HomeMy WebLinkAbout8.1 EDublinScenicCorridor
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CITY CLERK
File # D~~[(i]-lZl[Q]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 12,1996
SUBJECT:
Eastern Dublin Scenic Corridor Adoption and Eastern Dublin Scenic
Corridor Policies and Standards
Report Prepared by: Carol R. Cirelli, Senior Planner (!j(.t/
EXHIBITS ATTACHED:
Eastern Dublin Scenic Corridor Policies and Standards
Exhibit A:
Exhibit B:
Resolution Adopting Eastern Dublin Scenic Corridors and
Approving Eastern Dublin Scenic Corridor Policies and
Standards
Exhibit C:
Related Eastern Dublin Specific Plan Actions Programs,
Policies and EIR Mitigation Measures
RECOMMENDATION:
1) Hear staff presentation.
2) Take testimony from the public.
3) Question staff and the pubic
4) Deliberate
5) Adopt Resolution Exhibit B relating to the official adoption ofTassjara
Road, 1-580 and Fallon Road as designated Scenic Corridors and the
approval of the Eastern Dublin Scenic Corridor Policies and Standards;
or give staff direction and continue the matter.
Fl1"ANCIAL STATEMENT:
The City has been initially covering the consultant contract costs for this
project. The City is in the process of establishing a method for recovering
any costs associated with implementing the Eastern Dublin Specific Plan.
These contract costs will be recovered through the processing of future
development projects within the Eastern Dublin Specific Plan area.
PROJECT BACKGROUND:
In August, 1995, the City hired the consulting firm of David L. Gates and Associates to prepare the
Eastern Dublin Scenic Corridor Policies and Visual Survey project. The successful completion of this project
required the skills of a consulting firm with landscape architecture, visual survey/viewshed analysis and computer
graphics simulation expertise.
COPIES TO:
Project File
Senior Planner
Admin. File
ITEM NO.----S....1-
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In compliance with the Eastern Dublin Specific Plan Action Program 6Q, the City is required to officially
adopt Tassajara Road, 1-580 and Fallon Road as designated scenic corridors and adopt scenic corridor policies and
re\'iew procedures and standards for projects within the scenic corridor viewshed. The intent of these scenic .
corridor policies and standards is to minimize the potential project development impacts of altering the character .
and obscuring the view of prominent ridgelines, watercourses, and distinct landscape features, and altering the
visual experience of travelers on scenic routes in Eastern Dublin.
Significant Scenic FeaturesNistas
The Environmental Impact Report (EIR) for the Eastern Dublin Specific Plan and General Plan
Amendment assessed the project's potential effects on the visual or aesthetic qualities of resources and addressed
mitigation measures that would help preserve these important natural resources. Two primary natural features of
the project site's visual character are watercourses, and hillsides/ridges.
Tassajra Creek and its tributaries, which contain riparian vegetation and oak woodlands, form distinct
watercourse and visual landscape features. The visually-sensitive and prominent ridgelands and the low lying hills
within and surrounding the Eastern Dublin area form an important visual backdrop for the lower foothills and
flatlands within the southern portion of the area.
ANALYSIS:
Purpose
The draft Eastern Dublin Scenic Corridor Policies and Standards document (Exhibit A), complies with all
the Specific Plan policies, Action Programs and EIR mitigation measures. The draft document contains five
overall scenic corridor implementing policies, specific scenic corridor zone policies and development standards for
6 zones and implementation procedures that promote the preservation of scenic vistas from the three transportation
corridors.
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As specified in the document (Exhibit A), the main intent of these policies and standards is to allow
project development to occur while maintaining the visual character of the eastern ridgelines, watercourses, and
distinct landscape features for travelers on scenic routes throughout Eastern Dublin. While the applicant should
generally comply with these standards, the City may allow some flexibility with meeting these standards only if
the applicant demonstrates, to the satisfaction of the Planning Department, compliance with the overall intent of
the policies and standards.
The Specific Plan includes somewhat general policies related to the preservation of significant visual
resources, and offers only advisory design guidelines for particular areas along the proposed scenic corridors. The
draft policies and standards would supplement and clarify the Specific Plan land use and natural resource policies
and programs. They are not intended to change any land uses described in the Specific Plan.
Methodology
The consultant conducted a visual survey identifying and mapping scenic corridor viewsheds of existing
scenic vistas. Profiles of elevations across the area were analyzed in order to evaluate the potential impacts of
development on specific views. In addition to the visual survey conducted, the consultant based many of the
policies and development standards on the Eastern Dublin Specific Plan figures specifying land uses and
environmental constraints.
Comments on the draft were received from staff and the property owners. A workshop was held last
October and additional meetings were held with staff and the property owners since then, and with this input, the
final document incorporates staff s responses to comments.
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Policies and Standards
The document begins with the following 5 overall scenic corridor implementing policies that apply to all
development adjacent to a scenic corridor, generally within 700 feet of such a corridor:
I, Maintain a sense of place for Eastern Dublin with relation to natural landforms and topography.
2. Allow the traveler along a Scenic Corridor to experience the varied features of the landscape.
3. Assure that development along the Scenic Corridors is well planned and sensitively sited to
respect the natural topography.
4. Achieve high quality design and visual character for all development visible from designated
Scenic Corridors, generally within 700 feet of a Scenic Corridor.
5. Assure that landscaping adjacent to the Scenic Corridors harmonizes with the scenic environment.
The Specific Plan area was then divided up into 6 zones. Each of the zone policies and standards
implement the Specific Plan policies i.e., requiring high quality design along the corridors, developing parcels that
preserve the natural open beauty of hills and other important visual resources, such as creeks, major stands of
vegetation and backdrop ridgelands, and so forth.
Each zone includes a description of what significant visual features would be seen from that corridor,
viewpoints (representing views of exceptional scenic quality), development standards and specific implementing
policies. The implementing policies for each zone address the variety of conditions specific to each segment of the
scenic corridor. The objective of the document's review procedures and standards is to identify how projects
should comply with the scenic corridor policies. Project developers must then demonstrate policy compliance.
Please refer to Exhibit A, Eastern Dublin Scenic Corridor Policies and Standards, for specific zone and
development standard information.
Implementation
The last section of the documents deals with policy and standard implementation. An applicant seeking
Tentative Map and Site Development Review approval for development projects within the viewsheds of the 3
corridors, shall be subject to Scenic Design Analysis during project processing. This section describes the required
materials for conducting this level of analysis and a list of standards that need to be complied with under each
zone. This implementation section complies with Program 6R of the Specific Plan.
The policies and standards outlined in this document are required for each applicable Eastern Dublin
development. Some of these standards are advisory design guidelines from the Specific Plan, which through
adoption of this document, would be requirements, instead of advisory guidelines.
Any changes that are deemed not in substantial conformance with the document's policies and standards
would require City Council adoption of a resolution. Any minor modifications would be subject to the Planning
staffs review and approval. Planning staffwill make the initial determination of conformity.
Januarv 16 and Februarv 20. 1996 Planning Commission Meetings
The Planning Commission first heard this item on January 16, 1996. At that meeting, the Planning
Commission received a staff presentation, which included a brief presentation from our consultant, Linda Gates,
who prepared the draft document. Due to the desire of the Planning Commission to have the last agenda item
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heard and have additional time for the staff report and document review, the Commission continued the item tt) the
February 20th meeting.
Between the January 16th and February 20th meetings, staff and the consultant met with two property
owners that had concerns with some of the scenic corridor standards. As a result of that meeting, staff and the e-
consultant revised certain provisions. One of the property owners concurred with these revisions, the other, Mr.
John DiManto (Dublin Land Company) still did not concur.
Since Mr. DiManto was not able to attend the February 20 meeting, he requested that staff present his
concerns. Mr. DiManto's property is located just east of Tassajara Road and north of the 1-580 freeway. Mr.
DiManto believes that the revised view cone (shaded area) for Viewpoint 2, is still too restrictive and would have
"adverse marketing impacts". In other words, the developer's perception of impacts, or property development
restrictions would be great if a developer were to look at this graphics. He prefers a much smaller view cone.
For purposes of indicating views more precisely, staff and the consultant narrowed the view cone for
Viewpoint 2 (see figure 6 of the document). The view cones for Viewpoints 2 and 3 are not very restrictive
because they are located on the overpasses for Tassjara Road and Fallon Roads. These Viewpoints are much
higher than the adjacent scenic corridors. Additionally, this figure has been modified to show building heights that
would be allowed within the shaded view cone area. For Viewpoint 2, a 40 foot high building, only approximately
50 feet north of the freeway, would not screen views of the ridgeline. Also, the proposed development standard
states that up to 25 percent of the view of the ridgeline within that view cone can be blocked. Given the Specific
Plan commercial land use designations on Mr. DiManto's property and the percentage of parking required, it is
unlikely that a situation would occur where more than 25 percent of the view would be blocked.
Staff recommended to the Planning Commission that Figure 6 remain as modified. Staff explained that the
revised graphics depicting building height information would eliminate any development confusion and would,
tl- '-' -efore, decrease the developer's perception of impacts. Staff concluded that Mr. DiManto's request does not
meet the intent of the Eastern Dublin Specific Plan polices and programs regarding preserving scenic vistas. e-.:
The Planning Commission concurred with staff and approved the resolution recommending that the City
Council officially adopt the three scenic corridors and approve the policies and standards document.
Conclusion
Staff recommends that the City Council adopt the draft Resolution Exhibit B officially adopting Tassajara
Road, 1-580 and Fallon Road as designated scenic corridors and approving the Eastern Dublin Scenic Corridor
Policies and Standards document, Exhibit A. The document's policies and standards comply with the policies and
action program requirements of the Eastern Dublin Specific Plan.
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Eastern Dublin Scenic Corridor
Po[icies and Standards
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City of Dublin
David L. Gates & Associates
March 1996
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TABLE OF CONTENTS
PURPOSE ......... .......... ........................ ............ ............ 1
METHODOLOGY ................................ .................. ...2
DEFINITIONS .................................... ... ..... ............... 3
OVERALL IMPLEMENTING POLICIES ............... .9
SCENIC CORRIDOR ZONES ................................. 23
Zone 1: 1-580 ......................................................... 23
Zone 2: Tass~ara Gateway.................................... 28
Zone 3: Tass~ara Creek Valley............................. 31
Zone 4: Tassajara Village Area .............................36
Zone 5: Fallon Rural Open Space .......................39
Zone 6: Fallon Road Gateway and Village ........... 43
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IMPLEMENTATION ...............................................47
LIST OF FOLD-OUT DIAGRAMS
Fig. 2: Environmental Constraints ............................5
Fig. 3: Land Use .........................................................7
Fig. 4: Visual Features ..............................................13
Fig. 5: Zones .............................................................15
Fig. 6: Viewpoints ..................................................... 17
Fig. 7: Viewpoint 2 - Building heights .....................19
Fig. 8: Viewpoint 3 - Building heights ..................... 21
.
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PURPOSE
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The Eastern Dublin Specific Plan, in Program 6Q, states that "the City
should officially adopt Tass<yara Road, 1-580, and Fallon Road as des-
ignated scenic corridors; adopt a set of scenic corridor policies; and
establish review procedures and standards for projects within the sce-
nic corridor viewshed."
This document is an implernenting tool which has been created to
carry out the requirernents of that Program and other policies and
programs of the Specific Plan. Thus, the Scenic Corridor Policies and
Standards are not intended to change any land uses described in the
Specific Plan. Rather, they are intended to clarify how the land uses
set forth in the Specific Plan will be implemented when development
occurs adjacent to a Scenic Corridor, or affects a significant view from
a Scenic Corridor.
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The policies set out in this document do not override other constraints
stated in the Specific Plan. These policies and standards supplernent
and clarify the Specific Plan, rather than modify it. The intent of these
policies and standards is to allow project development as shown in the
Plan to occur while rnaintaining the visual character of the eastern
ridgelines, watercourses, and distinct landscape features, for travelers
on scenic routes in Eastern Dublin. While the applicant should gen-
erally comply with these standards, the City may allow some flexibility
with meeting these standards only if the applicant dernonstrates, to
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Figure 1: Location Map
'To esta6[isfia visua[[y rfistitu-
tive community wfikfi pre-
serVes tfr.e cfiaracter of tfr.e
naturae fanaforms 6y protect-
ing R....ey visua[ efements ana
maintaining views from ma-
jor travef corrUfors ana pu6-
[k spaces.
'Eilstem 'DubWi Specific 1:Wn goal
Preserve tfr.e naturae open
6eauty of tfr.e fiiIfs ana otfr.er
important visua[ resources,
sucfias cree!;} ana major stanrfs
of vegetation.
Policy 6-211: 'Eilstem 'Dub{in Specific 1:Wn
...................................................................~
. . . . . . . . . . . . . . . . . . . . . .. . . . . .. . . . . . . . .. .. . .. . . .. . .. .. .. .. .. .. .. .. . .. .. .. .. .. .. .. .. . . .. . .. .. .. .. . .. . .. . . .. . .. .. .. . a.;..
the satisfaction of the Planning Department, compliance with the
overall intent of the policies and standards. Should any of these poli-
cies or standards conflict with the land use goals, policies or programs
of the Eastern Dublin General Plan Amendment and Specific Plan,
the land use constraints of the General Plan Amendment and Specific
Plan shall govern. This document may be rnodified at any time by
resolution of the City Council. Any such modification shall not con-
stitute an amendment to the Specific Plan.
METHODOLOGY
In compliance with the Eastern Dublin Specific Plan policies and ac-
tion programs, and the Eastern Dublin General Plan Amendment and
Specific Plan Environmental Impact Report, the City of Dublin is of-
ficially adopting I-580, Tassajara Road and Fallon Road as designated
scenic corridors. The City hired David L. Gates & Associates as con-
sl,lltant to prepare Eastern Dublin scenic corridor policies, and project
review procedures and standards.
To prepare these policies, procedures, and standards, the consultant
conducted a visual survey of the Specific Plan area to identify and rnap
scenic corridor viewsheds of existing scenic vistas. Profiles of eleva-
tions across the area were analyzed in order to evaluate the impacts of
development on specific views.
Two maps from the Specific Plan were also key in the development of
these Scenic Corridor Policies and Standards. The first, Eastern
Dublin Specific Plan Figure 6.3, Environmental Constraints, (shown here
as Figure 2), indicates the Visually Sensitive Ridgelands and Tass.yara
Creek, which are focal points of the Scenic Corridors. The second,
Eastern Dublin Specific Plan Figure 4.1, Land Usernap, (shown here as
Figure 3), indicates where there are opportunities, through use of des-
ignated open space, for example, to maximize the scenic qualities of
the Scenic Corridors. The Land Use map also illustrates where the
thoughtful design of the streetscape itself and of the builtforms adja-
cent to the Corridor is the main defining characteristic of the Scenic
Corridor, in areas such as the Tassajara Gateway/Town Center or the
Tass.yara Creek Valley.
In developing these Policies and Standards, direction was obtained
frorn City of Dublin staff and from property owners. A workshop was
held with impacted property owners to informally review and com-
ment on the proposed Policies and Standards. Input from the work-
shop and meetings was used in developing the final document.
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The Scenic Corridor Policies and Standards integrate two approaches.
1. In order to address the variety of conditions along the Scenic Cor-
ridors, policies specific to each segment of Scenic Corridor were de-
veloped.
2. In addition, Viewpoints were designated where there is a specific
view of outstanding scenic value.
DEFINITIONS
Scenic Corridor- The rights-of-way ofl-580, Tassajara Road, and Fallon
Road.
Scenic Design Analysis - Design review, siting criteria and detailed
visual analysis as described in Mitigation Measure 3.8/8.1 of the East-
ern Dublin GPA and Specific Plan EIR and Policies 6-28 through 6-39
of the Eastern Dublin Specific Plan and further detailed under the
Implementation section of this document.
Viewpoint - A point on the Scenic Corridor right-of-way designated as
a "Viewpoint" and indicated on Figure 6, the Viewpoints map, frorn
which a view of exceptional scenic quality is seen.
Viewshed - The area between a viewpoint and the designated object
of the view, or the area within 700 feet of a Scenic Corridor that is
visible from the Scenic Corridor.
VISUally Sensitive Ridgelands - The areas designated in Figure 6.3 of
the Eastern Dublin Specific Plan as "Visually Sensitive Ridgelands - No
Developrnent."
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OVERALL IMPLEMENTING POLICIES FOR THE EASTERN
DUBLIN SCENIC CORRIDORS
These overall implementing policies apply to all development acljacent
to a Scenic Conidor, generally within 700 feet of such a conidor. Specific
policies, set forth in the subsequent section, apply to developrnent lo-
cated along specific segments ("Zones") of the Scenic Conidors.
1. Maintain a sense of place for Eastern Dublin with relation to natural
landforms and topograPhy.
1-580, Tassajara Road, and Fallon Road have been designated as Sce-
nic Conidors by the City of Dublin. The principal elements contrib-
uting to the scenic character of these conidors are the sweeping pan-
orama of the foothills and the rural landscape. A!; the rural landscape
will be altered by development, maintaining views of the foothills and
other significant features such as Tassajara Creek is essential if the area
is to maintain its visual identity.
Along Eastern Dublin's Scenic Corridors, there are places where
Tasscyara Creek, the foothills and ridgelands, and other landscape
features that distinguish the Eastern Dublin area are more visible, and
more directly experienced. The map, VISUal Features (Figure 4), iden-
tifies particular features visible from I-580, Tasscyara Road, and Fallon.
In order to retain the sense of these natural landforms and ernphasize
their importance in defining the Community's identity, and in order
to preserve the sense of openness that characterizes the Eastern
Dublin area, special provisions are set forth protecting these views.
2. Allow the traveler along a Scenic Corridor to experience the varied
features of the landscape.
Eastern Dublin's Scenic Conidors traverse a range of landforms and
existing and potential land uses. They take the traveler through town
centers and open space, past creeks, parks and residential neighbor-
hoods, and through knolls and valleys. They offer views of near foothills,
prominent ridgelands, and distant Mt. Diablo. In order to rnaxirnize the
opportunities that these conidors offer, it is necessary to address each
segment as an entity with its own character and priorities.
Site graaing and access roaas
s/ia[[ maintain t/ie naturae
appearame of t/ie upper
rUigdandS or foreground liiffs
wuliin tlie viewsliea of trav-
ders afong 1-580, 'Tassajara
2\{J~ and tlie future e?(j:en-
sian of:r a[fon 2\{Jaa. Streets
sfwuUf De afignd to fo[[ow tf1e
naturae contours of tlie liif[-
sUies. Straight, [inear rows
of streets across t/ie face of
liiffsUies s/ia[[ De avoUiea.
Po&g 6,33: 'lAstern 'IJuDfin Spedfic 1fan
Structures 6uilt near aes-
ig1U1.tea scenu. co rrUiors
s/ia[[ De [ocatea so tliat
views of t/ie 6ac/(arop
rUige {Uientifiea in :r igure
6.3 as "visua[ry sensitive
ritfgefandS - no aevefop-
ment'~ are genera[ry main-
tainea w/ien viewea from
tlie scenu. corritfors.
Po{uy 6,30: 'Eastern 'lJufj{in. Specific
PCan
...................................................................~
................................................................................ .'
'lJevefopment is not permittetf
on the main rilfgefine tfiat oor-
aers the pfanning area to the
nort/i atuf east, out mayoe per-
mittetf on the foregrouru! /iiffs
aru! rilfgefaru!s. Minor inter-
ruptions of views of the main
ritfgefine oy irufivUfuaf ouiUing
masses mayoe permlssifjfe in
{imitetf circumstaw:es wfzere af{
other remetfies /io.ve oeen ei\:-
/io.ustetf.
Poficg 6--29: 'IJ1stem 'I>ufjfin. Specific 'lfan.
The Zones map (Figure 5) identifies six distinct zones, each with par-
ticular policies and standards. .
Zone 1: 1-580
Zone 2: Tass::yara Gateway
Zone 3: Tassajara Creek Valley
Zone 4: Tassajara Village Center
Zone 5: Fallon Rural Open Space
Zone 6: Fallon Road Gateway and Village
At certain points, particularly significant views are possible from the
Scenic Corridors. The Viewpoints map (Figure 6) identifies these
special viewpoints, their view cones (where appropriate), and the fo-
cus of the views to be preserved.
3. Assure that development along the Scenic Corridors is well planned
and sensitivel:y sited to respect the natural topograPhy.
Although development along the Scenic Corridors will alter the rural
character of the area, sensitive siting of developrnent will preserve the
semi-rural ambiance of the Eastern Dublin Community from the Sce-
nic Corridors. It will prevent unnecessary intIusions into viewsheds,
strive to preserve horizon lines, and maximize views to open space
and natural features, while still allowing land uses as described in the
Eastern Dublin Specific Plan.
· Site buildings so as to blend with the landforms where possible, and
to minimize the presence of buildings from the Scenic Corridors
when the focus of the zone is the natural landscape.
· Cluster buildings where possible in order to maximize open space
and views from the Scenic Corridor.
.
· Building setbacks are encouraged to allow views to hills and
ridgelines.
· Natural appearing berms may be used to screen buildings frorn
Scenic Corridors.
.
~................................................................... .
..
..
.
................................................................................ .
4. Achieve high quality design and visual character far all development
visible from designated Scenic Corridors, generally within 700 feet of a
Scenic Corridor.
High quality design will also complement the area's natural setting. It
will enhance the semi-rural ambiance of the Eastern Dublin Commu-
nity frorn the Scenic Corridors, and will present a positive image of
the Community.
· Architecture should complement the natural environment rather
than distract from it.
· Roof lines should be varied in height and pitch to harmonize with
the roIling and irregular forms of the topography.
· Building masses should be broken so as not to be monolithic.
· Base colors and materials used for buildings should harmonize with
the colors of the earth and natural colors of the environment.
5. Assure that landscaping adjacent to the Scenic Corridors harmonizes
with the scenic environment.
Planting along the Scenic Corridor right-of-ways should be appropri-
ate to the varied conditions experienced along the corridors.
· In the Fallon Rural Open Space Zone, informal rnassing of trees
and shrubs harmonizes with the natural riparian and valleyvegeta-
tion and the irregular forms of the hills.
· In the Town Center, where the built environment is the focus, more
formal planting is appropriate.
· Where the foreground hills are a focus of the Scenic Corridor expe-
rience, landscaping should allow views of those hills through and/
or over planting.
· Use of landscape plants which have forms that harmonize with
the plants native to this area, and of native-compatible plants is
encouraged.
'BuiItfing aesignslia[[ conform
to tn.e naturae [aruf form as
muc/i as possw fe. lJ'ediniqu.es
suc/i as 11Ul[ti-fevef founaa-
Nons, roof[ines wliic./i compfe-
ment tn.e surrourufing sCopes
aruf topography, aruf varia-
tions in. vertica[ massing to
avoUf a 1TWnotOnoUS or [inear
appearana sfwuU De user!.
Pofky 6-36: 'EJIstem NUn Spedfir. 'Ifmt
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SCENIC CORRIDOR ZONES
.
Zone 1: 1-580
Frorn the 1-580 Zone, Eastern Dublin is defined by the backdrop of
ridges to the north and east, and by large knolls to the northwest. 1-
580 crosses the Tassajara Creek corridor, a significant natural feature,
providing a view up the creek corridor. At Fallon Road, a low group
of hills, which are designated as open space, visually emphasize the
character of the land. Mt. Diablo is visible in the distance. From the
1-580 Zone, millions of travelers annually will form their irnpressions
of the community of Eastern Dublin, its fit with the landscape, and its
connection to its rural surroundings and past.
.':
Figure 10: Viewpoint 2 (1-580 at the Tassajara Road overpass)
Figure 11: Vwwpoint 3 (1-580 at the Fallon Road overpass)
Figure 9: Vzewpoint 1 (1-580 at Tassajara
Creek)
YlE:W '~I~'1' .
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Figure 12: Lncation of the 3 viewpoints (See Figures 7 and 8 fOT details of Viewpoints 2 and 3)
...................................................................~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .' .
POliCY 1: Maintain a strong visual identity relating to the natural
landforms and key visual elements in the Eastern Dublin area. .
STANDARD 1.1: From the three designated Viewpoints in this Zone,
shown on Figure 12, maintain a generally uninterrupted view to sig-
nificant natural features.
. From Viewpoint 1, (at the Tass.yara Creek crossing) preserve a clear
view to the Tass.yara Creek corridor from I-580. In order to form a
view cone that will allow the traveler on 1-580 to experience this view,
building setbacks must increase closer to the creek crossing. Begin-
ning 450 feet east along 1-580 frorn the creek crossing, a setback line
shall be established at a 23 degree angle frorn the roadway, as mea-
sured from the center of the northernmost travel lane.
"?~.JAAA f/l.4I1..CJ.Ier ~ ~
C~ ~ FCIfZ. VIEW TC)~
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Figure 13: Vrew cone at westbound 1-580 towards Tassajara Greek
· From Viewpoint 2, (at the Tassajara Road overpass) structures
should not extend above the horizon of the Visually Sensitive
Ridgelands (as mapped in the Eastern Dublin Specific Plan - "Visu-
ally Sensitive Ridgelands - No Development") for more than 25%
of the total horizon line. The total horizon line shall be defined as
the limits of the Visually Sensitive Ridgelands as seen from the View-
point. (See Figure 7)
· From Viewpoint 3, (at the Fallon Road overpass) structures should
not extend above the foreground hills located approximately 2500'
north of the viewpoint for more than 25% of their horizon line. The
horizon line of the foreground hills is generally defined as that part of
the horizon which rises above an elevation of 450 feet. (See Figure 8)
· Design of developrnent within the viewsheds described or framing
those views should complernent the view, rather than distract from
it. (See Figure I4)
..---
~................................................................... .
................................................................................ .
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Figure 14: Protection of the horizon line and complementary design of the development
STANDARD 1.2: Structures adjacent to the corridor, generally within
700 feet of the Scenic Corridor, should be allowed to obstruct views of
the Visually Sensitive Ridgelands from 1-580 for not rnore than ap-
proximately 50% of the developed frontages.
. Views may be maintained by balancing building heights and set-
backs so as to allow views over the buildings, by clustering buildings
to allow views through, or by siting parking to preserve views to the
hills. (See Figures 15 - 17)
.
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Figure 15: Alternative with larger building setbacks - example
~ll.ol~ wITH~~
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Figure 16: Comparison of sightlines in relation to building setbacks
Stro.ctures sfta{{ 1Wt 6e focatea
wlU.re tlU.!J wouft[ o6struct
scenic views or appear to
O(f:eruf a60ve a scenic ritfgetop
(i.e. siI!wuettea)wfien viewea
from aesignated scenic corri-
aors.
Mitiga1ionMeasurd.815.1: '[Astem 'DuDfin
q~ & Spuific p(iJn 'E11(
...................................................................~
..... ....... ..... .......... .... ....... .............. ... ....... ...................
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Figure 17: Alternative with smaller building setback - example
· Any structure which lies within a viewcone of a Viewpoint described
in Standard 1.I shall adhere to the provisions of Standard 1.1 only.
The provisions of Standard 1.1 shall supersede the provisions of
Standard 1.2 for those structures.
POllCY 2: Create a positive image of Dublin for through travelers.
STANDARD 2.1: Architecture visible from the Scenic Corridors
should complement the local environment.
· Use varied roof forms and parapets of varying heights to break
down the scale and add visual interest to comrnercial buildings.
· The base colors and materials of buildings, fences, and walls should
be compatible with natural environment.
· Use landscaping to screen utility areas such as loading docks from
view from 1-580.
· Landscaping should incorporate semi-rural forms, such as formal
windrows, orchard pattems, or informal rnassing.
· Landscape setbacks should be planted so as to maintain periodic
view corridors for travelers on 1-580, either by planting in windrows
with corridors between, or in informal massing with open views
between rnasses. (See Figure 18)
J:-~eo
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---
Figure 18: Windrow planting along 1-580 allow through views
~................................................................... .
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1-580
Fig. 19: Vzew Study from 1-580
...................................................................~
..... ..... ............ ....... ..... .... ..... ..... ......... ............ .......... ~.
Zone 2: Tassajara Gateway
Tassajara Road will be the m;:yor entry to Eastern Dublin from 1-580.
The entry to the Town Center for Eastern Dublin will be located along
Tass;:yara Road. Because of the flatness of the topography in this area,
here, built form and streetscape will be the predominant views.
Moving north on Tassajara Road, views through the park at Gleason
Road toward Tass;:yara Creek and the knolls beyond again connect the
Scenic Corridor traveler with the natural features of Eastern Dublin.
.
For this Zone, specific advisory guidelines from the Eastem Dublin
Specific Plan are applied, to ensure scenic quality.
I ~ P.1e:o
Figure 20: Tassajara Gateway
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POllCY 3: Establish Gateway to nastern Dublin.
STANDARD 3.1: Concentrate building height and mass at the focal
intersection of the Town Gateway.
. Step up building heights toward the Dublin Blvd. / Tassajara Road
intersection.
. Site buildings close to the Tass~ara Road right-of-way, to emphasize
the gateway effect.
. Use distinctive right-of-way landscaping to emphasize entry.
. Specific Plan Design Guidelines Sec. 7.4.1, and 7.4.2 contain fur-
ther recommendations. The following provisions from the Specific
Plan Design Guidelines are incorporated into this Standard as re-
quirements:
Orient buildings to major arterial streets within eastern Dublin to
enhance the gateway experience. Do not site buildings directly
adjacent to the freeway ROW, where they are oriented prirnarily
toward passing freeway traffic, turn their backs on community
streets, and block views from the freeway to the hills.
Buildings should increase in height with distance from the freeway,
with lowest buildings nearest the freeway ROWand tallest buildings
near the intersection of Dublin Boulevard and the m~or north-
south arterial.
Articulate building corners around the intersection, for example
by stepping up in height, adding towers or varying roof form.
Divide parking lots into smaller units, and site buildings to screen
views of parking from m~or thoroughfares.
Landscape parking lots with one tree per 4-6 parking stalls.
POllCY 4: Convey sense of connection to the vital commercial district.
STANDARD 4.1: Create a pedestri,an friendly streetscape with build-
ings facing onto the street. (See Figure 21)
. Site buildings at the setback line along Tassajara Road.
· Facades should be varied and articulated.
...................................................................~
.... ........ ... ........... ... ... ...... ..... ....... ............ ........ ....... ....
· Site parking behind buildings.
· Landscaping along the Tass~ara Road right-Df-way should be formal.
.
· Provide wide sidewalks with shade trees along Tass~ara Road.
~-
.......
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Figure 21: Image of Town Center
POllCY 5: Leaving the commercial area, reconnect northbound travel-
ers with sense of natural landforms and place.
STANDARD 5.1: Provide transition from focus on built environment to
focus on natural features.
.'
· Acljacent to the city park, incorporate landscaping for Tass;:yara Road
right-Df-way into park design.
· Maintain views through the park to the Tass~ara Creek Corridor.
· High canopy trees rnay provide views to the creek corridor.
· Incorporate informal massing of trees into right-Df-way landscaping.
STANDARD 5.2: From Viewpoint 4 (at Tass~ara Road south of
Gleason Road, where the park begins), provide a view to the north-
western knoll.
· By providing spaces between buildings and by keeping landscaping
low between the Viewpoint and the western knoll, maintain a view
corridor to knoll for northbound travelers.
.,-
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..... ... .................. ..... ... ..... ......... ......... ..... .......... .........
Zone 3: Tassajara Creek Valley
This section of Tassajara Road parallels Tassajara Creek through a
valley formed by a series of knolls and low foreground hills. To main-
tain a sense of this character, it is important to periodically allow views
of the hills and knolls as one proceeds through the corridor, and to
allow the riparian vegetation along Tass.yara Creek to periodically be
seen from the road. The views from Tass.yara Road at the creek cross-
ing will provide the strongest sense of the natural landscape in this
Zone. The semi-rural ambiance of this Zone will be reinforced by the
character of the streetscape.
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Figure 23: Tassajara Creek VaUey
POllCY 6: Emphasize valley character by creating viewpoints and view
corridors to knolls, foreground hills and to Tassajara Creek.
STANDARD 6.1: Allow intermittent views from Tassajara Road to the
hills, knolls, and creek.
· Where clustering of buildings or varying roof heights and pitches allows
for views over or through to the hills beyond, this is strongly encouraged.
Figure 22: View of creek vegetation
...................................................................~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . '. .
'Iassajara Creel( ana otfier
stream corrUfors are visua[
features tfiat fiave special sce-
nic value for the pfanning area.
fJfie visua[ cfiaracter of these
corrUfors sfwuUf 6e protected
from unnecessary alteration or
aistur6an.a, ana atfJoining
aevefopment sfwuItf 6e sited
to maintain visua[ access to
tfie stream corrUfors.
Pvficy 6-39: 'Eostem 'l>ufjfirr. Spedft 1'fan
· Generally, site entry roads into developments so as to provide di-
rect views into the hills, knolls, and creek vegetation beyond. (See . .
Figure 22)
· The Tass~ara Creek corridor should be visible through public
lands. Right-of-way landscaping should not obscure views to the
creek corridor. High canopy trees should be used on the western
side of the road where views to the creek corridor are possible.
Trees should be massed informally, or spaced to allow views through
to creek corridor.
STANDARD 6.2: From Viewpoint 5 (where Tassajara Creek's inter-
mittent branch crosses Tass~ara Road), rnaintain views to the creek
and riparian vegetation, and to the open space to the east.
· In order to form a view cone that will allow the traveler on Tass~ara
Road to experience these views, building setbacks rnust increase
closer to the creek crossing. Beginning 300 feet in each direction
along Tass~ara Road from the creek crossing, building setback lines
shall be established at a 10 degree angle from the roadway, as mea-
sured from the center of the outermost travel lane in each direction.
(Figures 24 and 25)
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Figure 24: Increased building setback for view of creek and riparian vegetation
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Fig;ure 25: Right-ofway landscaPing pulled back to aLWw clear views of the creek and
the riparian vegetation
· Use a Iandscape buffer to create a transition between open space
and built areas.
.
· Design visible structures along the creek corridors to emphasize
the rustic nature of the area through articulation of building mass,
landscape treatment and selection of colors and materials to blend
with the setting.
· Use high canopy trees, and pull back other right-of-way landscap-
ing to allow clear views to the creek and riparian vegetation, and to
the Open Space to the east.
· Right-of-way landscaping should provide smooth transition to ri-
parian and open space areas adjacent to Tassajara Road.
· High canopy trees should be used to preserve views to the creeks.
...................................................................~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . o. .
POllCY 7: EmPhasize the semi-rural character of the area.
STANDARD 7.1: Streetscape should reinforce semi-rural ambiance.
(See Figure 26)
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Figure 26: Edge treatment and varied building setbacks
· Use rural landscaping patterns, such as hedgerows, informal clus-
ters, or orchard patterns.
· Avoid continuous sound walls along residential areas.
· Signs, fences, and wall materials should be appropriate to semi-ru-
ral setting.
STANDARD 7.2: Site and articulate buildings to provide interest and
reduce perceived density.
· Vary building setbacks frorn Tasse:yara Road, and vary building ori-
entation.
· Vary rooflines, pitches, and heights, and break up building masses.
.-
~................................................................... .
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................... ............ ..................................................
POllCY 8: Provide transition to Tassajara Village.
STANDARD 8.1: North of the creek crossing at Tassajara Road, rein-
troduce more formal, village elements.
. On the western side of the right-of-way, begin more formal planting
to announce presence of village.
. On the eastern side of the right-of-way, continue the more informal
planting pattern to the end of the rural-residential zone, to ernpha-
size rural heritage, and to maintain views to rural-residential parcel
and knoll.
. West of Tassajara Road, reduce setback requirernents to announce
return to village setting.
. East of Tassajara Road, where possible, site houses on the rural resi-
dential parcel to provide views of knoll for travelers rnoving north.
............ ..... .... ... ..... ......................................~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .
Zone 4: Tassajara Village Area
Tassajara Village is the first point of entry to the Eastern Dublin com- e
munity from the north. To the south, the hills and ridges rise on the
eastern and western sides. Several nearby knolls provide focal points
from the Scenic Corridors. Traveling north on either Tass.yara or
Fallon Road, one passes these knolls as natural gateways into the vil-
lage. Tass.yara Village will be the core of the residential areas in the
northern part of Eastern Dublin, with commercial and higher density
uses centered around the "T" intersection of Tass.yara and Fallon
Roads. Here, the relationship of cornrnunity to landform is apparent.
As a corning together of two Scenic Corridors at a village center, this
intersection should be celebrated.
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Figure 27: Tassajara Village Area
POUCY9: Preserve views of the surrounding knolls and to Tassajara Creek.
STANDARD 9.1: From Viewpoint 6 (at the intersection of Tass.yara
Road and Fallon Road), maintain view corridors that connect
Tass.yara Village to the surrounding landscape.
· Maintain views up Tass.yara Road, northwest to Mt. Diablo, by keep-
ing median landscaping open.
~................................................................... .
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............ ..... ....... ..... .................. ........ ..... ..... .......... ....... .....
. Provide view corridors to the surrounding knolls, and to the Visu-
ally Sensitive Ridgelands to the northeast, by clustering develop-
ment to allow views through.
. Provide occasional views through to Tassajara Creek and its ripar-
ian vegetation.
POliCY 10: Reinforce image of Tassajara Village as a neighborhood
center nestled into the surrounding landscape.
STANDARD 10.1: Emphasize entries to Tass.yara Village.
. From the south, maintain view corridors to the knolls that form
significant landmarks and create "gateways" to Tassajara Village.
. Keep right-of-way landscaping open enough to preserve views to
the knolls south of the village, which are located on rural residen-
tialland.
. Use siting and landscape to announce village presence and character.
. North of the "gateway" knolls, reduce setbacks and reintroduce
more formal planting.
STANDARD 10.2: Reinforce image of the intersection of Fallon and
Tass.yara Roads as the core ofTass~ara Village.
. Unify design elements around this intersection, for residential and
commercial, by using buildings of compatible scales, materials,
styles and colors.
. Maintain pedestrian/village scale in design of both high density
residential and commercial buildings, to ernphasize neighborhood
character.
. Use common landscape palette for parcels surrounding inter-
section.
............. ...... ................................................~
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Fig. 28: Vzew Study from TassajarajFallon intersection
~................................................................... .
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............ a....................... .................... II.........................................
Zone 5: Fallon Rural Open Space
Along this section of Fallon Road, open space and parkland buffers
the residential development from view. Access roads to development
will be few. The character of this corridor is defined mostly by the
land adjacent to the right-of-way, which will be park, rural residential,
or open space knolls, open slopes, or riparian drainage swale.
In the northern half of this Zone, there are distant, uninterrupted
views to the Visually Sensitive Ridgelands, to the rolling hills of the
foreground, and along the riparian corridor that crosses the road and
eventually joins Tassc:9ara Creek.
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Figure 29: Fallon Rural open Space (North)
In the southern half of the Zone, views open across Livermore and the
Amador Valley. Here, however, the character is defined more by the
immediate open space - knolls on the east side and a drainage swaIe
with riparian vegetation on the west side - which blocks or buffers views
to development. The character of the right-of-way must relate to these
open spaces and enhance the traveler's experience of them.
...................................................................~
..... .............. ... ........ .... .... ... ............. ... ..... ...................
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Figure 30: Fallon Rural open Space (South)
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POllCY 11: Celebrate open space, with distant views as well as with
foreground view and right-ofway landscaPing.
STANDARD 11.1: Ernphasize the sense of openness and the distant
views that occur in the northern part of this Zone.
· Preserve views to Visually Sensitive Ridgelands.
· Use rural landscape, and streetscape elernents - informal clusters of
riparian and/or oak trees which break the formal geometry of the
street tree pattern, providing scenic rural relief.
· Keep rnedian landscaping open to alIowviews across and/or through.
· In the Rural Residential area, homes should not be located on top
of ridges or knolls, but should be nestled into the topography.
Views of roof lines behind hills are permissible.
· Generally, avoid aligning entries to residential development with
direct sight lines from the road. (See Figure 31)
· Strive to minimize visual impact of reservoirs in these areas through
siting, design, and landscaping.
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Figure 31: Entry alignment to residential development
STANDARD 11.2: Enhance foreground views of the riparian swale
and the open space in the southern part of this Zone.
· Use the drainage swale as a buffer to development along Fallon Road.
· Extend the riparian vegetation along the swale into the right-of-way
to become an integrated part of the streetscape. (See Figure 32)
· Use the riparian vegetation along the swale as a buffer to the resi-
dential development and to filter views of development.
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Figure 32: Integrate riparian vegetation with the streetscape
STANDARD 11.3: From Viewpoint 7, (at the crest of Fallon where it
emerges from between the knolls, just past the northern entrances to
the residential development), maintain generally uninterrupted views
of the Visually Sensitive Ridgelands.
...................................................................~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .'.
· Open street planting to allow views to Visually Sensitive Ridgelands
and knolls.
· In the Rural Residential area, homes should not be located on top
of ridges or knolls, but should be nestled into the topography. They
should not break the horizon line formed by the Visually Sensitive
Ridgelands.
~................................................................... .
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............ ..... ..................... .... II II II..... II II II II" II II II II II II II II II II II II II II II II II II II II II II II II. II
Zone 6: Fallon Road Gateway and Village
It is anticipated that the area between 1-580 and the low lying fore-
ground hills will be comprised of auto-oriented commercial develop-
ment. The foreground hills will rernain open space, and provide a
significant backdrop to these uses. In this area, the focus will be on
the hills, and on assuring that developrnent is visually compatible with
the adjacent community-oriented commercial and residential devel-
opment. Fallon Road will be a secondary Gateway to the Eastern
Dublin Community. Both the presence of commerce and the sense
and views of the hills are important in this Zone.
~~
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Figure 33: Fallon IWad Gateway and Village
North of the hills, Fallon Road passes through cornpact residential
development. Frorn there to the end of the Zone, Fallon is bounded
to the west by the community park. The community park provides a
transition from the comrnercial and neighborhood development to
the open spaces beyond. Traveling south, the community park and
the low lying hills provide the visual focus.
...................................................................~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . '.
POllCY 12: Establish secondary Gateway to Eastern Dublin, emphasiz-
ing foreground hills and rural heritage.
STANDARD 12.1: Use building setbacks to create a Gateway at Fallon
Road and Dublin Blvd., while remaining in scale with the adjacent
residential and neighborhood developrnent and in character with the
semi-rural surroundings.
· Minimize setbacks at the intersection of Fallon Road and Dublin Blvd.
· Vary forms of roof lines and parapets for building interest.
· Landscape parking lots in orchard patterns or with other agrarian
references.
· Emphasize agrarian heritage in right-of-way landscaping by using
orchard patterns or hedgerows, or informal clusters.
· Specific Plan Design Guidelines Secs. 7.4.1. and 7.4.3 contain fur-
ther recommendations. The following provisions from the Specific
Plan Design Guidelines are incorporated into this Standard as re-
quirernents:
Orient buildings to rncyor arterial streets within eastern Dublin to
enhance the gateway experience. Do not site buildings directly
adjacent to the freeway ROW, where they are oriented primarily
toward passing freeway traffic, turn their backs on community
streets, and block views frorn the freeway to the hills.
Buildings should increase in height with distance from the freeway,
with lowest buildings nearest the freeway ROWand tallest buildings
near the intersection of Dublin Boulevard and the mcyor north-
south arterial.
Site buildings or built elements (freestanding towers, momunents,
architectural wal1s) within 75 feet of the ROW lines at the intersection
of Fallon Road and Dublin Boulevard, to function as gateway markers.
Use varied roof forms and parapets of varying heights to break
down the scale and add visual interest to commercial buildings.
Divide parking lots into srnaller units, and site buildings to screen
views of parking from rncyor thoroughfares.
Landscape parking lots with one tree per 4-6 parking stalls.
STANDARD 12.2: From Viewpoint 8 (on Fallon Road south of the
foreground hills), maintain open views of the foreground hills.
~................................................................... .
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................ ... ... ......... ..... ........ ...... ... ......... .......... .... .....
· In order to form a view cone that will allow the northbound trav-
eler on Fallon Road to have this view for a visually significant
amount of time, building setbacks must increase closer to the hills.
Beginning approximately 400 feet north of the Fallon Road /
Dublin Blvd. intersection, setback lines shall be established at a 20
degree angle from the roadway, as measured from the center of the
northbound travel lanes. (See Figure 33)
· Keep right-of-way landscaping open to allow views of the fore-
ground hills.
POliCY 13: Provide a transition from the commercial and residential
development to the open spaces to the north.
STANDARD 13.1: Reinforce visual connections to foreground hills,
and to the community park.
· Landscaping should reinforce the form of the hills, for example, avoid
planting tall trees around the bases of these hills, because they would
distract from the hills and minimize their apparent height
· UnifY right-of-way landscaping with community park design by cluster-
ing trees to allow views into the park, using natural patterns of clump-
ing rather than formal geometric streetscape patterns. (See Figure 34)
· At the Fallon Village Center, use storefront architecture and
streetscape design which enhances the pedestrian experience.
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Figure 34: Integrate landscaping
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. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . '. .
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Fig. 35: View Study from Fallon !Wa.d
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IMPLEMENTATION
1. Applicants seeking Tentative Map and Site Developrnent Review
approval for development projects within the viewsheds of Tassajara
Road, 1-580 and Fallon Road, as defined in the Eastern Dublin Scenic
Corridor Policies and Standards, shall be subject during the project
review process to Scenic Design Analysis and the following implemen-
tation requirements.
· Development within 700 feet of the Scenic Corridors is subject to
Scenic Design Analysis unless the applicant demonstrates to the
satisfaction of the Planning Department that at the time of the
application, the developrnent will not be visible from the Scenic
Corridor.
· Development located in shaded areas shown on the Eastem
Dublin Viewpoints map (Figure 6), is subject to Scenic Design
Analysis unless the applicant demonstrates to the satisfaction of
the Planning Department that at the time of the application, the
development will not be visible from the Viewpoint. This includes
structures which appear in the foreground of a designated view to
Visually Sensitive Ridgelands, slopes, hills, or knolls, even though
they do not block the view.
2. The applicant shall provide wireframes, photo rnontages, cross sec-
tions, or other graphics that dernonstrate to the satisfaction of the
planning department that the specific conditions described for the
Zone in which the project is located, and for the Viewpoint (if any) to
which it is adjacent, are met.
3. In conjunction with a Tentative Maps and Site Development Review
application submittal, applicants for developrnent subject to Scenic
Design Analysis shall submit materials described below, according to
the Zone in which their project lies:
3.1: All applicants in Zone 1: 1-580 shall submit:
· Wireframes, photomontages, plans, and/or cross sections through
the development, or other material demonstrating that the struc-
tures to be built will not obstruct views of the Visually Sensitive
Ridgelands for more than approximately 50% of the developed
frontages.
· Architectural elevations which show high quality building design.
'1fie City sfwuU officiaffy aMpt
'Tassajara 2(pa~ I -580} ana
:F a[[on 2(pad as designatetf
scenic corritfors; adopt a set
of scenic corritfor po[icies; ana
estafi[isfi review proceaures ana
stanaardS for projects witfiin
tfie scenic corritfor viewsfiet{.
Program GO; 'Eastern 'J)u[,&r.Specifir. 'Pfan
'1fie city sfwuU require projects
witfi potentia[ impacts on
scenic corritfors to submit
detaUed visua[ anafgsis witfi
deve!opment project app[ica-
tions. 5lpp[ica.nts wif[ be re-
quirea to submit grapliic simu.-
f.ations and) or sections drawn
from affected travd corritfors
tfuougfi tfie pared in question}
representing tgpica.[ views of
the parce[ from tfiese scenic
routes. 'Ifie grapfiic depiction
of the focation aruf massing
of the stTudure ana associated
f.anascaping can then be used
to adjust the project design to
minimize the visua[ impact.
Program 61(; 'Eastern 'J)u[,&r.Specifir. Pfiln
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· Landscape plans which show high quality landscape treatment in
front of blank architectural walls visible from I-580, and which show
that utility areas such as loading docks will be screened from view
from 1-580.
3.1.1: Applicants within the shaded area described as Viewpoint 1
shall submit, in addition to the requirernents of Section 3.1:
· Plans demonstrating that the setback requirement set forth in Stan-
dard 1.1 is satisfied.
3.1.2: Applicants whose project is located in the shaded area described
as Viewpoint 2 shall submit, in addition to the requirements of Sec-
tion 3.1:
· Wirefrarnes, photornontages, plans, and/or cross sections through
the developrnent, as is appropriate, demonstrating that the struc-
tures to be built will not extend above the horizon of the Visually
Sensitive Ridgelands for more than approximately 25 % of the total
horizon line.
3.1.3: Applicants whose project is located in the shaded area described
as Viewpoint 3 shall submit, in addition to the requirements of Sec-
tion 3.1:
· Wireframes, photomontages, plans, and/or cross sections through
the developrnent, as is appropriate, demonstrating that the struc-
tures to be built will not extend above the horizon line of the fore-
ground hills for more than approximately 25% of their total hori-
zon line.
3.2: All applicants in Zone 2: Tassajara Gateway shall submit
· Plans demonstrating that buildings are sited and designed in a
manner consistent with gateway prominence.
· Plans and elevations dernonstrating increased building heights and
rnass toward the Dublin Blvd./Tass..yara Road intersection.
· Architectural elevations which show high quality building design.
3.2.1: Applicants whose project is located between Viewpoint 4 and
the northwestern knoll shall submit, in addition to the requirernents
of Section 3.2:
· Wirefrarnes, photomontages, plans, and/or cross sections through
the development, as is appropriate, demonstrating that a view of
the northwestern knoll is maintained from the Viewpoint.
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3.3: All applicants in Zone 3: Tassajara Creek Valley shall submit:
. Plans demonstrating that entry roads generally are sited so as to
provide views into the hills, knolls, and creek vegetation, and dem-
onstratingviews to those features between buildings, where feasible.
. Architectural elevations which show variation in rooflines, pitches,
and heights, and high quality building design.
3.3.1: Applicants within the shaded area described as Viewpoint 5, or
adjacent to the Open Space areas that are focal points of the View-
point, shall submit, in addition to the requirements of Section 3.3:
. Plans demonstrating that the setback requirement set forth in Stan-
dard 6.2 is satisfied.
. Landscape plans demonstrating a transition between open space
and built areas.
. Architectural elevations showing that visible structures along
Tassajara Creek are designed so as to emphasize the rustic nature of
the area.
3.3.2: Applicants whose project is located south of Viewpoint 5 shall
subrnit, in addition to the requirements of Section 3.3:
. Plans demonstrating variation in building orientation and setback
from Tassajara Road.
. Plans demonstrating discontinuous use of sound walls.
. Graphics showing fencing, sign, and wall materials that are appro-
priate to a semi-rural setting.
3.3.3: Applicants whose project is located north of Viewpoint 5 shall
submit, in addition to the requirements of Section 3.3:
. Plans demonstrating siting of buildings in conformance with Standard 8.1.
3.4: All applicants in Zone 4: Tassajara Village Area shall submit:
. Architectural elevations which show high quality building design.
. Site plans and landscape plans demonstrating that the design, sit-
ing, landscaping, and setback requirements of Standards 10.1 and
10.2 are met.
3.4.1: Applicants whose project falls entirely or partially within a shaded
area at Viewpoint 6, the intersection ofTass~ara Road and Fallon Road,
shall submit, in addition to the requirements of Section 3.4:
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· For those projects located between the Viewpoint and the Visually
Sensitive Ridgelands or surrounding knolls indicated on the East-
ern Dublin Viewpoints map, plans and cross sections showing that
a view to those Visually Sensitive Ridgelands or knolls has been
preserved, where feasible. If a view to Tass.yara Creek and its ripar-
ian vegetation is possible, this is also strongly encouraged.
· Architectural elevations which show high quality building design
which is compatible in scale and style, and in rnaterial and color
palette with other development acljacent to that intersection.
· Landscape plan indicating use oflandscaping materials compatible
with other development adjacent to that intersection.
· Plans and elevations demonstrating pedestrian/village scale of both
high density and commercial buildings.
3.5: All applicants in Zone 5: Fallon Rural Open Space shall submit:
· Plans demonstrating that entry roads to residential development
generally are not aligned with direct sight lines from Fallon Road.
3.5.1: Applicants within the Rural Residential Zone shall submit, in
addition to the requirements of Section 3.5:
· Plans demonstrating that structures are not located on the tops of
ridges or knolls.
· If located between Viewpoint 7 and the Visually Sensitive
Ridgelands to the north, plans and cross sections demonstrating
that structures will not extend above the horizon line of the Visu-
ally Sensitive Ridgelands, where feasible.
3.6: All applicants in Zone 6: Fallon Road Gateway and Village shall
subrni t:
· Architectural elevations which show high quality building design.
3.6.1: Applicants in the southern portion of the Zone, between 1-580
and the foreground hills shall submit, in addition to the requirements
of Section 3.6:
· Plans demonstrating that the setbacks around the intersection of
Fallon Road and Dublin Blvd. are minimized.
· Architectural elevations showing variation in forms of rooflines and
parapets.
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· Landscape plans demonstrating use of agrarian patterns, such as
hedgerows, orchard patterns, or informal clusters.
3.6.2: Applicants within the shaded area described as Viewpoint 8
shall submit, in addition to the requirements of Section 3.6:
· Plans demonstrating that the setback requirement set forth in Stan-
dard 12.2 is satisfied.
3.6.3: Applicants in the portion of the Zone between the foreground
hills and Gleason Road shall submit, in addition to the requirements
of Section 3.6:
· Plans and elevations demonstrating pedestrian/village scale of
streetscape and buildings.
· If acljacent to the foreground knolls, landscape plans demonstrating
that the form of the knolls is not obscured, but rather, emphasized.
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RESOLUTION NO. - 96
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
"''''''''''*****
OFFICIALLY ADOPTING 1-580, TASSAJARA ROAD AND FALLON ROAD
AS DESIGNATED SCENIC CORRIDORS AND APPROVING
THE EASTERN DUBLIN SCENIC CORRIDOR POLICIES AND STANDARDS
WHEREAS, the City of Dublin adopted the Eastern Dublin General Plan Amendment and
Specific Plan on May 10, 1993 and the Dublin voters approved the Eastern Dublin General Plan
Amendment and Specific Plan on November 2, 1993; and
WHEREAS, the adopted Eastern Dublin Specific Plan contains an implementation
measure (Action Program 6Q) that requires the City to officially adopt Tassajara Road, 1-580, and
Fallon Road as designated scenic corridors; adopt a set of scenic corridor policies; and establish
review procedures and standards within the scenic corridor viewshed; and
WHEREAS, the Eastern Dublin Scenic Corridor Policies and Standards (policies and
Standards) document implements Action Program 6Q of the Eastern Dublin Specific Plan and is
consistent with the policies and action programs of Chapter 6 - Resource Management of the
Eastern Dublin Specific Plan to the extent that the Policies and Standards will promote the
preservation of important visual resources within the Eastern Dublin area; and
WHEREAS, the Planning Commission held two public meetings on January 16, 1996 and
February 20, 1996, to consider the project; and
WHEREAS, the Planning Commission recommended that the City Council officially
adopt Tassajara Road, 1-580 and Fallon Road as designated scenic corridors, and approve the
Eastern Dublin Scenic Corridor Policies and Standards; and
WHEREAS, the City Council held a public meeting to consider this project on March 12,
1996; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA) and the State CEQA Guidelines, and no new
effects could occur and no new mitigation measures would be required for the project that were
not addressed in the Final Environmental Impact Report (FEIR.) for the Eastern Dublin General
Plan Amendment and Specific Plan, and the project is within the scope of the FEIR.. The project
implements mitigation measures of the FElR. and an initial study will be conducted for each
development application that is required to comply with the Policies and Standards document; and
WHEREAS, the staff report was submitted recommending that the City Council officially
adopt Tassjara Road, 1-580 and Fallon Road as designated scenic corridors, and approve the
Eastern Dublin Scenic Corridor Policies and Standards; and
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does
hereby officially adopt Tassajara Road (between the Contra Costa County/Alameda County
boundary line and 1-580); 1-580 (portion that abuts the Eastern Dublin Specific Plan area); and
Fallon Road (between the Contra Costa County/Alameda County boundary line and 1-580), as
designated scenic corridors and approve the Eastern Dublin Scenic Corridor Policies and
Standards as defined in Exhibit A of the City Council Staff Report dated 3-12-96.
EXHIBIT'
PASSED, APPROVED AND ADOPTED this 12th day of March, 1996,
A YES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
g: \eastdubl\sceniclJ-12ccre\crc
K 2/gl3 -12-96/resoscen.doc
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Other Related Eastern Dublin Specific Plan Action Programs. Policies and EIR Mitigation Measures
The Specific Plan Action Programs 6R and 6S identify some preliminary procedures and standards
that should be implemented. Program 6R requires projects with potential impacts on scenic corridors to
submit detailed visual analysis with development project applications, e.g. graphic simulations and/or
section drawn from affected travel corridors through the development parcel, representing typical views of
the parcel from these scenic routes. Program 6R further specifies that the "graphic depiction of the location
and massing of the structure and associated landscaping can then be used to adjust the project design to
minimize the visual impact."
Program 6S requires the establishment of techniques for implementing the long term preservation of
visually significant portions of hillsides, including density transfers, homeowner association maintenance,
private ownership with public maintenance by assessment on homeowners, or dedication of land to a public
agency, such as the East Bay Regional Park District.
The following are Specific Plan policies and EIR mitigation measures related to this project:
Policy 6-28: Preserve the natural open beauty of the hills and other important visual resources,
such as creeks and major stands of vegetation.
Policy 6-29: Development is not permitted on the main ridgeline that borders the planning area
to the north and east, but may be permitted on the foreground hills and ridgelands.
Minor interruptions of views of the main ridgeline by individual building masses
may be permissible in limited circumstances where all other remedies have been
exhausted. *
MM 3.8/5.0: Development is not permitted on the main ridgeline that borders the planning area
to the north and east, but will be permitted on the foreground hills and ridgelands if
a backdrop of natural ridge lines remains visible when viewed from designated
scenic routes and appropriate measures are taken to minimize visual impacts
(relates to Policy 6-29). *
Policy 6-30: Structures built near designated scenic corridors shall be located so that views of the
backdrop ridge (identified in Figure 6.3 as "visually sensitive ridgelands - no
development") are generally maintained when viewed from the scenic corridors.
MM 3.8/5.1: Structures shall not be located where they would obstruct scenic views or appear to
extend above an identified scenic ridgetop (i.e. silhouetted) when viewed from
designated scenic routes (relates to Policy 6-30).
Policy 6-31: High quality design and visual character will be required for all development visible
from designated scenic corridors.
* The scenic corridor policies shall not preclude development with some visual impacts, as long as the
development incorporates sensitive design features that recognize the rural/open space character of the
Specific Plan area.
EXH~BIT G