen the market for the commercial component of the Eastern Dublin Specific Plan thereby
increasing sales tax revenue for the City.
All infrastructure and capital facilities associated with the Casterson property will be paid for by the
project. Normal expenditures for City services (fire, police, recreation, general administration, etc.)
will be required by the development. On the basis of the above noted valuation projections, as well
as the City/County tax sharing agreement, approximately $82,000 per year in additional property
tax revenue to the City will ultimately be generated by the development. It is anticipated that this
revenue as well as the increased local sales taxes attributable to project residents will cover the
majority if not all of these public services costs.
Page 6 of 6. Planned Development Rezone . Project Description
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Casterson ProTJerty . Revised April 1998
Project Description
Vesting Tentative Map
Please refer to the Project Description- Planned Development Rezone for a description of the
project and the benefits and costs of this application.
A. As noted in the Project Description- Planned Development Rezone, this project is consistent
with applicable City General and Specific Plans.
B. As noted in the Project Description- Planned Development Rezone, this site is physically
suitable for the type of single family medium density residential development proposed.
c. The design of this project is not expected to negatively impact the environment or injure
wildlife as the site is planned for 109 single family residences on a relatively flat agricultural site.
The project preserves several large oak trees, as identified on the Vesting Tentative Map, and
provides for a stream corridor protection zone. All applicable local, state and federal regulations
concerning the protection of these elements will be adhered to.
D. The design of this project is not expected to cause serious public health problems as no land
uses requiring the use of toxic materials are planned to occur on site. The existing Tassajara Creek
flood plain is capable of containing the 100 year storm event.
E. The design of the project will not conflict with easements acquired by the public at large for
access through or use of property within the proposed project, as the local residential street fronting
along the creek corridor will be a public street and an easement for a regional multi-use trail within
the creek corridor open space will be conveyed to EBRPD for their operation and maintenance.
No easements currently exist on site. Please refer to the title report included in this submittal
package.
Hazardous Waste Analysis
A Phase I site assessment study was conducted in September of 1990 which identified a few areas
requiring additional investigation to determine if any soil contamination was present due to normal
agricultural uses and to determine whether asbestos containing materials were present in the
residential buildings. An agency environmental records search was also completed which
indicated that no known fuel leaks or toxic sites occurred either on-site or within a two mile radius.
A Phase IT site assessment study was recently completed by Berlogar Geotechnical Consultants
and determined that there was minor contamination present consistent with current agricultural
uses. This determination found minimum traces of diesel and lead contamination on or near the
soil surface. Additionally, asbestos containing materials were located in and on two residential
buildings. Appropriate demolition and treatment of the site in accordance with current
environment regulations will occur prior to initiation of development of the project.
Vesting Tentative Map · Project Description
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Casterson property. October 1997
Project Description
Site Development Review
Introduction
The Casters on property is anticipated to provide an enjoyable and attractive neighborhood
through the consistent use of design themes, colors, and materials. The proposed project
contains many features which would be a benefit to the future residents of the site and the
rest of the City of Dublin including human scaled architecture, pedestrian access and open
space.
The layout of streets and pedestrian ways orient residents and guests alike toward the
existing preserved oaks, neighborhood recreation amenities, and stream corridor open
space. Where possible, streets terminate into the view of a tree or open space area. A
single loaded frontage residential street is located adjacent to the Tassajara Creek corridor to
provide physical and visual access to this open space. The design of streets and homes has
been developed to create and enhance the human scale and elevate the importance of the
pedestrian. Vehicular access will be minimized through the use of courtyard drives.
Landscape elements will provide visual interest along the streetscape scene and provide an
attractive environment for both residents and visitors. The use of vegetation, paving,
soundwalls, street lighting, signage, and fences will enhance the architectural theme and
relate to the existing site vegetation and open space while complimenting the proposed
pedestrian ways.
Overall Landscape Concept
The proposed plant palette is intended to harmonize with the existing indigenous plant
material of the area while providing a distinctive character to the community through the
use of accent plantings dispersed throughout the neighborhood. The emphasis is on
providing a variety of interest through flower display, texture, foliage, form, branching
patterns, and color throughout all four seasons. In creating the plant palette, consideration
has been given to drought or water conserving plant material and, to a certain degree,
toward energy conservation by providing vegetation to help control climatic impacts of
natural elements (i.e. solar radiation control, wind control, and temperature control).
Tassajara Road Streetscape
An informal streetscape, one which blends with the existing character of the area, is
envisioned along Tassajara Road. A meandering walkway landscaped with informal mass
plantings, which include native indigenous plant materials of varying heights, texture and
colors, will provide visually appealing pedestrian circulation. The stucco wall, which
harmonizes with the architectural style of the homes, will be softened through the use of
concentrated plant materials. A special landscape treatment is proposed to enhance the
project entry and create a sense of community.
Site Development Review . Project Description
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Casterson Prooerty . October 1997
Project Entry
The emphasis of the project entry design is on the pedestrian, creating both a sense of entry
to the community and scale to the beginning of the Paseo. The entry monumentation
proposed (which is reflected in the detail on the Preliminary Landscape Plan) establishes
this sense of entry and arrival to the neighborhood. flowering accent trees, planted in an
orchard pattern, as well as the use of accent paving will strengthen and define the entry.
Paseo
The informal meandering pathway, in concert with the overhead canopy of the tree lined
Paseo, creates a pedestrian friendly neighborhood. Enhanced paving at the courtyard
entries that adjoin the Paseo continues the circulation continuity. The stucco walls at the
block-end conditions blend with the architectural style of the neighborhood while providing
continuity and visual appeal to the Paseo. Recreation amenities are proposed at the westerly
end of the Paseo which will include a play area with perimeter fencing for safety and a
passive seating area for parental supervision.
Courtyard Treatment
The private driveways will be enhanced with accent paving to establish a "courtyard" type
ambiance. Flowering accent trees clustered at each courtyard entry and end, with larger
scale canopy trees located at the court midpoints, establish the theme of the courtyard.
Architectural Concept
This neighborhood is conceptualized on the rich traditions of Spanish style architecture,
originally made fashionable in the 1920' sand 1930' s throughout California and now
experiencing a renaissance. Typical design elements of Spanish Colonial Revival include
stucco facades, usually asymmetrical in design; offset towers; gabled roofs, sometimes
combined with hip roofs; Spanish tiles; colonnades; recessed entries, for shadowy relief;
and cantilevered wrought iron balconies. The human scale elements of the architectural
details reinforce and maintain a pedestrian scale for the neighborhood.
The site plan utilizes the Paseo as a spine element, which is further reinforced with homes
designed to front the greenbelt. This pattern of circulation reinforces the pedestrian
connection with an inviting entry colonnade or porch entry. Architectural design will
enhance the privacy for each dwelling by the use of off-setting windows and the creative
use of window placement.
Site Development Review · Project Description
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Casterson Prooerr:y . October 1997
LAND USE STANDARDS
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Residential development regulations and architecture standards have been defined and
discussed to ensure the desired character and quality of the Casterson property. These
guidelines will encourage and influence development to meet overall goals and community
theme throughout the project.
These recommendations establish the minimum requirements necessary for the design and
planning of the Casterson property. Only exceptions to the Dublin City Zoning Ordinance
are delineated in the development regulations. Permitted land uses are consistent with the
designations determined by the Eastern Dublin Specific Plan, General Plan, and Eastern
Dublin Annexation Permitted and Conditional Land Use list. Conditional uses will rely
upon the provisions of the City's Zoning Ordinance and the Eastern Dublin Annexation
Permitted and Conditional Land Use list. Accessory Uses are based upon the revised City
of Dublin Zoning Ordinance.
Developer initiated amendments, additions and deletions to these guidelines may be
approved administratively by the Director of Community Development. Changes deemed
substantive enough to change the character of this Planned Development may be submitted
by the developer to the Planning Commission for action.
Planned Development Rezone . Land Use Standards
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Casterson Prover(\' . October 1997
PERMITTED, CONDITIONAL AND ACCESSORY LAND USES
1. PD. Medium Densitv Residential
Permitted Uses:
a. One-family dwellings;
b. Multi-family dwellings;
c. Combinations of attached or detached dwellings, zero-lot line units, duplexes,
townhouses, multi-family dwellings;
d. Nursing homes for not more than three patients;
e. Accessory structures and uses located on the same site as a permitted use;
f. Home occupations conducted in accordance with the regulations of the zoning
ordinance.
Conditional Uses:
a. Public and semi-public facilities;
b. Community facilities;
c. Community clubhouse;
d. Parking lot, as regulated in the zoning ordinance;
e. Plant nursery or greenhouse used only for the cultivation of plant materials
(wholesale only);
f. Medical or residential care facility (7 or more clients);
g. Hospital in districts requiring not more than fifteen hundred (1,500) square feet
of building site area per dwelling unit;
h. Accessory structures and uses located on the same site as a conditional use;
1. Large family day care homes;
J. Bed and breakfast inns;
k. Mobile home parks, as regulated by the zoning ordinance.
Accessory Uses:
a. Accessory storage of building materials and equipment;
b. Wireless communications facilities;
c. Flag poles;
d. Garages (including storage of vehicles, workshop, studio, office and storage);
e. Garage/yard sales;
f. Greenhouses;
g. Guest houses;
h. Home Occupations;
i. Offices, studios, or workshops
J. Rental and sales office;
k. Repair and maintenance of automobiles or other vehicles;
1. Rooming and boarding;
m. Swimming pools/spas/hot tubs;
n. Tennis and sports courts.
Page 1 of 2. Planned Development Rezone · Permitted and Conditional Land Uses
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Casterson ProTJero' · October /997
2. PD. OpeD Space
Permitted Uses:
a. Cattle, horse and sheep grazing;
b. Golf course and ancillary facilities;
c. Equestrian facility;
d. Park or playing field for active games;
e. Camp or picnic grounds;
f. Cemetery;
g. Outdoor recreation facility.
Conditional Uses:
a. Public or private hunting of wildlife or fishing and public or private hunting
clubs and accessory facilities;
b. Swimming pools;
c. Radio and television transmission facilities;
d. Wind-electric generators.
Accessory Uses:
a. Accessory storage of building materials and equipment;
b. Wireless communications facilities;
c. Flag poles.
Page 2 of 2. Planned Development Rezone · Permitted and Conditional Land Uses
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Casterson ProTJertv. October 1997 · Revised Februan' 1998
RESIDENTIAL DEVELOPMENT REGULATIONS
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, ,/, '/i,i 'MEDIUM:
I',i :~ > , "; ';DENSBY
d' ". SF ,IJETAOIlp),
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" , , 6~14.;O DUlAC
.'5
Neighborhood Lot 3,150 min.
size, in sq. ft.
Lot Width 45' avg.
Lot Depth 70' avg.
Front Yard Building 18' or greater
Setback
-j;1arage door
Front Yard Building 10' to porch,
Setback 12' to living area
-other elements
Rear Yard Building 5'
Setback
-minimum
Rear Yard Building 15'
Setback
-avg./neighborhood
Side Yard Building 4 'min.
Setback 9' total
Minimum Building 8'- one side only
Separation
Side Yard Building 6'
Setback (comer)
Building Height 35'
Stories 2 stories
Required Parking 2 covered
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Page lof2 . Planned Development Rezone · Development Regulations
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Casterson Prooertv. October 1997 . Revised Februarv 1998
ADDITIONAL RESIDENTIAL STANDARDS
Garages:
. Roll-up garage doors with automatic
openers are required for all residences with
driveways less than 20'.
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Residential Massing:
Single story elements are encouraged at
corners and to break up rows of two story
residences.
Encroachment:
The following encroachments may project
up to 2' into yard setbacks: (all non-fire
rated encroachments must be at least 3'
from property lines), eaves, architectural
projections, fireplaces, (including log
storage and entertainment niche), balconies,
bay windows, window seats, exterior stairs,
second floor overhangs, decks, porches and
air conditioning equipment.
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Page 2of2 . Planned Development Rezone · Development Regulations
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Casterson Prooero'. October 1997
ARCHITECTURAL STANDARDS
Concept
The project concept is to design and develop a neighborhood with a highly recognizable style that
closely integrates the site plan and architecture and creates an interesting pedestrian scaled street
scene. The 45'x70' lots are primarily designed with a courtyard concept which allows corner lots
to front along the residential streets and most importantly, along the paseo which links to the creek
corridor open space. These comer lots allow front doors and porches to occur along the street and
paseo, requiring garage doors to occur off the courtyard drives, thus creating two "front
elevations" for these homes. The design concept incorporates the market demanded attached two-
car garage and the more desirable, historically based, street scene.
Design Theme- Spanish Colonial Revival
This neighborhood is conceptualized on the rich traditions of Spanish style architecture, originally
made fashionable in the 1920' sand 1930' s throughout California. Typical design elements of
Spanish Colonial Revival include stucco facades, usually asymmetrical in design; offset towers;
gabled roofs, sometimes combined with hip roofs; Spanish tiles; colonnades; recessed entries, for
shadowy relief; and cantilevered wrought iron balconies. The human scale elements of these
architectural details reinforce and maintain a pedestrian scale environment for the neighborhood.
Exterior Characteristics:
FormlMassing
The simple massing of the Spanish Colonial revival style is characterized by the use of gables and
the combination of hips and gables. Combined with a roof pitch of 4: 12, the homes will have a
low profile, which is important for the success of the side yard separations of 8' -15'. The homes
are also designed with offsets and "wings" to provide articulation and appropriate separations
from living area to living area.
The simple framing is typically highlighted with a tower design with recessed front doors or
colonnades with a soft arch detailing to create an entry porch.
Glazing
Appropriate to the style, wall mass is emphasized over the area of glazing. This pattern is
maintained on all four sides of the home, with window placement and size designed appropriately
to the size of the interior space and potential view to neighboring lots to ensure privacy. Typically,
window sills on 4' and 5' side yards are placed at 4' -6' above floor line to limit the view.
Materials
Exterior materials are detailed utilizing historical context with modern methods. The walls are a
stucco finish, roofing is concrete S-tile, eaves are exposed and painted, and trims are stucco, which
are used minimally, but consistently around the home.
Page 1 of 2 · Planned Development Rezone · Architectural Standards
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Casterson ProTJertv. October 1997
Color Schemes
For visual interest and a sense of individuality for the neighborhood, the color palette has been
extended beyond the often used white stuccoes and dark trim. Historical references indicate the
use of ochres and other earth tones. Roof colors have been limited to terra cotta, but a minimum
of three variations have been proposed from lighter flashed tiles to a deeper terra cotta. A
minimum of six color schemes shall be plotted for the project in conjunction with the selection of
various elevation styles for the proper mix of detail and color in the street scene.
Page 2 of 2 . Planned Development Rezone · Architectural Standards
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Casterson Prover1\' . October 1997 . Revised Februar\' 1998
Stream Restoration Program Requirements
Existing Conditions Map
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Please see the following exhibit.
HEC2 Analysis
The HEC2 analysis done by MacKay & Somps is based upon the worst case
scenario, which is assuming a full build-out of Tassajara Creek resulting in a 100
year flow of 5200 csf. The four cross sections taken through the creek on the
property to determine the HGL (hydraulic grade line) are located and based on the
most constrained cross sections. The existing condition was not run as this project
is located at the downstream end of the Tassajara Creek watershed and the project
area is a very small portion of the overall watershed, hence, the runoff from this
project will have no impact upon the overall watershed hydraulics. Due to these
parameters, the resulting HEC2 analysis is conservative.
The HGL starts at roughly 276' elevation at the southern boundary, rising to 381:i:'
at the approximate mid-length span of the creek on the property and gradually
working up to 383:!:' near the northern boundary. For further detail, please refer to
the HEC2 Water Surface Profile Analysis in the Appendix.
Channel Stability Study
Please refer to the "Preliminary Geologic and Geotechnical Investigation" by
Berlogar Geotechnical Consultants, dated June 18, 1997, included in the Appendix
of this submittal.
Planned Development Rezone . Stream Restoration Program
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Casterson Propertv . October 1997 . Revised February 1998
Stream Restoration Program Requirements
Vesting Tentative Map
1. Please refer to the PDR Project Description and below for information concerning the Stream
Corridor Open Space.
2. Please refer to the Existing Conditions Map attached for the location of creek centerline, creek
top of bank, flood plain top of bank and area of suspected landslide.
3. Please refer to the attached Habitat Features Map for locations and descriptions of these
elements. This map and related text were prepared by H. T. Harvey Associates.
4. The location, width, and materials for the regional trail will follow the guidelines
recommended in the Stream Restoration Program. According to the Stream Restoration
Program (SRP,p. 5 and 41), with the presence of a single loaded frontage road, a separate
maintenance road is unneeded as maintenance vehicles can use the frontage road. On the west
side of the creek, no maintenance road/local trail is currently provided in accordance with the
SRP due to existing slopes and vegetation. (p. 50) Please refer to the Existing and Proposed
Conditions Plan for these element locations.
No impacts or changes to Tassajara Creek's channel or banks are proposed. Some grading
will occur within the existing flood plain; however, our analysis has determined that this will
not affect the ability of the flood plain to handle the 100 year event.
5. Although not required until Final Map, we have provided information regarding potential
slope instabilities and soil testing for agricultural suitability at this time. Please refer to the
"Preliminary Geologic and Geotechnical Study" included in the Appendix.
6. Please refer to the General Section for review of site color slides and photographs illustrating
site features and conditions.
General
Although the SRP globally talks about a 100' wildlife setback, it quantifies the dimension as
recommended and negotiable with CDFG. However, the SRP itself discusses and recommends
instances when and where the setback can be reduced. As this discussion already occurs in this
document, no further contact is deemed necessary with the advisory agency of CDFG.
Additionally, as we are not infringing into any wetlands or jurisdictional waters, we are not
required to obtain any environmental permits or agreements from the Corps or CDFG. Hence,
CDFG is not the appropriate agency to discuss setback requirements with -as they have no
regulatory jurisdiction over setbacks. Additionally, the California Department Fish and Game
(CDFG) has commented on the Specific Plan through the CEQA process and the author of the
SRP has "collaborated" with CDFG on the SRP document. (page 1)
On page 59 of the SRP, a discussion about the ability to reduce the 100':i: setback occurs. "The
buffer created by the setbacks on major tributaries does not need to be centered on the creek,
although equal distribution on both sides is preferred in most cases. As long as the hydrologic
setback minimum* is met, the biological or wildlife setback may be arranged to incorporate more
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Page 1 of 3 . Vesting Tentative Map · Stream Restoration Program
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Casterson ProTJertv . October 1997 · Revised Februarv 1998
valuable habitat on one side of the tributary at the expense of less valuable habitat on the other."
"Alternatively it may be narrower than 100 feet for short stretches, if It is wider in others and its
average is the required buffer area. Under no circumstances should the buffer be less than 50' on
one side."
The creek corridor setback dimensions should be set to minimize human disturbance to wildlife
habitat and protect development from major flood events. Due to the location of housing and a
multi-'use trail on the east side of the creek, we propose to adjust the tributary setback in two ways,
as suggested by the Stream Corridor Restoration Program:
1. In order to preserve the existing large oak trees on site (outside of the riparian corridor),
provide a safe and efficient road circulation plan and provide a greater number of lots
fronting onto the corridor, we propose to have a 100' average setback along the east side of
the creek. Part of the reason for this is that the majority of the vegetation on the east side is
of low quality and has been highly degraded by grazing and farming operations.
2. Due to the impacts of current and future human disturbances on the east side of the creek
and the lack of development or a multi-use trail/maintenance road on the west side, a wider
corridor setback within the northern portion is planned to occur on the west side of the
creek off~setting the narrower setback on the east. This wider setback, located in a more
isolated area, would provide for a larger area and higher quality habitat with little to no
human disturbance.
In both cases, the setback is still wide enough to ensure adequate area for public safety, flood
control, restoration plantings and wildlife passage. Our analysis shows that the 100 year flood
event will be contained within the existing flood plain of the Tassajara Creek corridor.
It is our understanding that a precedent for reducing the recommended 100:i:' setback already
exists on the County property adjacent to K&B's California Creekside project, where setbacks
vary, with an average 100' width. A minimum of 77' was approved as a setback width on their
Tentative Map.
Furthermore, Berlogar Geotechnical Consultants conduCted a preliminary geotechnical survey and
laboratory classification tests on creek bed and bank samples. Their conclusions about the stability
of the creek banks are as follows:
"Our review of aerial photographs indicate the creek alignment appears relatively unchanged
from historic aerial photographs (dating back to 1947). In addition, the current site
topography and creek bank width suggests the historic meandering of the creek has been
less than 20 to 30 feet from centerline of the creek. The location of the creek with respect to
the planned development appears to provide a reasonable margin of setback distance, about
60 feet from the nearest proposed site improvement."
The following items are not required until Final Map. It is our position, as well as the suggestion
of the SRP (p. 123) that the entire middle reach's vegetation establishment, maintenance and
monitoring should be done at one time as this provides greater efficiency in time and money,
permits greater integration between landowners, and provides a greater chance of similar quality
restorations. This position corresponds with our discussions with the City concerning their
intentions about the middle reach.
Page 2 of 3 . Vesting Tentative Map . Stream Restoration Program
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Casterson ProTJert\' . October 1997 · Revised February 1998
Specific Final Map requirements are:
- Specimen Oak Protection Guidelines
- Biological Corridor Connection Map
- Creek Restoration Plan
- Exotics Eradication Plan
- Planting and Seeding Plans
- Irrigation Philosophy
- Establishment Maintenance and Monitoring Procedures
- Landscaping Plans
It is our intention that the applicant be conditioned to specifically address these requirements at a
later date in conjunction with future development proposals of other middle reach landowners.
No permits are required for this project from either the Corps or CDFG.
Page 3 of 3 . Vesting Tentative Map · Stream Restoration Program
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GENERAL PLAN/
SPECIFIC PLAN
AMENDMENT PLAN
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Specific Plan Land Use Summary
Medium Density Residential 9.64
Middle School 5.0
Open Space 4.0
TOTAL 18.64 ac. gross
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Stage 1 Site Plan
Medium Density Residential
Open Space
TOTAL
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13.81
4.83
18.64 ac. gross
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Area Affected by GPA/SPA:
Middle School Land Use
.,1 to revert to underlying
Medium Density Residential
land use designation.
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Dublin, California
October 1997
~
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o 300 600 900
North
IIACKA y l S.PS
CIVIL ENGINEERING. LAND PLANNING. LAND SURVEYING
5142 FRANKLIN DRIVE. SUITE B PLEASANTON, CA 94588
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· . Proposed Tra's
(per Eastern Dublin Specific Plan
and Stream Restoration Program)
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STAGE 1 SITE PLAN
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Land Use Summary
Medium Density
Residential 13.81 ac. 106 du
Open Space 4.83 ac.
TOTAL 18.64 ac. gross 106 du 8.0 du/ac
18.06 ac. net* 106 du 7.7 du/ac
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PRO PER T Y
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Dublin, California
October 1997
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o 300 600 900
North
IIACKA Y l S.PS
CIVIL ENGINEERING. LAND PLANNING. LAND SURVEYING
5142 FRANKLIN DRIVE, SUITE B PLEASANTON. CA 94588
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Land Use s.ummary;._._ ,
MediIUll DensitY Residential 13,31< 109 cIu 1.2_
Qs!!m.~._ ..'.... ..s.oJl:._...
TOTAL 19.4...... IGtclu ',6c1u1ao
11,3 1<'" 109 cIu 6,0 cIuIao
CoYe~Sununary;
Building Coverage
Hard.cape Coverage
Qs!ep.S~ C!.lYtrI#._
TOTAL
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5,51< ~
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19.41< 100'1I\
ea.rkID.&.S!.!ID1P.~-.-....----_... -,..... -..~.-
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Garage 218 (1Jdu) 211 (1Jdu)
Driveway 211 (2Jdu) all
QuestJ()tber 136 (I.1/dul 109 (I/dul
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AC AC Density Density
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1 39 4.9 5.6 1,0 6.9
2 39 n/I 4.2 0/1 9,3
3 31 0/1 9,6 0/1 ),2
1- 3 Phase Amis
CASTERSON
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Dublin, California
Rev, Apr' 1998
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North
OIICIA Y l S.PI
CIVIL ENGINEERING. LAND PU.NNING . lAND SURVEYING
5142 FRANKLIN DRIVE, SUITE B PlEA5.ANTON. CA !U5MI
985-0002:":002-02 ,
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PROPOSED
R/W
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'''''
ADDITIONAl
SETBACK
~
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~
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35' PRIVATE STREET SECTION
STREETS B & C
TASSAJARA ROAD - ..l/2 STREET SECTION
I
(PARCEL A) ~R/W _____..._.Y."R1ES~._~~_'!2..!.___.____ R/W
CRffK CMRlOOfl . WILDlifE ~I( Fie
05'
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riiNrRAV1'1---.c~--; ...-----
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WITH REGIONAL MULTI- USE TRAIL
TYPICAL 20' PRIVAJ~ STREET SECTION
(PARCELS F thru S)
I
f,\l_\O<<OI\lm......l
MASONRY SOUNDWAl.l (TYP)
HEIGHT AS DETERMINED
If( ACOUSTiCAl REPORT ..\
~ ~
___~"---~__..._.. I
10' fie 16' t lB' f/C 10':i
SOUTH s.~_._~--- -~ -~-_. ._.-.~rORTHSii5E
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'''''
MEAND€RING
5' SIDEWALK"_____
'-__ MEANDERING
5' SIOC....Al..K
PROJECT ENTRY STREET SECTION
.....
(STREET 'A'. PUBLIC STREET)
R/W
VARIES 50' to 555' ~~______~_ R/W
Fie
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~~ STANCMRO CURS,
CUTTER, SIll
l,lEANDERING
5' SIDEWAlK
STREET A
PUBUC STREET SECTION
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o 25 50
b.....--....d
SCALE:'" -50'
VICINITY MAP @
GENERAL NOTES:
\. OWNER: CLYDE CASfERSON
2. ,lrPPlICAHf, Jlt.l TONG
CHARTtR PROPERTIe>
Hl0 OWENS 0RlVt. SUfI'E 100
PlEASAHTON, CA 94588
(510) 4llJ-1e5tl
J. ENGIN(Ut: WCKAY a: SOWPS CMl ENGINEERS, INC
!!II4:;!: FlWlKUN ORM, sum: B
Pl..[ASNffl)H, CA 94!lO8
(~ltO) 22~0890
4. GEOTECHNICAl BERlOOM GEOlECtNCAI. CONSUlTANTS
EHIJINEm, ",7 SUNOL BOUL\otn\RO
f'l.t.Ir$.lrHTON, Cot. ..see
(510) 4M-0220
5. EXlSTlNG I..ANO USE; AGRlClIl.1URE. RURAL RESlOEHTW..
5. PROPOSttl \.NID lJS[: SINGlE f.....U RESIOENTIAL. AM) 0fl[N SP,lr,C(
7. EXISTING lON4NC: PO t.lEOIUM 0EHSl1Y RESlOENTW.. PO OPEN SPACE
a. PfiOPOSED lONJNC: PO IoIE01lJW DENSITY RESIOEMl\IrL. PO ClffH SPlIrCE
g, ACR(AG[: 19.0 N.:*
10. NlJUBER or LOTS: 109
Jl!SOS.f.lifNlYLllrll
100
11.UT1UTlES:
WATER AND SAHlTMY SERVICES: DUBlIN SAN IWION SVMCES 0lS"IY0CT
STORM DRAIN S'1ST!.M; em' Of 0lJ8Ulrt
GAS "ElECTftIClTY: PN::1FlC CAS " ElECTRIC
TU.EPHOHE: PACIAC BElL
"""" TC1
12. LOT NUI.leERS ARE RJR lOEHTlFlCATION PURPOSES OOlY.
1 J. l1Tll.JlY SIZES AND LOCAllONS. STREET GAAOES, ANn lOT OIMEHSIONS
I#IE.PREuI.IltWt'YN<<lSUlllECTTOF1IW.ENOftrfEEJlINOOESIGNANO
HOOSEI'lOf11NO,
Hi. IJUlt..OING SETaIrCl<S: ~,1.' to CWoCE
10' to PORCH
12' to LMNC.tREA
REAR: 5-'/IilIHIMUW
15-'A\IERIIitE
SlDEYAR[}: 4' IriIINlMUM
~~rtoBOllDlHG
11. ~ TOF'OCftAPH"( SY ~c SURVEY /)i.lm NARCH, 1....
COHlOUR lNTt1N'AlS AT ONE FOOT.
17. ASSESSORS PARCEL NUMBER: APN 9111-0002-000
1.. TC INDICATES Pf'OPOSEO TOP Of' CUM CIWJES :t.
". All EXl5llHG ON-SITE smucTI.lRES 1'0 BE REUOVED.
20. AU. mas 10 BE REMCMD EXCEPT FOft TRttS l..OCATm
WITHIN 0PEt4 SPACE PARCElS AND PARCEl ,." lJtoUSS OTHERWISE
NOTED OM f'RWIrIIlfrM'( 0RA0IfrrtC ~.
21. BOlIHlWn' IS ~ ON R[CONJ N"ORMAT1ClM.
22. AU. WEU.S 1'0 IE JalHO()N[O N<<) 0IrPf'E0 POl. ClT'f AHO COVH1Y ST~.
23. STREIT llCHJJNG PER em' STANtWmS TO lit SHOWN ON F1lW. JOIKT fRENCH
I'WlS.
24. WUll1Pl.E F1MIrl WIPS TO BE FUD AT [)IS(XTION OF OWNER.
2&. AlL ROW AET1.IRH lWlII AIlE 20' UtU$S HOTm OTHERWISE.
28. REftR 1'0 THE f'REl.IlIIlMNff GAADIN(; PlAN fOR AU. WAll l.OCAltONS.
27. STRttTS 'A' AND S1REIT 'D' TO R OEDICATm AS PU8UC NOKTS Of WAY.
All RDI.t.IHtfG STfIW'5 TO BE PRIVATE. OWNEO Nt) IoWNTAIMEO SY lH[ l1OA.
PROPOSED LAND USE SUMMARY
PARCEL
lAND USE
SrREAM CORRIDOR OPEN SPACf (TO Bf CHDED 10 lONE 7)
SH,EH RIGIfT OF WAY (TO 8E DEEDED 10 HOA)
STFl.n:T RIGHT Of WAY (TO BE D([ofD 'TO HO/l)
RESERVED FOR lANDSCAPE (10 BE OEEOCO TO CITY)
RFsrR\lfD FOR lAND,)CAPE (1'0 BE DHOEO 10 rlTt)
SfRE[T RlCHT or WAY (TO BE DEEDED TO HOA)
STRffl' RIGHT Of WAY (TO BE OEEOfD TO HOA)
STR[ET RIGfiT Of' WAY (TO e~ caOED TO 1-10A)
S1RE(T RIGHT Of WAY (TO BE DEEDto TO liOA)
STREET RIGHT OF WAY {TO BE DeEDED TO HOA)
STREET RIGHT OF WM (TO 8( Of.rom TO HOA)
STRfU RIGHl or WAY (TO Bf. 0([0[0 10 HOA)
STRf:ET RIGHT or WAY (TO BE DEmEO 10 HQ.Io.)
STRfn RIGHT Of WAY (TO BE DEEDEO TO 110A)
STREET RlGlff or WAY (TO Bf DEEDED fO 1-10A)
STREET RlCHf Of WAY (TO aE DEEOrD TO HOA)
STREET RIGHT or WA"f (TO af Q((D(O 10 ItOA)
STREEt RIGHT OF W,,"Y (10 8t OfEOm 10 HOA)
RESfRYrD fOR OPEN SPACE (10 BE DEEDfO TO IfOA SCENIC
EASEMENT TO III DEEDED \0 CIU)
R~SfRVFD fOR OPEN SPACE {TO Bf DEFOE!) TO HOA ~ SCENfC
f.A.<;UAwr TO SE llfTOtD fO CITY)
RES(RVCD fOR OPEN sP,l,CE (TO B[ DEEDED TO 1-10.... SCENIC
F.AS[iAHiT TO af. Dr.mFD 10 CITY)
VESTING TENTATIVE MAP
TRACT 6979
LANDS OF CASTERS ON
DUBliN
JlE\'. .!I5!1LW'
ORI,Wtl!lr:"_ IT.
CI1l('Offf_..:!I...__
CAliFORNIA
JOflNO.:..!.!Q'5Q.:-.2.
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MASONRY WALL
RETAINING WALL
STORM DRAIN
TEMPORARY DIKE
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SECTION A. - A
SECTION Z-Z
NTO
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1,' , TIW' SIZE 8I.S(O ON
260 SQ, FT'/,\CRf.
____'l!'L_____,
..s.I.QIDI INLET SEDIMENT TRAP
NTS
TYPICAL FlU DIVERSION
, "",'
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i-~~~1tlIf QI.VII'l(JW ~CURB INLET -~-~-
l.m,~~~~~ SEDIMENT BARRIER
=~~y~"'l1E (BWCK" GRAVEL)
---~
---- ------
-~ ,,' ",
DmGNED UNDIR ,.,:~~';;';sl~'Of;
') ,(, ~I" .\.,!I
/" .,..."" ~ _1.)1
(~TrwlrON ....(1-
EXPlflES hWlCHSI,l
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PLAN
TYPICAL TEMPORARY DIVERSION DIICE
~...
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fIW:1(N;01fFl~(Y5HlMOff~o"l&€RIQff-a'-"1'S W$MotY
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$t1JIMt>Ir_01fSitlJ/fltVff_
--
~=
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CtWfOIJRSfOlIi<</IIlZC_uncoow:r
t INSP'Er:TAID..--FFHCE,AFTClfEJC;
~~~
i>~~s::rt~
~Gl'T-.9l'F""CN<.~Y
SILT FENCE
"'$";::o!!::f""~(
K~m.y~1lV !MJ:!.MPORARY
"$~~-:'_ ~RSlON DIKE
GENERAL NOTES:
THE FACiliTIES SHOWN ON THIS PLAN ARE DESIGNED TO CONTROL
SEDI~NT DURING THE RAINY SEASON, OCTOBER 1 TO APRIL I~ AFTER
ROUGH GRAD I NG HAS BEEN CCM'LETED t,.tEASURES ARE TO BE
OPERABLE PRIOR TO OCTOBER 1ST OF ANY YEAR GRADING OPERATIONS
HAVE LEn AREAS UNPROTECTED fR~ EROSION
2 MAINTENANCE IS TO BE PERFORW:O AS FOLLOWS'
A REPAIP DAMAGES CAUSED BY SOIL EROSION 00 CONSTRUCTION
THE ENO Of EACH WORKING DA)
SWALES SHAll BE INSPECTED PERIODICALLY At<<) MAINTAINED AS
REQUIRED
C. SILT FfNCES, BERMS AND SWALES ARE TO BE INSPECTED AFTER
EACH STORM AND REPAIRS IAAOE AS NEEDED
SEDIMENT SHALL BE REMOVED AND SEOIIllENT TRAPS RESTORED TO
ORIGINAL DltJENSIONS WHHI SEOIt.'E.NT HAS ACCl.MJLATEO TO
WITHIN ONE FOOl or OUTLET ELFVATION
SEDIMENT REIM)VEO fROM TRAP SHALL BE DEPOSITED IN SUITABLE
AREA AND I N SUCH A MANNER THA T ! T WILL NOT ERooE
~ DURING THE RAINY SEASON. ALL PAVED AREAS SHALL BE KEPT CLEAR
Of EARTH MATERIAL AND DEBRIS THE SITE SHALL BE MAINTAINED
SO AS TO MINIMIZE SEDIMENT LADEN RUNOFF TO ANY STORM DRAIN
SYSTEM
CON5TRUCTION ENTRANCE CONSISTING TO BE PROVIDED AT EACH
VEHICLE ACCESS POINT TO nlSllNG PAvED STRFETS
INlETS NOT USED IN CONJUNCTION WITH EROSION CONTROL TO BE
BLOCKED UNlESS THE AREA DRAINED IS UNDISTURBED Ofl: STABILIZED
6 ALL EROSION CONTROL MEASURES SHALL BE MAINTAINED UNTIL
DISTURBED AREAS ARE STABILlZED CHANGES TO THIS EROSION
CONTROL PLAN SHALL BE MADE ONLY WITH THE APPROVAL OF OR AT
THE DIRECTION Of THE CITY ENGINEER
SED I t.lENT BASINS SHALL liE CLEANED OUT WHENEVER SEDIMENT
REACHES THE SED I MENT CLEANOUT LEVEL
B THIS PLAN MA" NOT COVER ALL THE SITUATIONS THAT ARISE DURING
CONSTRUCTION DUE TO UNANTICIPATED FIELD CONDITIONS
VARIATIONS MAY BE MADE TO THE PLAN IN THE FIELD SUBJECT TO
THE APPROVAL Of CITY
9 ALL PADS ARE TO BE BERMED (PER DETAIL) TO PREVENT RUNOFF
10 STREET GRADES ARE ,,, UNlESS NOTED
II SHADING INDICATES AREAS TO RECEIVE FILL
12 THIS GRADING PLAN ANTIClPATES A BALANCE BET\fr'EEN CUT ANO FILL
NO IItf"ORT OR EXPORT tS ANTICIPATED THE EXPECTED VOLlJ.'E:
Of MATERIAL TO BE MOVED IS I~.OOO CUBIC YAROS
II IS ANTICIPATED THAT A GRADING RELEASE CAN BE OBTAINED FR()JI
ADJACENT PROPERTY OWNERS If THIS IS NOT OBTAINED, RETAINING
WALLS MAY BE REOUIRED
14 THE GRADING SHALL BE IN CONFORMANCE WllH THE CITY OF DUBliN'S
GRADING ORDINANCE UNLESS OTHERWISE APPROVED
15 THE INTENT Of THE PRELIMINARY GRADING PLAN IS TO SHOW THE PROPOSED
GRAD I NG FOR THE PROJECT, THE PROPOSED GRADES ARE SUBJECT TO FINAL
fNGI~ERING DESIGN AND CllY REVIEo\\' AND APPROVAL
16 ALL GRA.DING IS TO BE ACCCM'LISHED PER THE RECQt.M:NOATIONS Of
A SOILS REPOIH AND UNDFR THE OBSfRVA.TION OF THE SOILS ENGINEER
ALL LOTS WILL DRAIN TO THE ADJACENT srRf.ET
18 EXIST!NG CONTOUR INTERVAL IS ONE rOOT
19 SLOPES WITtHN lOT AREAS ARE TO BE GRADEO AT A GRADIENT NOT TO
EXCEED 2..1 (HORIZONTAL TO VERTICAL)
20 ALL TREES TO BE RE""VED EXCEPT FOR TREES LOCATED WITHIN OPEN
SPACE PARCELS AND PARCEL A, UNLE-SS OTHERWISE NOTED 00 THIS
PRELIMINARY GRADING PLAN
21 SEE SHEET ONE FOR STREET SECTIONS
22 ALL WEllS TO TO BE ABANDONED AND CAPPED PER C I n ANO COUNTY
ST ANOAROS
PRELIMINARY
ROUGH GRADING PLAN AND
EROSION CONTROL PLAN
TRACT 6979
CALIFORNIA
JOfI'it)"IJO'?O..::.2..-
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TRAILS PLAN
Leg~I!<!______
Im111l Regional Multi-Use Trail
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/ Regional Multi-Use Trail Easement
/
/ (StnlCtUtBl Setbock)
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CASTERSON
I . .' I
Dublin, California
Odober 1997
Revised: February 1998
~
~
0306090
North
mAcKAY It S.PS
CIVIL ENGINEERING. LAND PLANNING -lAND SURVEYING
5142 FRANKLIN DRIVE. SUITE 9 PlEASANTON, CA 94588
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OPEN SPACE
OWNERSHIP and
MAINTENANCE
RESPONSffiILITIES
Legend
[J:' <>!fered for Dedication to Zone 7 and
. " Zone 7 or City or EBRPD Maintained
n Offered for Dedication to Zone 7 and
LJ City or EBRPD Maintained
o City Owned and Maintained
8,,'. City Owned and HOA
EJ Maintained
~ HOA Owned and
~ Maintained
mJ Homeowner Owned and
l{J HOA Maintained
.
: Stream Corridor!
: Open Space Area Boundary
C ASTERS ON
, , .
Dublin, California
-- .. -. -- -- - --
October 1997
Revised: Fehruary 1998
~
n...n
o 30 60 90
Norlh
IBAcKA Y l S.PS
CIVIL ENGINEERING. LAND PUWNING " LAND SlJRIIE V1NG
5/42 FRANKLIN ORIIIE, sum,8 PLEASANTON. CA 94_
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PARKING PLAN
Type Proposed.. Required_
Garage 212 (1)du) 212 (1jdu)
Driveway 212 (1Jdu) nla
Ouest! 0Iber
On-street 112
Off-street 29
Subtotal 141 (13/du) 106 (I/du)
TOTAL 565 (5.31du) 318 (3Idu)
Guest and Other StalLSizes.._-
Off-street:
29 Standard 9x 18' (2' overbang)
On-street
112 Standard 7x22'
l.egend .--.-----
.. Ouest and Other Parkin& Spaces
CASTERSON
Dublin, California
---
Odober 1997
Revised: February 19911
~
I\..lI
0306090
North
IBACh Y It S.PS
CIVIL ENGINEERING 0 LAND PlANNING oLANO SlIRllEYlNG
5142 FRANKLIN DR/IIE, SlHTE B PLEASANTON. CA ...
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PROPER1'V
Dublin, California
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0306090
ISAN'SON. WOOD &: ASSOClATlS
1%1 I ht, AI:lIlll'll;l ~tn ll......" ( ^ t,,,'l;<, l"OK) ::"'I~:I" ~
I.ANDSCAPE ARClfIlH'IlIRE .
PRO.lEeT ENTRY ELEVATION
on
GOOD NEIGHBOR FENCE
IWI\ "11414~
40
TYPICAL PLANTING PLAN
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PROJECT ENTRY ELEVATION
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PROPOSED PLANT PALETTE
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LANDSCAPE PLAN
C ASTERSON
PROPERTY
Dublin, California
.'rhrUHrj' 199M
~
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North
A,SSIIOWN
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MISSION PEAK
COMPANY
KTGY NO. 97127
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CASTERSON PROPERTY
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:3/31/98
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KTG Y NO. 97127
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Right Elevation
Rear Elevation
Left Elevation
Plan I
Elevations
EXTERIOR MATERIAlS:
Exterior
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STUCCO WAlLFlNTSH
S.TILE CONCRE7E ROOFING
STUCCO FINISH IRlM SURROUNDS AS SHOWN
WROUGHT IRON RAIllNGS
SECT10NAL GARAGE DRS (M,taI or CIabood wi OptWnaI Lights)
DECORATIVE STUCCO OR TILE VElvTS
8
CASTERSON PROPERTY
OKTGY GROUP
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10/10/97 0
2119/98
3/24/~8
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COMPANY
KTGY NO, 97127
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12'.8" ,W.O"
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Roof Plan
First Floor
Plan
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Dining
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12'-1)" X 12'-4"
Living
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Floor Plan
3 Bedroom
2 1/2 Bath
1659 Sq. Ft.
CASTERSON PROPERTY
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