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Home My WebLink About2.1 East Ranch DevelopmentSTAFF REPORT CITY COUNCIL Page 1 of 6 Agenda Item 2.1 DATE:May 4, 2021 TO:Honorable Mayor and City Councilmembers FROM:Linda Smith, City Manager SUBJECT:East Ranch Study Session (PLPA-2020-00028) Prepared by: Robert Smith, Associate Planner EXECUTIVE SUMMARY: The Applicant, Trumark Homes, LLC, proposes to develop a 573-unit residential project with six neighborhoods, two neighborhood parks totaling 11.5 acres, and a two-acre Semi-Public site reserved for affordable housing located on Croak Road east of Fallon Road. They have submitted an application for a Planned Development Zoning Stage 2 Development Plan and Vesting Tentative Map, along with a proposal to satisfy the requirements of the Inclusionary Zoning Regulations. The City Council will hold a Study Session and provide feedback to Staff and the applicant regarding the proposed project. No formal action will be taken or approvals granted for the project at this meeting. STAFF RECOMMENDATION: Receive the presentation and provide Staff and the Applicant with feedback on the overall project, location of the proposed parks, and the applicant’s proposal to satisfy the requirements of the Inclusionary Zoning Regulations. FINANCIAL IMPACT: All costs associated with processing the development applications are born by the Applicant. DESCRIPTION: The 165-acre East Ranch project site (formerly referred to as the Croak Property) is an undeveloped parcel located within the Fallon Village area of the Eastern Dublin Specific Plan (EDSP). The subject property is located north of Interstate 580, east of Fallon Road and the Jordan Ranch development, south of the Positano development, and adjacent to the City’s eastern City Limit as shown in Figure 1 below. The undeveloped site generally increases in elevation from south to north with large background hills in the northeast portion of the property. 4 Page 2 of 6 Figure 1. Vicinity Map Background On January 7, 1994, the City Council adopted the EDSP which has subsequently been amended. The EDSP provides a comprehensive land use program for the planning area of roughly 3,300 acres, along with goals and policies to guide future public and private actions relating to the area’s development. On December 20, 2005, the City Council adopted a General Plan and Eastern Dublin Specific Plan Amendment for the Fallon Village area which includes the East Ranch property. Related actions included adopting Planned Development (PD) zoning with a Stage 1 Development Plan (Ordinance No. 32-05) to establish regulations for the allowed land uses associated with development, improvement, and maintenance of the project area. The General Plan and Eastern Dublin Specific Plan assigned land use designations for the East Ranch site is shown in Table 1 below. Development was generally assumed at the mid-point density for a total of 573 residential units. 5 Page 3 of 6 Table 1. Existing Land Use Designations Land Use Designation Acres Allowed Density Range Allowed Unit Range Assumed Density Assumed # of Units Single-Family Residential 115.4 0.9-6.0 10-692 units 4 du/acre 469 Medium Density Residential 10.4 6.1-14 62-146 units 10 du/acre 104 Rural Residential/Agricultural 19.4 0.01-0.8 ------ Neighborhood Park 11.5 -------- Semi-Public 2 -------- Open Space 6.8 -------- Total 165.5 ------573 On December 2, 2008, the City Council amended the Stage 1 PD (Ordinance No. 45-08) to establish development standards for private yards within the Medium Density Residential land use designation of the Fallon Village area. Standards require that at least 50% of the Medium Density units include private yards that meet the following minimum standards: a) minimum 400 square feet of contiguous private, flat yard area; b) minimum dimension of 18’x18’; and c) include privacy fencing. Additionally, common areas shall be provided for units that do not have a private yard meeting the minimum standards. On October 15, 2019, the City Council held a Study Session and received a presentation on a Pre- Application submitted by Trumark Homes for the East Ranch project. The proposal included development of 573 residential units, as shown in Figure 1 and Table 2 below, including approximately 261 age-qualified units, two parks totaling 11.5 acres, and a two-acre Semi-Public site on 165.5 acres. The age restricted portion of the project was proposed for individuals of 55 years or older. Three home types were proposed, including 96 triplexes, 100 park court style single-family homes, and 65 single-family homes on 50’x95’ lots. Figure 1. Pre-Application Site Plan 2019 6 Page 4 of 6 Table 2. Pre-Application Proposal Land Use Designation Acres Assumed Density Assumed # of Units Single-Family Residential 115.4 4.1 du/acre 477 Medium Density Residential 10.4 9.2 du/acre 96 Rural Residential/Agricultural 19.4 ---- Neighborhood Park 11.5 ---- Semi-Public 2 ---- Open Space 6.8 ---- Total 165.5 --573 Current Project Since the City Council reviewed the Pre-Application for East Ranch in October 2019, Trumark Homes has further refined their project proposal and submitted their formal application for the East Ranch project as shown in Figure 2 below and project plans included as Attachment 1. The location of parks and the Semi-Public site have been modified to respond to feedback at the last Study Session, as has the proposed age-restricted component as further discussed below. The application is currently under review. The proposed project continues to include 573 residential units with six neighborhoods, two public parks totaling 11.5 acres, and a two-acre Semi-Public site that would be reserved for affordable housing. The application is for a Planned Development Zoning Stage 2 Development Plan and Vesting Tentative Map to subdivide the property. Figure 2. Formal Application Site Plan 2021 7 Page 5 of 6 The proposed Stage 2 Development Plan includes development and architectural standards, and a detailed site plan for 573 residential units in six distinct neighborhoods. Project density would range from 3.3 to 10.3 dwelling units per acre and four architecture styles are proposed: Traditional Farmhouse, Modern Farmhouse, California Revival, and Contemporary, as shown in the project plans (Attachment 1). A Site Development Review Permit (SDR) is required prior to development of each neighborhood (the current application does not include a SDR permit). The future SDR application would require review and approval by the Planning Commission. Single-family residential units are proposed within five neighborhoods totaling 465 residential units. Although the specific design of these homes is not proposed at this time, the concept example architecture provided in Attachment 1 includes a combination of one- and two-story homes, a variety of colors and materials, and a minimum two-car garage. Table 3 provides a summary minimum lot size in each of the five single-family neighborhoods. Table 3. Summary of Minimum Lot Size Neighborhood No. Lots Minimum Lot Size 1 100 6,500 SF 2 97 5,225 SF 3 88 5,500 SF 4 85 3,960 SF 5 95 3,360 SF For the sixth neighborhood, the Applicant proposes to develop 108 Medium-Density residential units. They have requested the option to choose, at the time that portion of the project is developed, whether these will be age-qualified units. If the neighborhood is not age-qualified, it would be composed of a combination of two- and three-story townhomes. If the neighborhood is age-qualified, the neighborhood would be composed of three-story condominiums with an approximately 39,000-square-foot amenity site that would include a clubhouse, fitness studio, and recreational pool. This portion of the development would be gated with restricted access. The City’s Inclusionary Zoning Regulations (DMC Chapter 8.68) require all new residential projects of 20 units or more to construct 12.5% of the total number of units as affordable units or satisfy the requirement through exceptions or alternatives approved by the City Council. The units shall reflect the range of numbers of bedrooms provided in the project as a whole but may be smaller in size. The exceptions and alternatives allowed by the Inclusionary Zoning Regulations include the following: a) payment of fees in-lieu of constructing up to 40% of the units; b) off-site projects; c) land dedications; d) credit transfers; and e) waiver of requirements or alternative methods of compliance as approved by the City Council. The proposed East Ranch project generates a requirement to provide 72 affordable units.The Applicant is proposing an alternative method of meeting this requirement as follows: Construction of 18 deed-restricted accessory dwelling units (to satisfy 25% of affordable requirement); Payment of in-lieu fees for 18 units (to satisfy 25% of the affordable requirement). Based on the current in-lieu fee of $206,386/unit (the in-lieu fee is adjusted annually on July 1 for 8 Page 6 of 6 CPI) this payment would be $3,750,948.; and Dedication of the two-acre Semi-Public site for a future affordable housing project to satisfy the requirement for 36 units (to satisfy 50% of the affordable requirement). As part of the Housing Element Update, the City recently initiated a General Plan Amendment Study to change the existing land use designation of two sites, including the two-acre site on the East Ranch property, from Semi-Public to Public/Semi-Public to allow a broader range of uses, including the potential for affordable housing developed by a non-profit entity. Changing the General Plan land use designation of the two sites to Public/Semi-Public would increase the availability of land for affordable housing, contributing to the City’s ability to meet its Regional Housing Needs Allocation (RHNA). The City Council is being asked to receive a presentation regarding the proposed project and provide Staff and the Applicant with feedback on the overall project, location of the proposed parks, and the applicant’s proposal to satisfy the requirements of the Inclusionary Zoning Regulations. ENVIRONMENTAL REVIEW: Pursuant to the requirements of the California Environmental Quality Act (CEQA), the proposed project is currently undergoing environmental review. Prior to future action on the development applications, the Planning Commission and City Council will consider the environmental document for the project. STRATEGIC PLAN INITIATIVE: None. NOTICING REQUIREMENTS/PUBLIC OUTREACH: A copy of this Staff Report was provided to the Applicant and the City Council Agenda was posted. ATTACHMENTS: 1) Project Plans dated January 29, 2021 9 "UUBDINFOU 10 EAST RANCH DUBLIN, CA 05/29/2020 STAGE II PLANNED DEVELOPMENT SITE PHOTOS 01/29/2021 Site Reference Written Statement Attachment 1- Wetland Delineation Plan (WRA) Attachment 2- Inclusionary Housing Proposal Attachment 3- Wendel Rosen SB330 Cover Letter Vicinity Map Aerial Image Existing Site Photos Stage II Planned Development Exhibits Illustrative Site Plan Medium Density Alternatives Stage II Development Plan: Existing Vs Proposed Land Use Plan Neighborhood Plan Ultimate Infrastructure Concept Plan Preliminary Street Sections Bicycle Circulation Plan Pedestrian Connectivity Plan Fence and Wall Plan Wildﬁre Management Plan Tree Plan Landscape Sections Roundabout Enlargement Plant List Preliminary Phasing Plan Ownership and Maintenance Plan Offsite Existing Croak Road Ownership and Maintenance Plan Development Regulations & Guidelines Development Setbacks Table Typical Setback Details Landscape Design Guidelines Introduction Community Form Streets and Trails Walls and Fencing Landscape Framework Architecture Design Guidelines Introduction Architectural Components Architectural Styles Conceptual Example Architecture TABLE OF CONTENTS 11 East Ranch (Croak) Written Statement Introduction: The East Ranch (Croak Property) project consists of approximately 165.5 acres within the East Dublin Specific Plan. The project is proposing 6 diverse residential neighborhoods along with common areas, trails, open space, a semipublic use, and 2 neighborhood parks. The East Ranch project is located directly east of the Jordan Ranch development and south of Positano, straddling the existing Croak Road. The East Ranch project includes the improvements and widening of Croak Road that will complete the connection from Positano Parkway to Central Parkway, and will extend further south to the future Dublin Boulevard extension. The project will also extend Central Parkway into the project, which will provide access to the future developments of the GH PacVest, Righetti, and Branaugh properties to the south. In 2005, the Fallon Village Stage I PD and EIR was approved, outlining the land uses and projected units for the Fallon Village properties. The East Ranch project will maintain the land uses and associated acreages as described for the Croak Property within the Stage I PD. Existing Site Conditions: The East Ranch (Croak) property is currently vacant. The property was dry-farmed by the family 30-40 years ago, and currently contains an existing homesite and barn that have been abandoned by the Croak family for over 15 years, and will be demolished with the new development. The existing vegetation consists of mostly grasses with some non-native trees that were planted by the Croak family. According to the “Resource Management Plan for the Eastern Dublin Properties” dated July 2004 and the August 2005 “Fallon Village Draft Supplemental EIR,” and more recent studies conducted in 2020, the trees present on the Croak Property are non-native, landscape / ornamental trees associated with the existing residences on the property. There are no mitigation measures specified for tree removal in the Final EIR. However, any tree removal will follow the EIR Mitigation Measures for protected raptors / birds. A prior biological assessment was performed for the Croak Property as part of the Resources Management Plan and Supplemental EIR completed in 2005 for all of Fallon Village planning area in East Dublin. WRA conducted updated biological studies during June and September 2020 to verify the location and extent of vegetation communities, federal and state jurisdictional aquatic habitats, and potential habitat for special-status species. The additional studies determined that existing conditions have not changed with respect to biological resources since the time the 2005 Supplemental EIR was completed. Results of special-status species habitat assessments for the Croak Property are summarized below: • Special Status Plants- negative findings • California Red-legged Frog- negative findings for species presence/potential habitat (also designated critical habitat) • California Tiger Salamander- negative findings for species presence/potential habitat • Western Burrowing Owl – potential habitat • Other Nesting Birds – potential habitat • American Badger – potential habitat 12 An aquatic resources delineation was performed on the property by WRA in 2020. An impact assessment was then conducted for aquatic features located within the project footprint. A map of biological communities (including aquatic features) mapped on the Croak Property has been included (See Attachment 1). The project is proposing a combination of mitigation methods including the following: • The project will fill no more than 0.1 acre of potentially jurisdictional aquatic features. • Offsite compensatory mitigation for impacts to upland grassland (non-breeding) habitat for California red- legged frog and California tiger salamander. The project has applied to the U.S. Army Corps of Engineers (Corps) for authorization to fill waters of the U.S. under the federal Clean Water Act Nationwide Permit program. The Corps will consult with the U.S. Fish and Wildlife Service regarding the potential effects to listed wildlife species and critical habitat in accordance with the Endangered Species Act. The project will also seek water quality certification from the Regional Water Quality Control Board under the Clean Water Act, and if take of California tiger salamander is anticipated, the project will submit an application to the California Department of Fish and Wildlife. The project is proposing to improve and widen Croak Road and connect to the future Dublin Boulevard extension to the south, currently planned to be constructed in 2023-2024. If unforeseen events cause a delay in the construction of the Dublin Boulevard extension by Alameda County Transportation Commission, the East Ranch project will improve and widen the existing Croak Road from the property south and western limits to its existing Fallon Road intersection as an interim utility and circulation condition. The interim Croak improvements will be removed once the Dublin Boulevard extension is completed. Proposed Uses: The current project application includes a Stage II Planned Development Rezone and Tentative Map. The project is proposing to maintain 573 units as outlined in the approved PD I and EIR, with 465 low density units and 108 units medium density units. Two neighborhood parks are also proposed, one 5.5-acre park at the Northwest corner, and another 6.0 acre park south of the project’s main entry. The project also includes 6.6 acres of Open space, 19.4 acres of Rural Residential/Agricultural, and a 2-acre Semi-Public site. The proposed project is consistent with the type and size of the land use designations assigned to the Croak Property in the Stage I PD, Eastern Dublin Specific Plan, and the Dublin General Plan. The table below indicates the proposed land uses in comparison with the existing approved uses. Below is a breakdown of each land use area: 13 PROPOSED STAGE II PD LAND USE EXISTING STAGE I PD LAND USE Land Use Acreage Proposed Units Proposed Density Acreage Units Density (Per General Plan) Low Density Residential (LDR) 115.4 465 4.0 du/ac 115.4 469 0.9-6.0 du/ac Medium Density Residential (MDR) 10.4 108 10.4 du/ac 10.4 104 6.1-14.0 du/ac Rural Residential/Agriculture (RR/A) 19.4 - - 19.4 1 du/100 ac Neighborhood Park (NP) 11.5 - - 11.5 - - Open Space (OS) 6.8 - - 6.8 - - Semi Public (SP) 2.0 - - 2.0 - - Total 165.5 573 3.5 du/ac 165.5 573 3.5 du/ac Project Access and Circulation Primary access into the East Ranch neighborhoods and parks will come from Croak Road. The existing Croak Road is proposed to be realigned and widened to its ultimate condition within the East Ranch project. Ultimate Project Access Croak Road will ultimately take access from the Dublin Boulevard extension east of Fallon Road. Croak Road would intersect Dublin Boulevard and provide primary access to the East Ranch from the south. The proposed Croak Road improvements will connect within Positano and extend south to Central Parkway. Central Parkway will be extended east from Jordan Ranch into the project site. Both Croak Road and Central Parkway extensions will be improved to their ultimate configuration within the project site. Interim Project Access If the Dublin Boulevard extension is not completed by Alameda County Transportation Commission at the time the project needs public access, existing Croak Road (south of the project site) will be improved and widened to provide interim access from the project site to the existing Fallon Road intersection. During this interim condition, primary access to East Ranch will come from the west, via Central Parkway, or from the north, through Positano. Internal Street and Neighborhood access Croak Road bisects the site into east and west neighborhoods. The main entrances into the neighborhoods will intersect Croak Road using two roundabouts. Internal circulation within the west neighborhoods will include 2 entry roads and a secondary internal loop road system. The eastern neighborhoods have 1 main entry road, and 2 secondary entry roads, including the Central Parkway eastern extension. The main entry 14 road will provide access to all easterly neighborhoods and parks. Enhanced landscaping will lead pedestrians along the main entry road to a gathering node located at the eastern edge of the development. Both parks will be accessed by neighborhood streets. The Northern Park will also have parking and access from Croak Road. Parking is provided on at least 2 sides of each park. Utility Infrastructure The East Ranch project site is serviced by gravity utilities (sanitary sewer and storm drain) that generally flows from north to south, with primary mains being located in Croak Rd. Water system connections and looping is provided by master planned connections to existing potable water and recycled water mains located in Central Pkwy. to the west (Jordan Ranch) and in improved Croak Rd to the north (within Positano). The East Ranch project will treat all of its storm drain runoff for water quality and hydromodification detention internal to the project to meet current RWQCB C.3 requirements. Ultimate Utility Improvements The ultimate sanitary sewer connections and conveyance include connecting the proposed 12” sanitary sewer in Croak Rd to the existing sanitary sewer system in the Positano Development which will provide gravity sewer service to approximately 90 existing homes in Positano that currently rely on a temporary sanitary sewer pump station for sewer service. With the ultimate sewer connection to be completed by the East Ranch Project, the existing sewer pump station will be able to be abandoned, thereby completing DSRSD’s ultimate service condition for the Positano residents. The ultimate sanitary sewer and storm drainage to be constructed with East Ranch will provide gravity service through the Project conveying flows south ultimately connecting to the master planned sewer and storm drain trunk lines in Dublin Blvd. that will be extended to Croak Rd. as part of the Dublin Blvd. extension project. The ultimate water main system includes potable and recycled water main connections to Jordan Ranch at the east end of Central Pkwy. and the south end of Croak Rd. in Positano and will make the ultimate connections to DSRSD mains in Dublin Blvd. Joint Trench facilities will also connect to Central Pkwy (Jordan Ranch), Croak Rd. (Positano) and south to Dublin Blvd. via the ultimate Croak Rd connection. Interim Utility Improvements The following description of interim utility improvements assumes that Dublin Blvd. has not been extended by the time the Project requires utility services, and that interim solutions for utility services will be required until the ultimate utility trunk main improvements in Dublin Blvd. are complete. The gravity utilities, sanitary sewer, and storm drain will all be extended south of the Croak property within the existing Croak Rd right-of-way. The interim storm drain would be a temporary line that follows existing Croak Rd. west to existing Fallon Rd and then turn south to make the ultimate connection into the existing dual 6’x5’ box culvert north of the Fallon Rd interchange (as planned in the East Dublin Drainage Master Plan). Interim sanitary sewer will be installed along the same Croak Rd. alignment as the storm drain but would continue north in Croak Rd. (old Fallon Rd.) to a connection to the existing 24” sewer trunk line in the Dublin Blvd. / Fallon Rd. intersection. Interim connections of potable water and recycled water as well as joint trench will be made to existing utilities in Central Pkwy (Jordan Ranch) and existing Croak Rd (Positano) to provide sufficient service levels and system looping. 15 Development Concept and Project Components: The East Ranch development proposes a variety of architectural homes, separated into 6 different neighborhoods. The breakdown of each neighborhood is shown below: Neighborhood Nominal Lot Size Number of Units Gross Acreage Density (du/ac) 1 65’x100’ 100 30.1± 3.3 2 55’x95’ 97 23.4± 4.1 3 50’x110’ 88 19.5± 4.5 4 49.5’x80’ 85 16.8± 5.1 5 48’x70’ Cluster 95 17.6± 5.4 6 Multi-Family Attached 108 10.4± 10.3 Total 573 125.8 4.55 The unit breakdown shown is preliminary and will be confirmed during the SDR design process, but the total number of units will not exceed 573 units. The East Ranch project proposes the following themes and concepts, driving the overall design: Kinship with the Past: From the robust roots of California farming and ranching, a new era of fine living is growing. With a deep appreciation for the dreams of today’s homebuyers, this just-right-sized mixture of housing options will be seen as a contemporary residential haven. Six diverse neighborhoods encourage residents of all ages to share walkable open space, recreation and a solid sense of value that together foster a new Tri-Valley legacy at East Ranch. Old Dreams. Fresh Thinking: The East Ranch vision takes in all the details. The 165-acre master-planned Community will blend 573 low-, and medium-density residences into distinct neighborhoods. Natural rolling hills, open space, and undulating terrain will be ribboned with tree-lined streets, paths, and trails. Recreation, including 11.5-acres of public neighborhood parkland and miles of pedestrian connections, will knit the community together. An additional 2-acre Semi-Public site will serve the community. Rustic Luxury in the Right Place: As people look for a community that connects them to Bay Area and Tri-Valley employment centers, they also long for a private world that brings them the lifelong bonds of family, friends and neighbors. East Ranch is that place. Rustic luxury in the right place. People look for a community that connects them to the Bay Area and Tri-Valley employment centers, to be closer to their family and friends. Again, rustic luxury in the right place. Balance and Blend: East Ranch neighborhoods unveil an unexpected wide array of opportunities for Tri-Valley buyers. From nest builders to growing families, people will experience a diverse variety of opportunities, and, at the same time, all share 16 in the keepsake quality of belonging. Insular, safe, walkable refreshing, familiar, and new – each of these characteristics is true for those who live at East Ranch. Icons and Imagination: Icons become meaningful when they stir the imagination. The character of East Ranch neighborhoods will be expressed in seamless blend of the bygone and the innovative. With old and new in balance, the touchstones of times past are being reimagined to give East Ranch its subtle yet genuine spirit of authenticity. The New Familiar: Communities are grown by the people who live in them, and public spaces are where they take root. East Ranch makes formal gathering places and landmarks occasions for interaction. The California farm/ranch vernacular sets a tone of casual friendliness. The walkability and social spaces encourage frequent neighbor-to-neighbor connections. Even the walls and fencing seem to recede into the landscape. The new becomes the familiar, and that means home. Fertile Ground for Community Live: The 11.5-acres of public parks are located by-design to tie East Ranch with the adjacent Positano and Jordan Ranch neighborhoods. The new parks, along with existing and new trails will expand and complete the overall East Dublin Specific Plan recreation element. All parks and amenities let you know you’re welcome to drop by, meet up, kick back and belong. These spectacular neighborhood anchors to community life are designed around the activities, recreation, entertainment, and socializing preferences of Tri-Valley and Bay Area homebuyers. From park concerts to pickleball, occasions, gatherings, celebrations and memories will spring from the vibrant hub of the community. Paths of Discovery: Streets and trails at East Ranch offer residents an easy, come-and-go way to travel around their community. Streetscapes come in a variety of heights, widths and sceneries, offering unhurried passage on spine streets and narrower, less public byways through neighborhoods. Miniature orchard and unexpected active and passive open spaces inspire a sense of interaction with neighbors and nature. Architectural Styles: A compelling sense of desirability is at the core of East Ranch’s architectural palette. A unifying overtone of East Bay farming and agrarian history inflects the 4 chosen styles with subtle connectivity to their shared surroundings. Yet home is in the eye of the beholder, and East Ranch will attract a wide range of people whose tastes, needs and preferences encompass a spectrum of styles. What distinguishes our neighborhoods will be their integrity, imagination and quality and will evoke pride of place. Traditional Farmhouse: This is the rootstock for many East Ranch neighborhoods, giving itself over to a range of interpretations, hybrids and variations. At its simplest, it is defined by understated detail, utilitarian functionality and practical charm that reflect a back-to-nature lifestyle. Traditional Farmhouse homes are typically simple in massing, often with covered porches and gabled roofs, wood columns and posts. 17 Modern Farmhouse: An evolutionary iteration of the traditional farmhouse, this style builds on the cornerstones of comfort and practicality with a modern lifestyle twist. Massing and forms are more asymmetrical. Contemporary and traditional materials invent new harmonies and corrugated roofing, stone veneer and vertical board and batten siding, giving distinction and variety to the neighborhood. California Revival: Like pages in California history, California homes are a compilation of Ranch and Prairie styles that create a connection between interiors and exteriors. California homes are meant to blend with the landscape, with natural colors, simple, subtle design and elegant relationships between indoor and outdoor living areas. California Revival uses elements such as overhanging eaves, wide front porches framed by tapered columns and pop-up second floors. Stone, wood and stucco eclecticism, set in organic surroundings, deepen individual character. Contemporary: Contemporary architecture shook-up the California style scene for decades in the mid 1900’s, and is returning with the high desire for single-story living with a strong connection to nature. As the need for large homes is replaced with the need for sunlight and breeze, New-Century Modern architecture will reintroduce clerestory windows, open-beam ceilings, and indoor/outdoor courtyards and atriums. East Ranch Cornerstones: Eco-Friendly Landscaping: • A variety of landscape and recreational spaces respond and connect to the natural ecosystem and encourage wildlife. • The use of drought-tolerant and native vegetation, as well as efficient low-volume drip irrigation, minimizes water usage. • Strategic landscape planning creates shade and wind protection on streets. Innovative Community Design: • Multiple parks designed for various age groups, multi-use buildings and community facilities, form the social center of the neighborhood. • Varied housing options serve a range of incomes and demographics to create a complete, authentic community. • Connected streets, playgrounds, parks and trails within walking distance inspire a healthy, active lifestyle. • Public Art and wayfinding add a sense of place. Forward-Thinking Building Design • Authentic architecture complements classic Bay Area and California Styles. • Open floor plans with accentuated outdoor spaces and natural ventilation accommodate contemporary lifestyles. • Multigenerational units provide opportunities for extended families and comply with universal design and accessibility standards. • Low-VOC coatings, ENERGY STAR appliances and water-efficient fixtures help preserve the environment. 18 An All-Embracing Neighborhood: • Create a sense of home for all cultures and generations by utilizing universal values and Northern California identifiers. • Balanced Living: • Combine traditional character and motifs with flexible modern touchpoints and technology integration. Space to Gather: • Connect community members and generate social unity through outdoor and formal indoor social areas, activities and amenities. • A Seamless Project: • Implement an excellent, diverse range of architectural styles that harmonize with landscaping and natural surroundings. Development Regulations and Design Guidelines: Requirements on setbacks, unit square footages, building separation, etc. have been provided in the following Development Regulations portion of the application. Proposed architectural and landscape themes and details have been provided within the Design Guidelines portion of the application. Inclusionary Zoning Ordinance Pursuant to Chapter 8.68, Inclusionary Zoning Regulations, Trumark proposes the following inclusionary housing program: Section 8.68.030.A requires Trumark to construct 12.5% of its total number of dwelling units as affordable units. Trumark proposes 573 units, and 12.5% of 573 is 71.6, so 72 units are required. (Section 8.68.030.A requires in calculating the affordability requirement, any decimal fraction greater than 0.50 shall be construed as one unit.) These units are to be constructed on site, unless exceptions are granted by the City Council. These exceptions include: 1) payment of a fee in lieu of constructing up to 40% of the affordable units, 2) constructing units off-site, 3) dedicating land for the provision of affordable housing, 4) use of a credit transfer if the developer constructs affordable units beyond that required, and/or 5) proposing an alternative method for providing affordable housing (Section 8.68.040A-E). As described more fully in the letter to the city (Attachment 2), Trumark is proposing to construct 18 units onsite and seek exceptions to allow an in-lieu fee of $3.7 million and donate 2 acres of land that allows the construction of 77 affordable units. The affordable units on site will be constructed as second units. Chapter 8.80, Second Unit Regulations, promotes the use of second units for persons and families to meet their special needs, particularly the elderly, disabled, and those of low and very-low income (Section 8.80.010). Consistent with exception no. 2 above, these 18 units comprise 25% of the total number of affordable units required. 19 Public Art The property owner will comply with the Public Art Policy by providing the In-Lieu fee. Hazardous Waste A Phase I environmental assessment was performed in 2019 and found no hazardous waste or substance sites within the project area. The assessment also found no significant Controlled or Historical Recognized Environmental Conditions. The site was previously used for rural residential and ranching purposes. If soil reports find residual pesticides, termiticides, lead, asbestos, and petroleum hydrocarbons in the soil, the site will require appropriate management. Cultural Resources A cultural resource inventory of the project area was performed based on information obtained at the Northwest Information Center of the California Historical Resources Information System, as well as based on direct field observation of site conditions in September 2020 (ALTA 2020). This investigation was conducted to satisfy requirements of the CEQA, and the responsibilities codified in Public Resource Code sections 5097, and it’s implementing guidelines 21082 and 21083 as part of the eastern Dublin Planning process—the Eastern Dublin Specific Plan and Easter Dublin EIR. The Croak Project is in process, per compliance with policy 6-24 of the Eastern Dublin Specific Plan to complete individual reporting for the Project. The results of the cultural resource investigation revealed that while the project area, and the inland East Bay region surrounding it, has been inhabited for over 2,000 years, the archaeological survey indicated that no historical resource of an archaeological nature was identified. However, the Croak family ranch complex—which includes a barn, residence, garage and tack house built in the late 19th-century—was recorded and evaluated for historical significance under CEQA. The report recommends that the ranch complex, while still historically significant as representative of vernacular late-19th century ranches in California, no longer retains sufficient historical integrity to convey its historical significance and, therefore, is not eligible to the California Register of Historic Resources. Mitigation measures were recommended to reduce the potential for inadvertent damage or destruction of unanticipated cultural resource discoveries during construction. Environmental Review Proposed Project was adequately analyzed in the EDSP EIRs and specifically in the 2005 Supplemental EIR wherein the Stage 1 Development plan was analyzed for the Project Site. These analyses are adequate to allow the discretionary approvals associated with the Proposed Project exemptions from additional CEQA review. This is consistent with the language and purpose of Public Resources Code Section 21166 and CEQA Guidelines Section 15162, which was intended to promote finality and efficiency by limiting the circumstances under which environmental review is required following project approval. The City has additionally completed their own CEQA scoping by Kimley Horn and it was found per page 3 of the September 2020 East Ranch CEQA Analysis, “These analyses are assumed to be adequate to allow the discretionary approvals associated with the preparation of a CEQA checklist to document our findings and a determination that the project is exempt from further CEQA review.” 20 Findings Statement a. Describe how the proposal will be harmonious and compatible with existing and future development in the surrounding area. The East Ranch Project is situated in the eastern city limits of Dublin, straddling the existing Croak Road. The property to the north is the Positano residential development. The property to the west is the existing Jordan Ranch residential development. The properties to the south are zoned Medium and Medium high residential. The property to the east is within the City of Livermore and is currently zoned as Resource Management land. The project is consistent with the surrounding land uses and has been approved for residential development in the Stage I Planned Development. b. Is the site physically suitable for the type and intensity of the zoning district being proposed? The site is a hillside development and generally slopes from the north east corner to the Croak Road and Central Parkway intersection. The denser development has been proposed to be in the flatter areas of the site, while the more conventional single family homes have been located in areas that take advantage of the grade and step with the hillside. The grading proposed for the project will take into consideration the hilly terrain and will be designed to avoid excessive cuts and fills. c. Will the proposal adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare? The proposal is consistent with the Eastern Dublin Specific Plan policies and the City’s zoning ordinances enacted for the public health, safety and welfare. The project will not adversely affect the health or safety of persons residing or working in the vicinity or will it be detrimental to public health, safety or welfare. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced. In order to ensure adequate emergency vehicle access to all portions of the site, access is provided to the site from Croak Road. d. Is the proposal consistent with all elements of the General Plan and any applicable Specific Plans of the City of Dublin? The East Ranch project is consistent with all elements of the Dublin General Plan and the Eastern Dublin Specific Plan. e. How does this project satisfy the purpose and intent of Chapter 8.32 “Planned Development” of the Municipal Code? x The proposed project is planned comprehensively and will follow development standards tailored to the specific needs of the site. These standards will address issues such as building setbacks, architecture, landscaping and grading. x The proposed community will blend with the natural features unique to the site through the use of design and planning. x The applicant proposes residential, park, open space, rural residential, and semi-public uses which are consistent with the land use designations in the Dublin General Plan and the provisions and regulations for development set forth therein. x The project proposes a residential neighborhood that is consistent with the use and density of the surrounding areas, the General Plan and Eastern Dublin Specific Plan. x The project developer will participate in the development of the necessary utility and circulation infrastructure for this development in conformance with the Specific Plan. x The project will be designed to address the uniqueness of the Specific Plan area, taking into account the proximity of the surrounding topography. The clustering of residential units will allow for continuity of open space area and more effective utilization of the property. 21 SP01 SP03 SP05 SP02 SP04 SP06 SP08 SP07 SP09 SP10 DS‐1 SWS‐1 DS‐2 SP01PSP01 PSP03SP03 PSP05SP05 P02SP02SP02 P04SP04SP04 PPSP06SP06 PSP08SP08 P077SP07SP07 PPSP09SP09 P1SP10SP10 DS‐1DS1‐1 SWS‐1SWWS1‐1 DS‐2DS‐22 37.717272, -121.842118 37.717254, -121.832472 37.704507, -121.832512 37.704526, -121.842157 SW‐1 Path: L:\Acad 2000 Files\30000\30149\GIS\ArcMap\30149_Delin_Base2.aprxSources: CARI, USGS SURRGO, USDA NAIP Imagery 2018, WRA | Prepared By: pkobylarz, 7/6/2020 AquaƟc Resources DelineaƟon Report East Ranch (Croak) Development Project 4038 Croak Road, Dublin, California 0 500250 US Feet Figure 4. AquaƟc Resources DelineaƟon (Sheet 1) m Study Area (175.13 ac.) Culvert Geotechnical Subdrain Sample Points wetland upland PotenƟal Corps/RWQCB JurisdicƟonal Features Seasonal Wetland (0.40 ac.) Drainage Swale (0.08 ac.) Seasonal Wetland Swale (0.15 ac.) Drainage Swale DS-1 PEM1E 37.715822 -121.837248 0.07 Seasonal Wetland SW-1 PEM1C 37.708299 -121.841166 0.40 Seasonal Wetland Swale SWS-1 PEM1C 37.716447 -121.841385 0.15 Drainage Swale DS-2 PEM1E 37.716467 -121.838626 < 0.01 Type Label Cowardin Code Latitude Longitude Acre(s) ATTACHMENT 1 22 Updated April 14, 2021 12.5 % of project unit count 573 Units dd,DEdϮ East (Croak) Ranch Inclusionary Housing Proposal CITY INCLUSIONARY HOUSING CALCUATION Inclusionary Housing Requirement: Proposed Unit Count: Required Inclusionary Housing: 71.6 Units PROPOSED INCLUSIONARY HOUSING The following is Trumark’s draft proposal in effort to satisfy the City of Dublin’s inclusionary housing requirement. Based on the 12.5% inclusionary housing rate and the proposed project unit count (of 573 units) inclusionary housing requirement is 71.6 units. In the October 15th, 2019 City Council conducted a study session for the proposed project where several different options were discussed on how to satisfy the City’s inclusionary housing requirement. Based on the Mayor and Council Members feedback the following proposal was created to satisfy this requirement with a combination of elements as follows: x In-Lieu Fee: 25% of the Inclusionary Housing Requirement to be satisfied via payment of the City’s “In- Lieu Fee”. The In-Lieu Fee amount is currently $206,386 per unit. (18 units x $206,386 = $3,714,948) x Onsite Accessory Dwelling Units/Second Units: 25% of Inclusionary Housing Requirement (18 Units) to be satisfied by providing the City with 18 Accessory Dwelling Units that shall be deed restricted to limit rents to “low” affordability rates. x Land Contribution: 50% of the Inclusionary Housing Requirement to be satisfied by providing (2 acres) of stand-alone land to allow Affordable Housing Developer to build approximately 77 units affordable rental housing. 25% 25% 50% Inclusionary Housing Contribution In Lieu Fee $3.7M Accessory Dwellling Units -18 units (second units) 2 Acre Land Contribution - Yielding 77 Units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© 2020 Microsoft Corporation © 2020 DigitalGlobe ©CNES (2020) Distribution Airbus DS EAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENTAERIAL PHOTO27 EAST RANCHDUBLIN, CA05/29/2020STAGE II PLANNED DEVELOPMENTSITE PHOTOS01/29/2021VIEW NORTH FROM EXISTING CROAK ROADEXISTING BARN ON PROPERTYVIEW OF BARN FROM EXISTING CROAK ROADEXISTING CROAK ROAD28 EAST RANCHDUBLIN, CA05/29/2020STAGE II PLANNED DEVELOPMENTSITE PHOTOS01/29/2021VIEW AT END OF CENTRAL PARKWAY TOWARD JORDAN RANCHVIEW AT END OF CENTRAL PARKWAY TOWARD CROAK PROPERTYVIEW FROM CENTRAL PARKWAY TOWARD CROAK PROPERTYEXISTING VEGETATION29 01/15/2021 ILLUSTRATIVE SITE PLANSummary Total Units: 573Total Gross Acres: 125.8Neighborhood 1 65’X100’ Lot100 HomesNeighborhood 350’x110’ Lot88 HomesNeighborhood 449.5’X80’85 Homes Neighborhood 6Medium Density108 Homes Neighborhood 5Motorcourts95 Homes Main EntranceSecondary EntranceSWQ2SWQ3SWQ4SWQ1SEMI-PUBLIC2.0 AcresPublic Park 5.5 AcresPublic Park 6.0 AcresOpen Space 1.7 AcresRR/A 19.5 Acres111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111CROAK ROADCENTRAL PKWYNeighborhood 255’X95’ LotEast - 53 HomesWest - 44 HomesPocket Park (Preliminary location)SWQ6SWQ7SWQ5Potential Future Site for a DSRSD water tank. SWQ8 ( See next sheets for Medium Density concept alternatives) 0 100’ 200’ 400’30 01/15/2021 MEDIUM DENSITY CONCEPT ALTERNATIVES KEY MAPALT 2CondominiumsNOTE: PLANS SHOWN ARE CONCEPTUAL; FINAL SITE PLAN AND ARCHITECTURE TO BE DETERMINED IN SDRALT 1TownhomesTOWNHOMES WITH PRIVATE YARDS, TYP.TOWNHOMES WITH PRIVATE DECKS, TYP.STREET CSTREET CCENTRAL PARKWAYCENTRAL PARKWAYSTREET BSTREET BSTREET TSTREET T3-STORY CONDOMINIUMSTYP.AMENITY SITE 0 30’ 60’ 120’31 OPEN SPACE1.9± AcresSP2.0± AcresRR/A19.4± AcresLOW DENSITY RESIDENTIAL97.5± ACCROAK RO A D LOW DENSITY RESIDENTIAL17.9± ACNEIGHBORHOOD PARK5.5± AcresNEIGHBORHOOD PARK6.0± AcresOPEN SPACE1.3± AcresOPEN SPACE0.9± Acres*MEDIUM DENSITY RESIDENTIAL10.4± ACOPEN SPACE2.7± AcresOPEN SPACE1.3± AcresSP2.0± AcresRR/A19.4± AcresNEIGHBORHOOD PARK5.5± AcresNEIGHBORHOOD PARK6.0± AcresOPEN SPACE1.7± AcresMEDIUM DENSITY RESIDENTIAL10.4± ACOPEN SPACE3.8± AcresCROAK RO A D CENTRAL PARKWAY EXTENSIONLOW DENSITY RESIDENTIAL115.4± ACEAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENTEXISTING VS PROPOSED LAND USE PLANEXISTING STAGE I PDLAND USE PLANPROPOSED STAGE II PDLAND USE PLAN*THE CITY IS PLANS TO PROPOSE A FUTURE GENERAL PLAN AMENDMENT TO CHANGE THE 2 ACRE SEMI PUBLIC SITE TOPUBLIC/SEMI PUBLIC USE32 SPNEIGHBORHOOD PARKNEIGHBORHOOD PARKOPEN SPACE(BASIN)OPEN SPACE (WETLAND)OPEN SPACE(WETLAND)OPEN SPACE(BASIN)BASINSERIES OF BASINSSERIES OF BASIN S EAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENTNEIGHBORHOOD PLAN33 ***EAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENTULTIMATE INFRASTRUCTURE CONCEPT PLANWater System (by East Ranch developer)Future Water System (by others)Existing Water SystemRecycled Water System (by East Ranch developer)Future Recycled Water System (by others)Existing Recycled Water SystemSewer System (by East Ranch developer)Future Sewer System (by others)Existing Sewer SystemStorm Drain System (by East Ranch developer)Future Storm Drain System (by others)Existing Storm Drain SystemVehicular CirculationPump Station / Turnout / Tank SitePotential Water Tank Site (DSRSD)Existing Property LinesProject Site Boundary*Commercial/non residential areasmay utilize bioretention in parkinglandscape strips, mechanicaldevices, water qualtiy basins, or acombination of methods.Major roadways (those shownwith main line utilities) may alsoutilize street bioretention locatedin parkway strips.Approximate location of proposedbioretention facilities (basin)NOTE: This plan is conceptual and based on DSRSD's MasterPlan. Size and location of utilities will be verified as land plansand demands are developed.34 EAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENT STREET SECTION KEY35 ROWPARKINGTRAVEL TRAVELPARKINGFC FCROWS/WL/SL/SANTSROWPARKINGTRAVEL TRAVELPARKINGFC FCROWS/WL/SBLDGBNTSS/WL/SPARKINGTRAVEL TRAVELPARKINGFC FCROWS/WL/SFNTSL/SROWPARKINGTRAVEL TRAVELPARKINGFC FCROWL/SGNTSROWS/WS/WPARKINGTRAVEL TRAVELPARKINGFC FCS/WHNTSROWS/WROWPARKINGTRAVEL TRAVELPARKINGFC FCS/WINTSROWL/SPARKINGTRAVEL TRAVELPARKINGFC FCS/WJNTSROWROWROWPARKINGTRAVEL TRAVELPARKINGFC FCL/SCNTSS/WL/SROWS/WROWS/WROWPARKINGTRAVEL TRAVELPARKINGFC FCROWS/WL/SDNTSROWPARKINGTRAVEL TRAVELPARKINGFC FCROWS/WL/SENTSL/SS/W/BIORETENTIONS/WS/WS/WEAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENT STREET SECTIONS* NOTE: SIDEWALKS MAY CHANGE WITH DESIGNOF NEIGHBORHOOD PARKS36 KNTSROWROWSWQ CLASS I TRAIL L/S BIKELANEBIKELANETRAVEL TRAVEL L/S S/W L/SLNTSROWROWBIKELANEBIKELANETRAVEL TRAVEL L/S S/W L/SPARKINGMNTSROWROWBIKELANEBIKELANETRAVEL TRAVEL L/S S/WL/SS/WONTSROWPARKINGTRAVELFCFCMEDIANL/SS/WROWBIKELANETRAVELBIKELANEPARKING L/S S/WNNTSNTSMOTORCOURTBC BCPNTSMNTSTRAVELL/SS/WTRAVELBIKELANESHOULDERFC EPROWEX. ROWTRAVELTRAVELBIKE LANEAC DIKE FACEFCBIKE LANEL/SS/WTRAVELINTERIM TRAVEL WAYULTIMATE TRAVEL WAYFC FCROWS/WL/SNTSALLEYBC BC(REFER TO TENTATIVE MAP FOR ADDITIONAL DETAIL)ROWTRAVELTRAVELBIKE LANEAC DIKE FACEFCBIKE LANEL/SS/WTRAVELINTERIM TRAVEL WAYULTIMATE RIGHT OF WAYFC FCS/WROWROWBLDGULTIMATE RIGHT OF WAYCLASS I TRAILULTIMATE TRAVEL WAYEAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENT STREET SECTIONS37 EAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENTSPNEIGHBORHOOD PARKNEIGHBORHOOD PARKOPEN SPACE(BASIN)WETLAND)OPEN SPACEOPEN (WETLAND)(OPEN SPACE(BASIN)BASINSERIES OF BASINSSERIES OF BASINS PARKINGTRAVEL TRAVELPARKINGFC FCS/WROWS/WROWSWQ CLASS I TRAIL L/S BIKELANEBIKELANETRAVEL TRAVEL L/S S/W L/S(REFER TO TENTATIVE MAP FOR ADDITIONAL DETAIL)CLASS II BIKE PATH6’ BIKE LANE WITH 2’ BUFFERSHARED LANES TYP.(BICYCLE & VEHICLE)CLASS I TRAIL8’ TRAIL WITH 2’ SHOULDERS 8’ SIDEWALK ON ONE SIDE OF STREETSHARED LANES TYP.(BICYCLE & VEHICLE)CLASS II BIKE LANE6’ BIKE LANE WITH 2’ BUFFERCONNECT TO EXISTINGJORDAN RANCH TRAIL(8’ TRAIL W/ 2’ SHOULDERS)8’ SIDEWALK ON BOTH SIDES OF ENTRY STREETS TO FIRST INTERSECTION8’ CLASS I MULTI-USE TRAIL WITH 2’ SHOULDERS10’ SIDEWALK ALONG EAST SIDE OF CROAKSERIES OF BIORETENTION BASINSCLASS II BIKE LANE(6’ BIKE LANE TO MATCH JORDAN RANCH CENTRAL PARKWAY STREET SECTION)CONNECT TO AND TRANSITION TO EXISTING POSITANO TRAIL(8’ TRAIL W/ 2’ SHOULDERS)CLASS II BIKE LANE5’ BIKE LANE WITH 2’ BUFFER ALONG CENTRAL PARKWAY EXTENSION(BIKE PATH AND 8’ SIDEWALK ALONG SOUTH SIDE BY FUTURE DEVELOPMENT)SECTION A: CROAK ROAD STREET SECTIONSECTION B: TYPICAL NEIGHBORHOOD STREET SECTION8’ SIDEWALK ON ONE SIDE OF STREETCLASS I TRAIL ALONG WEST SIDE OF CROAK RD8’ SIDEWALK WITH 2’ SHOULDERS10’ SIDEWALKAABBBBB B B B B B B B LEGEND CLASS I TRAIL- 8’ SIDEWALK WITH 2’ SHOULDERS ALONG WEST SIDE OF CROAK RD 10’ SIDEWALK TRAIL ALONG EAST SIDE OF CROAK RD 8’ MULTI-USE TRAIL (WITH 2’ SHOULDERS) 8’ SIDEWALK TRAIL ON ONE SIDE OF NEIGHBORHOOD STREETS CLASS II BIKE LANE ALONG CROAK RD & CENTRAL PARKWAY EXTENSION SHARED LANES TYP. (BICYCLE & VEHICLE) PRELIMINARY BICYCLE PARKING LOCATIONS(1)BICYCLE CIRCULATION PLAN1) BICYCLE PARKING LOCATIONS SHOWN ARE PRELIMINARY. FINAL LOCATIONS TO BE DETERMINED DURING FINAL PARK DESIGN AND MEDIUM DENSITY SDR APPLICATION. NUMBER OF STALLS SHALL CONFORM WITH REQUIREMENT OF CALIFORNIA GREEN BUILDING CODE38 01/15/2021 ParkPocket Park SWQ2ParkSWQ3SWQ4SWQ1SWQ5SWQ7SWQ6SWQ8LEGENDEastSeparated Sidewalk at Public Parkway, 10’ Wide , West: 8’ Class I Trail w/2‘ Shoulders Separated Sidewalk at Neighborhood Street,5’ or 8‘ Wide Monolithic Sidewalk at Neighborhood Street,5’ Wide Pedestrian Paved Walk,8‘ WidePedestrian Paved Walk,6’ WideFire Access Road,12’ Wide Park Trail, Connect to Existing Trail System 8‘ Wide w/2’ Shoulders Rustic Foot Path6’ Wide Traffic Calming Popout PEDESTRIAN CONNECTIVITY PLAN 0 100’ 200’ 400’39 01/15/2021 FENCE AND WALL PLAN ParkPocket ParkParkSWQ4SWQ3SWQ2SWQ1SWQ5SWQ7SWQ6SWQ8LEGENDOpen Space Interface Fence Interior View Fence Stone Theme WallBarbed Wire FenceFire Lot (Lots subject to City’s Wildfire Management Plan)Concrete Split Rail FenceNotes: Breaks in fence, removable sections, or gates will occur for maintanence access of adjacent bioretention where applicable. Fences will be located outside of the view triangles at intersections. 0 100’ 200’ 400’40 01/15/2021 WILDFIRE MANAGEMENT PLAN ParkParkLEGENDMaintenance AccesswayFire Lot(Lots subject to City’s Wildfire Management Plan) ASECTION A - RESIDENTIAL BACKYARD AT OPEN SPACENotes: Geological Hazard Abatement District (GHAD) to own and maintain improvements and landscape within the wildfire management area. GHAD assessments will fund this maintenance.Fire safe plants and materials is required to use within the Wildfire Manage Area. Seasonal mowing and trimming maintenance shall be performed within this area, by the GHAD. Pocket Park 0 100’ 200’ 400’41 01/15/2021 ParkPocket Park ParkStreet trees to match existing Central Pkwy Streetscape. Enhanced Open Space Mix Tree Species shoud be fire safe along the fire lots. Typ. Trees in Enhanced Open Space Mix along the the street shall be the species that was selected under the Dublin Master Plan list. SWQ6SWQ7SWQ8SWQ1SWQ5SWQ2SWQ3SWQ4LEGENDPistacia chinensis 'Keith Davey'Chinese Pistache Acer rubrum ‘Armstrong’Red Maple Quercus agrifolia Coast Live Oak (Fire Safe)Tilia Cordata ‘Green Spire’Little Leaf LindenPrunus x yedoensis ‘Akebono’ Yoshino Cherry Lagerstroemia x 'Natchez'Crepe MyrtleMain Entry & Roundabout Accent - Quercus suber Cork OakEnhanced Open Space MixSee Plant List for Tree SpeciesNote:All street trees and enhanced open space mix trees along fire lots are to be comprised of fire safe varieties 0 100’ 200’ 400’TREE PLAN 42 01/15/2021 LANDSCAPE SECTIONSKEY MAP21Note: Streetscape Sections shown are conceptual. Refer to Stage II PD Street Section Exhibit and Tentative Map for street section details 0 4’ 8’ 16’1243 01/15/2021 LANDSCAPE SECTIONS13KEY MAP231Note: Streetscape Sections shown are conceptual. Refer to Stage II PD Street Section Exhibit and Tentative Map for street section details 0 4’ 8’ 16’244 01/15/2021 ROUNDABOUT ENLARGEMENT 3KEY MAP42467812637485Enhanced PavingCrosswalkPedestrian SidewalkStone Theme Wall w/ Sign Residential LotPublic Park EntranceLandscape / BioretentionAccent Trees at Community Entry15 0 15’ 30’ 60’45 01/15/2021 TREE LISTBOTANICAL NAMECOMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER WUCOLS FIRE SAFEAcer rubrum ‘Armstrong‘Red Maple x MCeltis sinensisChinese Hackberry x LKoelreuteria paniculataGoldenrain Tree x x MLagerstroemia indicaCrape Myrtle x x LPistacia chinensis ‘Keith Davey’Chinese Pistache x x LPlatanus x acerifolia ‘Yarwood’London Plane Tree x x MPrunus x yedoensis ‘akebono‘Yoshino Cherry x MQuercus agrifoliaCoast Live Oak x x VL xTilia cordataLittle leaf Linden x MUlmus parvifoliaChinese Elm x x LZelkova serrataJapanese Zelkova x x MBOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER WUCOLS FIRE SAFEArbutus unedo Strawberry Tree x x L xAcer buergerianumTriden Maple x MAcer palmatum Japanese maple x MAlbizia julibrissin Persian silk tree x LCercis canadensis Eastern Redbud x MChitalpa tashkentensis Chitalpa x x LCitrus Citrus x x M xCotinus coggygria Smoke Tree x LGinkgo bilobaMaidenhair Tree x x MLagerstroemia indica Crape Myrtle x LLaurus nobilis Sweet Bay x LMelaleuca linariifolia Flaxleaf paperbark x x LOlea europaea Olive (non-fruiting) x x V LPunica granatum Pomegranate x L xPrunus sargentii Sargent Cherry x M xQuercus lobata Valley Oak x x LSTREET TREESACCENT TREESBOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECYCLED WATER WUCOLS FIRE SAFECarpinus betulus European Hornbeam x MDodonaea viscosa Hopseed Bush x x LGarrya elliptica Silk tassel tree x LHeteromeles arbutifolia Toyon x x LMagnolia grandiflora Southern magnolia x MMetrosideros excelsa New Zealand Christmas Tree x x L xNyssa sylvatica Sour Gum x MPrunus caroliniana Carolina Laurel Cherry x (may be salt sensitive) L xPseudotsuga menziesii Douglas Fir x LRhamnus alaternus Italian Buckthorn x L xRhus lancea African sumac x L xXylosma congestum Shiny xylosma x x LRESIDENTIAL SCREENING TREESBOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER WUCOLS FIRE SAFEAesculus californica California Buckeye x VL xArctostaphylos manzanita Manzanita x VLCallistemon viminalis Bottlebrush x x L xCercis occidentalis Western Redbud x VL xGeijera parviflora Australian Willow x MGleditsia triacanthos Honey Locust x x LMetrosideros excelsa New Zealand Christmas Tree x x L xOlea europaea Olive (non-fruiting) x x VLPlatanus racemosa California Sycamore x MQuercus agrifolia Coast Live Oak x x VL xQuercus robur fastigiata English Oak x x MQuercus suber Cork Oak x x LSchinus molle California Pepper Tree x x VL xUmbellularia californica California Bay x MENHANCED OPEN SPACE TREESPistacia chinensis ‘Keith Davey’Acer rubrum ‘Armstrong’ Tilia cordata ‘Green Spire’ Prunus x yedoensis Ulmus parvifoliaMelaleuca linariifolia Acer palmatum Cotinus coggygria Quercus lobata WATER USE RATING LEGEND: WUCOLS IV categories of water needs from: University of California Cooperative Extension, California Departmnet of Water Resources, US Bureau of Reclamation. H = HIGH M = MODERATE L = LOW VL = VERY LOW NA = INFORMATION NOT AVAILABLE The following street tree species are listed within the Dublin Streetscape Master Plan46 01/15/2021 SHRUB LIST ACCENT SHRUBSBOTANICAL NAME COMMON NAME RECYCLED WATER DEER RESISTANT WUCOLS FIRE SAFEAbelia spp. Abelia x MArbutus unedo ‘Compacta’ Compact Strawberry Bush x L xArctostaphylos ManzanitaLBuddleia davidii Butterfly Bush x MCamellia japonica Japanese Camelia x MCarpenteria californica Bush Anemore x MEuonymus japonica Spindle Tree x LFeijoa sellowiana Pineapple GuavaMxHeteromeles arbutifolia Toyon x LLavatera maritima Tree Mallow x LLigustrum texanum Waxleaf Privet x x M xLoropetalum chinensis Chinese Fringe Flower x LMyrica californica Wax Myrtle x x M xMyrsine africana African BoxwoodLNerium oleander Dwarf Pink Oleander x x L xProstanthera ovalifolia Mint Bush x LRhamnus californica Coffeeberry x x L xRibes spp. Currant x x L xTALL SHRUBSBOTANICAL NAME COMMON NAME RECYCLED WATER DEER RESISTANT WUCOLS FIRE SAFEAgapanthus spp. Lily of the Nile x x M xAgave spp. Agave x L xAloe striata Carol Aloe x x LAnigozanthos spp. Kangaroo Paw x LBuxus microphylla var. japonica Japanese Boxwood x MBulbine frutescens Stalked Bulbine x LCoreopsis spp. Coreopsis x x LDasylirion wheeleri Spoon Yucca x VLDianella tasmanica Tasman Flax Lily x MHemerocallis Day Lily x M xHesperaloe parviflora Red Yucca x L xHeuchera spp. Coral Bells MxIris douglasiona Pacific Coast Iris x L xKniphofia uvaria Devil’s Poker/ Red Hot Poker x L xLantana spp. Lantana x x L xLiriope muscari Lily Turf x MPenstemon spp. Penstemon x MTeucrium chamaedrys Germander x LTulbaghia violacea Society Garlic x L xVerbena Verbena x LBOTANICAL NAME COMMON NAME RECYCLED WATER DEER RESISTANT WUCOLS FIRE SAFEAsparagus densiflorus ‘Myers’ Foxtail Fern x MCallistemon ‘Little John’ Dwarf Cottlebrush x L xCistus spp. Rock Rose x L xColeonema spp. Breath of Heaven x MDietes spp. Fortnight Lily x L xEpilobium canum California Fuchsia x LEscallonia Escallonia x MEuphorbia rigida Silver Spurge x LGrevillea ‘Noelii’ Grevillea x LMyrtus communis ‘Compacta’ Dwarf Myrtle x LNandina spp. Nandina/Heavenly Bamboo x x LNepeta x faassenii Catmint x LNephrolepis cordifolia ’California’ California FernMNerium oleander ‘Petite’ Oleander x L xOlea europaea ‘Montra’ Little Ollie x x VLPerovskia atriplicifolia Russian Sage x LPhormium tenax sp. New Zealand Flax x LPittosporum tobira Dwarf Mock Orange x L xRhaphiolepsis indica Indian Hawthorn x LSalvia spp. Sage x x L Teucrium fructicans Bush Germander x LSedum spp. Stonecrop x L xViburnum tinus compacta Viburnum x MWestringia fruticosa Coast Rosemary x x LMEDIUM SHRUBSHemerocallis Agapenthus Bulbine frutescens Dasylirion wheeleri WATER USE RATING LEGEND: WUCOLS IV categories of water needs from: University of California Cooperative Extension, California Departmnet of Water Resources, US Bureau of Reclamation. H = HIGH M = MODERATE L = LOW VL = VERY LOW NA = INFORMATION NOT AVAILABLE Aloe striataAnigozanthosTeucrium chamaedrysRhaphiolepis indicaDietes 47 01/15/2021 GRASS / GROUNDCOVER / VINE LIST BOTANICAL NAME COMMON NAME RECYCLED WATERDEER RESISTANT WUCOLS FIRE SAFE Bougainvillea spp. Bougainvillea x LFicus pumila Creeping Fig x MHardenbergia violacea Purple Vine LilacMJasminum spp. Jasmine x M / LLonicera japonica Honeysuckle MParthenocissus quinquefolia Virginia Creeper x MSolanum jasminoides Potato VineMxWisteria sinensis Wisteria x MBOTANICAL NAME COMMON NAME RECYCLED WATERDEER RESISTANTWUCOLS FIRE SAFEAcacia redolens Acacia x x VL Achillea millefolium Yarrow L xBaccharis pilularis Coyote Brush x LCeanothus griseus California Lilac x LCorrea spp. Australian Fuchsia x LCotoneaster dammeri Bearberry Cotoneaster x x L xCoprosoma kirkii ‘Verde Vista’ Prostate Mirror Plant x LDymondia margaretae Silver Carpet x L xErigeron glaucus ‘Sea Breeze’ Seaside Daisy) x LErigeron karvinskianus Santa Barbara Daisy L xGazania spp. Gazania x M xGeranium spp. Hardy Scented Geramium x MJuniperus spp. Juniper x LLimonium perezii Sea Lavender x L xMyoporum parvifolium Myoporum x L xPelargonium peltatum Ivy Geramium x L xPyracantha coccinea Scarlet Firethorn x LOenothera speciosa childsii Mexican Evening Primrose x LOsteospermum fruticosum African Daisy x L xRosa ‘Carpet Rose’ Carpet Rose x x MRosmarinus spp. Rosemary x x LSenecio serpens Blue Chalk Sticks L xStachys byzantina Lamb’s Ears x LTrachelospermum jasminoides Star Jasmine x x M xVinca minor Periwinkle M x GROUNDCOVERVINESNOTES A. FINAL PLANT LIST SHALL BE SELECTED AFTER THE SOIL HAS BEEN ANALYZED AND AN IN SITU PERCOLATION TEST TO EVALUATE THE RATE THAT WATER THAT MOVES THROUGH THE SOIL HAS BEEN COMPLETED. B. FINAL PLANTING PLANS SHALL PROMOTE SUSTAINABLE DESIGN BY MEETING NINE OF THE REQUIRED NINE BAY-FRIENDLY REQUIREMENTS. C. FINAL PLANTING PLANS SHALL MEET THE FOLLOWING MINIMUM CLEARANCE DISTANCES FOR TREE PLACEMENT: I. 6’ FROM THE FACE OF BUILDING WALLS OR ROOF EAVES FOR ACCENT TREES II. 10’ FROM FACE OF BUILDING WALLS OR ROOF EVES FOR MEDIUM SIZED CANOPY TREES III. 8’ FROM FIRE HYDRANTS, STORM DRAINS, SANITARY SEWERS AND/OR GAS LINES IV. 5’ FROM TOP OF WING OF DRIVEWAYS, MAILBOXES,WATER, TELEPHONE AND/OR ELECTRICAL MAINS V. 15’FROM STOP SIGNS, STREET OR CURB SIGN RETURNS VI. 20’ FROM EITHER SIDE OF STREET LIGHTWATER USE RATING LEGEND: WUCOLS IV categories of water needs from: University of California Cooperative Extension, California Departmnet of Water Resources, US Bureau of Reclamation. H = HIGH M = MODERATE L = LOW VL = VERY LOW NA = INFORMATION NOT AVAILABLE BOTANICAL NAME COMMON NAME RECYCLED WATERDEER RESISTANTWUCOLS FIRE SAFEBouteloua gracilis Blue Grama Grass x x LCalamagrostis Karl Foerster feather reed grasses x x MCarex spp. Sedge x x MChondropetalum tectorum Small Cape Rush x LFestuca spp. Fescue x LHelictotrichon sempervirens Blue Oat Grass x x LJuncus patens California Gray Rush x LLeymus condensatus `canyon prince` Canyon Prince Wild Rye x x LLomandra longifolia Dwarf Mat Rush x LMuhlenbergia spp. Muhly x LPennisetum alopecuroides Dwarf Fountain Grass x x LPennisetum setaceum ‘Rubrum’ Red Fountain Grass x x LGRASSESMuhlenbergia Lomandra longifoliaChondropetalum tectorumBouteloua gracilis Pennisetum setaceum ‘Rubrum’ Achillea millefolium - YarrowFicus pumilaRosa ‘Carpet Rose’ Hardenbergia violacea 48 01/15/2021 STORMWATER TREATMENT PLANTSPlants play an important role in the function of landscape-based stormwater treatment measures. Refer to Alameda Countywide Clean Water Program for more plants suitable for use in stormwater treatment measures. BOTANICAL NAME COMMON NAME EVERGREENCA- NATIVEDROUGHT TOLERANT WUCOLS FIRE SAFE Betula nigra River Birch HCorylus cornuta v. Californica California hazelnutx xLPopulus fremontii Fremont’s cottonwoodxMxQuercus lobata Valley oakxxLQuercus palustris Pin oakMSequoia sempervirens Coast redwood xxHUmbellularia californica California Bay xxM TREESBOTANICAL NAME COMMON NAME EVERGREEN CA- NATIVE DROUGHT TOLERANTWUCOLSFIRE SAFEAchillea millefolium Common Yarrow x x L xArctostaphylos densiflora ‘McMinn’ Manzanita ‘McMinn x x x LArctostaphylos ’Emerald Carpet’ Manzanita ‘Emerald Carpet’ x x x MArtemisia douglasiana California Mugwort x x LBaccharis pilularis ‘Twin Peaks’ Coyote Brush Prostrate x x x LCarex pansa California Meadow Sedge x x MCeanothus spp. Ceanothus x x LChondropetalum tectorum Cape Rush x x LDeschampsia cespitosa Tufted Hairgrass x x LEriogonum fasciculatum flattop buckwheat x x x VLFestuca californica California fescue x x x LJuncus effusus Pacific Rush x x MJuncus patens Blue Rush x x x LLeymus triticoides Creeping Wildrye x x x LLimonium californicum Marsh Rosemary x x LLotus scoparius Ceerweed x x VLMimulus aurantiacus Common Monkeyflower x x VLMuhlenbergia rigens Deergrass x x x LNepeta spp Catmint x LPanicum virgatum SwitchgrassMPhragmites australis Common Reed x MSalvia clevelandii Cleveland Sage x x x LSisyrinchium bellum Blue-eyed Grass x x x VL xZauschneria californica California Fuchsia x x x L xSHRUBS & GRASSESUmbellularia californica - California Bay Quercus palustris - Pin OakFestuca californica - California fescueJuncus patens - Blue RushPopulus fremontii - Fremont’s CottonwoodMuhlenbergia rigens - DeergrassAristida purpurea - Purple three-awnLotus scoparius - Deerweed Betula nigra - River Birch Leymus triticoides - Creeping Wildrye Eriogonum fasciculatum - Flattop BuckwheatWATER USE RATING LEGEND: WUCOLS IV categories of water needs from: University of California Cooperative Extension, California Departmnet of Water Resources, US Bureau of Reclamation. H = HIGH M = MODERATE L = LOW VL = VERY LOW NA = INFORMATION NOT AVAILABLE 49 SPNEIGHBORHOOD PARKNEIGHBORHOOD PARKOPEN SPACE(BASIN)OPEN SPACE (WETLAND)OPEN SPACE(WETLAND)OPEN SPACE(BASIN)EAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENTPRELIMINARY PHASING PLANNOTE: This plan is conceptual. Final phasing determinedat final design. Neighborhoods may be built in any order.50 SPNEIGHBORHOOD PARKNEIGHBORHOOD PARKOPEN SPACE (WETLAND)OPEN SPACE(WETLAND)OPEN SPACE(BASIN)OPEN SPACE(BASIN)BASINSERIES OF BASINSSERIES OF BASINS MEDIUM DENSITY(SEE NOTE 4)EAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENTOWNERSHIP AND MAINTENANCE PLAN51 EXISTING FALLON ROADEXISTING CROAK ROADEXISTING CROAK ROADEXISTING CROAK ROADFUTURE DUBLIN BLVD EXTENSIONEAST RANCHDUBLIN, CA1/29/2021STAGE II PLANNED DEVELOPMENTOFFSITE EXISTING CROAK ROAD OWNERSHIP AND MAINTENANCE PLAN52 EAST RANCHDUBLIN, CA05/29/2020STAGE II PLANNED DEVELOPMENT01/29/2021CRITERIANB 1 (Low Density)NB 2 (Low Density)NB 3 (Low Density)NB 4 (Low Densiy)NB 5(Low Density)Product TypeConventional SFD Conventional SFD Conventional SFDConventionalSFDCluster SFDTypical Neighborhood Lot Size (sf) (25)6500 5225 5000 3960 3360Nominal Lot Dimensions(20)(25)65' x 100' 55 'x 95' 50 'x 110' 49.5' x 80' 48' x 70'Maximum Lot Coverage (13) (14)45% Two Story; 55% One Story 45% Two Story; 55% One Story 45% Two Story; 55% One Story 55% 55%Maximum Building Height (4)(21)35' 35' 35' 35' 35'Maximum Stories (7)22222Minimum Front Yard Setbacks (1) (2)(22) Living Area 12' 12' 12' 10' 10' to ROW or 8' to Court Porch 10' 10' 10' 10' 8' to ROW or 6' to Court Front-on Garage (15)18' 18' 18' 18' 18' Swing-In Garage (55' Lots or Wider) (8)(9)12' 12' N/A N/A N/AMinimum Side Yard Setbacks (1)(2)(4)(10) Living Area (3)4'/5' Garage Side 4'/5' Garage Side 4'/5' Garage Side 4' 4' Porch (5)4' 4' 4' 4' 4' Courtyard (6)0' 0' 0' 0' 0' Encroachments(3) (3) (3) (3) (3)Minimum Rear Yard Setbacks (1)(2)(9)(11) Living Area (1)20' avg.; 10' min (4)15' avg.; 10' min (4)15' avg.; 10' min (4)10' avg.; 5' min (4)10' avg.; 5' min (4) Covered Patio 10' 10' 10' 5' 5' Garage N/A N/A N/A N/A N/AAccessory Structures(16) (16) (16) (16) (16)Parking Spaces Required Per Home (12)(13)(19)2 covered 1 guest 2 covered 1 guest 2 covered 1 guest 2 covered 1 guest 2 covered 1 guestMaximum Encroachments(3)2' 2' 2' 2' 2'Minimum Usable Private Open Space (SF)500 S.F with a min. dimension of 10 ft. Yard area may be provided in more than one location within a lot with a min of 80 SF yard or courtyard area.400 S.F with a min. dimension of 10 ft. Yard area may be provided in more than one location within a lot with a min of 80 SF yard or courtyard area.400 S.F with a min. dimension of 10 ft. Yard area may be provided in more than one location within a lot with a min of 80 SF yard or courtyard area.300 S.F with a min. dimension of 10 ft150 S.F with a min. dimension of 5 ftSingle Family Development Standards53 EAST RANCHDUBLIN, CA05/29/2020STAGE II PLANNED DEVELOPMENT01/29/2021CRITERIAProduct TypeRow Townhomes Row Townhomes Townhomes w/ Private Yards Condominium Maximum Building Height(4)(21)35' 40' 35' 40' Maximum Stories 2 3 3 3Minimum Setbacks(1) (2) Building to ROW 6' 8' 10' 10' Porch to ROW 6' 6' 6' 6' Living Space to Alley, Common Driveway, or Private Street6' 6' 4' 6' Porch to Alley, Common Driveway, or Private Street4' 4' 4' 4' Garage Face to Alley Back of Curb 4' 4' 4' 4'Minimum Building Seperation Garage Door to Garage Door 28' 30' 28' 30' Porch/Balcony to Porch/Balcony12' 12' 8' 12' Front to Front 20' 20' 28' 20' Side to Side 10' 10' 8' 15'Parking Spaces RequiredPer Home(19)2 covered 1 guest 2 covered 1 guest 2 covered 1 guest 2 covered 1 guestMinimum Usable Private Open Space (SF) (23)(24)100 SF patio with a 10' min dimension or a 50 SF upper level deck with a 5' min inside dimension100 SF patio with a 10' min dimension or a 50 SF upper level deck with a 5' min inside dimension400 SF Yard that includes an 18'x18' flat area 100 SF patio with a 10' min dimension or a 50 SF upper level deck with a 5' min inside dimensionNB 6 (MEDIUM DENSITY)Multi-Family Development Standards54 EAST RANCHDUBLIN, CA05/29/2020STAGE II PLANNED DEVELOPMENT01/29/2021(1)(2)(3)(4)(5)(6)(7)(8)(9)(10)(11)(12)(13)(14)(15)(16)(17)(18)(19)(20)(21)(22)(23)(24)(25)NotesAccessory Structure Setbacks will follow the City Dublin Zoning Ordinance, Chapter 8.40: Accessory Structures and Uses RegulationsA low wall (30" or less) may encroach into the site line area. No solid structure above 30" shall be allowed; porch columns excluded. The third floor must be stepped back from front and rear elevation to reduce building mass. Three car garages and swing in garages are prohibited on lots less than 55' wide. Second Dwelling Unit Coverage: The principal residence and a second dwelling can increase lot coverage to 60%Driveway apron shall be centered on the garage door. In instances where 3-car front on garages are utilized the driveway apron shall be centered on the entire front on garage plane. Retaining walls up to 4' high may be used to create a level usable area. Retaining walls in excess of 4' to create usable area are subject to review and approval of the Community Development Director. Retaining walls over 30" in height are subject to safety criteria as determined by the Building Official. Where a minimum 5' HOA parcel lies between a lot and an adjacent street, the lot is not considered a corner lot and interior lot setback standards shall apply. At cul-de-sac bulbs, knuckles and similar conditions where lot depths are less than the standard depth, minimum rear yard setback requirements may be reduced by an amount equal to the min. lot depth minus the actual depth of the lot (i.e.: 100'-90'=10'). In no case will the rear yard setback be reduced to less than 10'. An Accessory Dwelling Unit (ADU) , is permitted in neighborhoods of lots 5,000 square feet or greater only. No more than one (1) second dwelling unit is permitted per lot and requires one additional off-street parking space, tandem or uncovered space permitted. Building setbacks shall be subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to building overhang shall be 3' min. or as required by current City Building Code Standards. Maximum height of a front yard courtyard wall shall be 30" maximum (solid wall) or 42" maximum (transparent/fence)Setbacks measured from property line or as otherwise noted. Setbacks to "Court" refer to back of curb.See following pages for graphic depiction of above standards.Items such as, but not limited to air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4' in height, media centers, etc. may encroach 2' into the required setback of one side yard, provided a minimum of a 3' flat and level area is maintained for access around the house.Typical l Lot Size and Nominal Dimensions can be modified during SDR; If the Typical Lot Size is modified to 4000 SF or above, the neighborhood design must follow 45% Lot Coverage for a Two-Story Product. If the Typical Lot Size is modified to below 4000 SF, the neighborhood can be desgned using the 55% Lot Coverage for all products. Per the Eastern Dublin Specific Plan, 50% of the Medium Density Market Rate units are required to have 400 SF private flat yard space, with a minimum dimension of 18'x18' If Medium Density product serves an Age Qualified community, required yard space may be satisfied with a combination of smaller private outdoor space, common areas, and recreation center without an amendment to the EDSPCourtyard wall to return to side yard fence or front plane of main residential structure. Allowed residential uses not shown (i.e. senior housing, ADUs, affordable housing, etc.) are to follow parking standards as shown in Dublin Municipal Code Chapter 8.76Minimum front / corner setback to living and porch may be subject to grading and specific location of top of pad hinge line. A minimum flat distance of 2' should be maintained between foundation and top of pad hinge. Lot width dimensions may vary to provide product diversity within each neighborhood, and atypical lot shapes (i.e. Pie lots)Subject to Building Code requirements for access.Curbside parking may be counted toward required number of guest spaces. 2 covered side-by-side spots shall be provided. Tandem spaces may not be utilized to meet the parking requirement. Elevator overruns, stair coverings, decorative roof elements, and similar structures can exceed the building height limit. 55 A FRONT LIVING SETBACK B REAR LIVING SETBACK C SIDE SETBACK D PORCH FRONT SETBACK E GARAGE SETBACK F SWING-IN GARAGE G COVERED PATIO REAR SETBACK ROW RIGHT OF WAY SW SIDEWALK PRIVATE YARD SPACE EAST RANCH DUBLIN, CA STAGE II PLANNED DEVELOPMENT CONVENTIONAL LOTS: 65'x100' & 55'x95' TYPICAL PLOTTING CONCEPTS NEIGHBORHOODS 1 & 2 NOTE: FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION PROJECT IS SUBJECT TO CHAPTER 7.90 UNIVERSAL DESIGN OF THE DUBLIN MUNICIPAL CODE. DETAILS ON OPTIONS AND EXCEPTIONS TO BE PROVIDED DURING SDR APPLICATION. 01/29/2021 56 EAST RANCH DUBLIN, CA STAGE II PLANNED DEVELOPMENT A FRONT LIVING SETBACK B REAR LIVING SETBACK C SIDE SETBACK D PORCH FRONT SETBACK E GARAGE SETBACK F COVERED PATIO REAR SETBACK ROW RIGHT OF WAY SW SIDEWALK PRIVATE YARD SPACE CONVENTIONAL LOTS: 50'x110' TYPICAL PLOTTING CONCEPTS NEIGHBORHOOD 3 NOTE: FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION PROJECT IS SUBJECT TO CHAPTER 7.90 UNIVERSAL DESIGN OF THE DUBLIN MUNICIPAL CODE. DETAILS ON OPTIONS AND EXCEPTIONS TO BE PROVIDED DURING SDR APPLICATION. 01/29/2021 57 A FRONT LIVING SETBACK B REAR LIVING SETBACK C SIDE SETBACK D PORCH FRONT SETBACK E GARAGE SETBACK F PORCH SIDE SETBACK ROW RIGHT OF WAY SW SIDEWALK PRIVATE YARD SPACE EAST RANCH DUBLIN, CA STAGE II PLANNED DEVELOPMENT CONVENTIONAL LOTS: 49.5'x80' TYPICAL PLOTTING CONCEPTS NEIGHBORHOOD 4 NOTE: FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION PROJECT IS SUBJECT TO CHAPTER 7.90 UNIVERSAL DESIGN OF THE DUBLIN MUNICIPAL CODE. DETAILS ON OPTIONS AND EXCEPTIONS TO BE PROVIDED DURING SDR APPLICATION. 01/29/2021 58 A FRONT LIVING SETBACK TO ROW B FRONT LIVING SETBACK TO COURT C REAR LIVING SETBACK D SIDE SETBACK E PORCH FRONT SETBACK TO ROW F PORCH SETBACK TO COURT G GARAGE SETBACK ROW RIGHT OF WAY SW SIDEWALK PRIVATE YARD SPACE EAST RANCH DUBLIN, CA STAGE II PLANNED DEVELOPMENT CLUSTER LOTS TYPICAL PLOTTING CONCEPTS NEIGHBORHOOD 5 NOTE: FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION PROJECT IS SUBJECT TO CHAPTER 7.90 UNIVERSAL DESIGN OF THE DUBLIN MUNICIPAL CODE. DETAILS ON OPTIONS AND EXCEPTIONS TO BE PROVIDED DURING SDR APPLICATION. 01/29/2021 59 A FRONT TO FRONT B BUILDING TO ROW C PORCH/BALCONY TO PORCH/BALCONY D GARAGE DOOR TO GARAGE DOOR E GARAGE TO ALLEY EDGE F SIDE TO SIDE G LIVING SPACE TO ALLEY/PRIVATE DRIVEWAY H PORCH TO ROW I PORCH TO ALLEY/PRIVATE DRIVEWAY ROW RIGHT OF WAY SW SIDEWALK EAST RANCH DUBLIN, CA STAGE II PLANNED DEVELOPMENT ROW TOWNHOMES TYPICAL PLOTTING CONCEPTS NEIGHBORHOOD 6 NOTE: FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION 01/29/2021 60 EAST RANCH DUBLIN, CA STAGE II PLANNED DEVELOPMENT A FRONT TO FRONT B BUILDING TO ROW C PORCH/BALCONY TO PORCH/BALCONY D GARAGE DOOR TO GARAGE DOOR E GARAGE TO ALLEY EDGE F SIDE TO SIDE G LIVING SPACE TO ALLEY/PRIVATE DRIVEWAY H PORCH TO ROW I PORCH TO ALLEY/PRIVATE DRIVEWAY ROW RIGHT OF WAY SW SIDEWALK CONDOMINIUM TYPICAL PLOTTING CONCEPTS NEIGHBORHOOD 6 NOTE: FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION 01/29/2021 61 A FRONT TO FRONT B BUILDING TO ROW C PORCH/BALCONY TO PORCH/BALCONY D GARAGE DOOR TO GARAGE DOOR E GARAGE TO ALLEY EDGE F SIDE TO SIDE G LIVING SPACE TO ALLEY/PRIVATE STREET H PORCH TO ROW I PORCH TO ALLEY/PRIVATE STREET ROW RIGHT OF WAY SW SIDEWALK PRIVATE YARD SPACE(1) EAST RANCH DUBLIN, CA STAGE II PLANNED DEVELOPMENT TOWNHOMES W/ PRIVATE YARDS TYPICAL PLOTTING CONCEPTS NEIGHBORHOOD 6 (1) PRIVATE YARD SPACE TO FOLLOW THE REQUIREMENTS SET FORTH IN THE EASTERN DUBLIN SPECIFIC PLAN AND ORDINANCE 45-08 FOR MEDIUM DENSITY DEVELOPMENT ON THE CROAK (EAST RANCH) PROPERTY 01/29/2021 NOTE: FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION 62 EAST RANCH LANDSCAPE DESIGN GUIDELINES DUBLIN, CALIFORNIA JANUARY 2021 63 Page Intentionally Left Blank 64 DESIGN TEAM EAST RANCH Community Developer Trumark Homes Architecture KTGY Landscape Architecture Gates + Associates Civil Engineers MacKay & Somps 65 Page Intentionally Left Blank 66 East Ranch Design Guidelines v INTRODUCTION COMMUNITY FORM WALLS & FENCING STREETS & TRAILS LANDSCAPE FRAMEWORK A-3 Overview A-4 Illustrative Site Plan B-3 Overview B-4 Community Form Diagram B-5 Main Community Entry B-6 Secondary Community Entries B-7 Water Quality Basin B-8 Spine Road B-9 Northern Park B-11 Southern Park B-13 Roundabouts B-14 Common Landscape Areas D-3 Wall & Fencing Plan D-4 Wall & Fence Details D-9 Fencing Diagrams C-4 Street Sections C-9 Pedestrian Circulation Plan C-10 Trails E-3 Street Tree Plan E-5 Street Tree Palette E-9 Plant Palette E-18 Lighting & Landscape Accessories E-19 Public Art ESECTION D C SECTION SECTION BSECTION SECTION A Table of Contents 67 Page Intentionally Left Blank 68 IntroductionSECTIONA 69 A East Design Guidelines3 Overview 680 580 1.0 Miles00.5 City of Dublin Project LocationssassassaassasaassaassaassaassaassassaassaaassaassaassaasaaaassaTassasaaaTassaassaTassaaassasaTassaTassassaassaasaaassassTasssassassassTasssTassssassassTassTasssTasssssasasassaTaaaaTaTaTaTaTaTaTaTaTTTTTTTTTTTTTTTTTTTTTTTTTjarajarararajaraarajaraaja jja jjarajarajaraarajaraarjaraarajarajaraajarajjarajarajaraajajaaajjajjjjjjjjjjjjjjjRoaddddaddRoaRoadddddaddadRoadaddRoadRoadadRoadRoaddRoaddRoadRoadadRoadoadRoadRdRoadoadddaaoaaaoaaaRoaRoaRoaRoaRoaRoaaaoaaoaoaaRoaaaaRoaaoRoRoRRRRRTassajara RoadCroakCroakCroakkroakCroaoCCCCCCdddddddddddddddddddddddddddddddddddRoadRoadRoaddRoadRoadRoadoadRoaaoaRoaRoaoaoRoRoRoRooRRCroak RoadDoughDoughDoughghughughughoughDoughghughughhoughhhghghghghghughhhhhhhhhhughghgghhhhhhhhDougDougugDougougougugDouggougDougouggDououDouuouDouDouDouoDouDououDouDouoDoooDoDoDoDoDooDooDoooDDDDDDertyrtyrtyrtyyyyy y yyrtyyyyyytyyyyyertyertyyyyertyertyertyertyertyertyertyertyertyertyyyertyertyertyertyertertertrtterterterterttrterttertterterrrrererrrerreeeeeeeoaRoadRoaddddRoadddddoadRoadddadRoadddoadRoadRoadoaddRoadRoadddoadRoadRoadRoaRoadoadoaoaaoaaRoaRoaRoaaRoaaaaoRoRRRRRRRRRRRRRDougherty RoadDuDuDuDuDuDubliDubliubublibDubliDubliDubliDuDuDDublibliDubliDDDbliDubliDDDbbliDDbbiDDbDDbiDDDDDblliDbDDDblnBonBonnBounnBouBn Boun BoBon Boun Boun Bououuun Boun BouBn BououuuunBounBoBouBoun Bon BonBouBBBoouuuun Bon BoBouun BoBoBoBoBoouBouooouooo arevaevarevalevarevarvarvarvalevaevaravarvarlevarlevaevarvarlevarevarlevarlevvarevarvalevarrvarvarvrlvvaarvavlldddddddddddddddddddddddddddddddDublin BoulevardSan RSan RSan RSan RSan RRSan RSan RSan RSan RSanSan RSan Ran Ran RSan RSan RRan RnnSan RSan RaSSan Ran RSRan RSaRnan annannnnnnannnannnSaaaaSaSSSSSSSSamon amon amon amon amon mn oamon amon amon amon monnmonamonaonoamonamonmonamonamonmononamoamononononononmooooooooamoooooooamaooooooomomoooomoomomomomomomommaaaaRoadRoadRoadadadRoadRoadRoadRoaddRoaddRoadddRoadRoadadadadRoaddRoadaaddadaRoRoadRadadadadadadadRRRdRoadRRoaadadadRoadRoaRoaoaaoaRoRoaooaoaoaaoaaaaaaoaoaoaRooaoaoaoaoooooooooooooooooooRooooooooRooRoRoRoRoRoRoRRRRRRRRRRRRRRRRRRRRRRRRSan Ramon RoadlloFalloFalloalloooooololooloFllloFaFoooalloFallollolFFalloloooalloolFalFalloFFallooooFalloFalloaFaFallollooooooFalloFallooooooooFalloFallololooFalloalloalloallooaFalloFalloloalloFalloFFllloalloloalFalFalllllFalllallllFallllFallllFFaFFlllllllllFalFalllllFallallFallFalFalFallallalFallllFlalalalaaaaFaaaFaaFaaaaaaFaFaFaFFaFaFFFFFFFFFFFFFFFFFFRnRoaoaoan Roan Roan Roan Roan RoaaaRoaoaoaRoaRoaaaoaaaaaaan RoaaRoaan RoaRoaaaaoaaoaoan Roan RoaRoaoaan Roaan RoaaanaanRoanoaoaoanRoaoaoaoan Roaoon RoRnRonRooRoRonRonRonRon RoRonRoRon RonnRooRon RoRoon RonRRonRonRonRoRoRRRoRoRoRoRRRRoRoRoRonRonRoRRRRoRoRoRoRoRoRoRRRRRRRRRnRRn RnRRRRnRnRRRRnRRRRRRRRnRRnRRRnRRRnnnnnnnnndddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddFallon RoadEast Ranch sits in the hills adjacent to Croak Road in Dublin. The land is approximately 165 acres that currently contains seasonal grasses and views of the Dublin Valley. The pastoral setting inspires the simplistic California Farmhouse character that will permeate the features of the community. The proximity to the growing greater Dublin community is apparent but a rural feel is maintained with the experience of Croak Road and the intentional landscape palette. This community will emphasis getting outdoors and connecting with nature. Multi-use trails, restful overlooks and meandering footpaths with weave together the neighborhoods which culminate in a series of public and semi-public outdoor spaces. The Main Spine boasts a tree-lined street with an informal linear park. The landscape character deÀ nes the sense of place as reÀ ned yet rustic arcadian California. Materials and elements such as mediterranean planting, low stone walls and rhythmic planting patterns will embellish an agrarian tone. The landscape and open space guidelines described on the following pages are intended to achieve this goal. Basic Design Principles • The streetscape and pathway network will provide recreation opportunity and reinforce a connection to nature • The community fencing and wall system will be designed to visually recede into the setting to the extent possible. • Management of open space and maintenance of common areas will be an integral component of the landscape system. 70 AIntroduction4Illustrative Site PlanSummary Total Units: 573Total Gross Acres: 125.8Note:Refer to Stormwater Management Plan in the VTM for any information on the Stormwater Quality BasinsNeighborhood 1 65’X100’ LotPotential Future Site for a DSRSD water tank. Pocket Park(Preliminary Location) Neighborhood 350’x110’ Lot88 HomesNeighborhood 449.5’X80’85 Homes Neighborhood 6Medium Density108 Homes Neighborhood 5Motorcourts95 Homes Main EntranceSecondary EntranceSWQ2SWQ3SWQ4SWQ1SEMI-PUBLIC2.0 AcresPublic Park 5.5 AcresPublic Park Open Space 1.7 AcresRR/A 19.5 Acres11111111111111111111111111111111111111111111111111111111111111CROAK ROADCENTRAL PKWYNeighborhood 255’X95’ LotEast - 53 HomesWest - 44 Homes6.0 AcresSWQ5SWQ7SWQ6SWQ80200100 400Scale: 1” = 400’71 Page Intentionally Left Blank 72 Community FormBSECTION 73 East Ranch Design Guidelines3B Community Form East Ranch synthesizes a usable neighborhood landscape with the heritage of the surrounding pastoral landscape. The casual California farm & arcadian style create a modern interpretation of a Western homestead. •The Main Entry establishes the agrarian vernacular through the inclusion of rustic materials that are present throughout the community. •The Water Quality Basins are a prominent feature at the arrival point to the community. They demonstrate the ecology of the site with the seasonal collection of water. •Northern and Southern Parks are recreation hubs for the East Ranch community and greater neighborhood. They anchor each end of the main spine along Croak Road and complete a central green corridor. •The Main Spine along Croak Road is the primary connector of the community. It is the host of the two public parks and the connection point for the trail networks. 74 Community Form4BSWQ6PPMain Community EntrySecondary EntryRR/A19.5 acSecondary EntryEnhanced CrossingConnection to Existing Fallon Village Regional Trail (Trail 8’ Trail + 2’ Shoulder)Transition to Existing Positano Trail (Trail 8’ Trail + 2’ Shoulder)Enhanced CrossingView corridors through neighborhoods to open space areasParks are linked to neighborhoods and open space with multi-use trails and pedestrian routesSP2.0 acNeighborhood 1Pocket Park Neighborhood 2Neigh. 3Neigh. 6Neighborhood 2Neighborhood 4Neighborhood 3Neighborhood 3Neighborhood 5SWQ4SWQ3SWQ2SWQ1SWQ7SWQ8PLEGENDMain Pedestrian ConnectionsFire Access Road Key Community ElementsPedestrian WalksRustic FootpathPublic ParksView CorridorsAccess PointsPark Access Community FormScale: 1” = 400’400 800200075 East Ranch Design Guidelines5B Main Community Entry The Main Community Entry is the formal announcement of arrival to the East Ranch community. It transitions from journey to destination through the design of the round-about. The setback at the arrival point creates an opportunity for landscape emphasis and branding. The landscape palette designates importance and emphasis for this space. The subtle character established here is carried throughout the rest of the spine and collector roads. 76 Community Form 6 B Secondary Community Entries The Secondary Community Entries will be reminiscent of the Primary Entry overall character. They will be of a smaller scale but consist of similar materials and components. The Secondary Entries will begin the movement of the landscape palette into the community theme from the adjacent inÁ uences. The landscape language will consist of California inÁ uence and modern Mediterranean essence. 77 East Ranch Design Guidelines7B The Water Quality Basins that Á ank Croak Road, and line the southern property line, work for form the southernmost edge of East Ranch. The plant material found within will take on a mosaic effect that demonstrates the bloom and growth cycles of seasonal grasses in gentle patterns and large swaths. All plant material found within the basins will conform with the Alameda County C.3 Stormwater Technical guidelines and requirements. Water Quality Basins 78 Community Form 8 B The Main Spine of Croak Road connects the greater East Ranch Community with it’s allee and greenbelt. The northern and southern parks bookend the community and are connected via this spine. The rural character of the community is complimented by the multi-use trail and emphasis on natrual planting. The entry road also integrates the network of pedestrian trails and bike paths by connecting neighborhoods to each other, to the parks, and to the perimeter open space system. Spine Road 79 East Ranch Design Guidelines9B Natural in its look and feel sitting just south of the riparian corridor, the Northern Park’s proximity to the existing open space trail system is one of its most important features. The park completes the connection to Jordan Ranch and Positano neighborhoods and allows pedestrians from East Ranch a safe and easy way to access the greater Dublin trail network. The northern edge of the park has a fair amount of topography will remain natural and provide a gentle transition to the existing adjacent area. The southern edge of the park will have a 10,000 square foot fenced dog park. The Dog Park will have two separate areas for small and large dogs with their own respoective entries. Near the parks main entry, there is a BBQ area with shade structures that can accamodate up to 50 people each. The overall park theming will take cues from the surrounding architecture of the community and is geared toward smaller groups, kids, and families. Programming Elements •Park entry signage •8’ Fallon Village regional trail tie-in along riparian corridor •Restroom building (2 stall) •Central green lawn area •Looped perimeter path •Fitness stations along perimeter trail (8 Total) •Tot lot play zone ages 2-4 •Toddler play zone ages 5-12 •Shade structure •Picnic area w/ BBQs near shade structures •Parent seating adjacent to play zones •Fenced off-leash dog area •Bike parking area (10 bikes) Northern Park 80 Community Form 10 B Conceptual Site Plan Scale: 1” = 100’-0” Fallon Village Regional Trail 5-12 Toddler Play 2-4 Tot Lot Fitness Stations Bike Parking Park Rules Dog Park Berming & Landscape Screening Turf Mound Area Looped Perimeter Trail Fitness Stations Picnic Area w/BBQ’s Park Entry Sign Restroom & Drinking Fountain Central Green Croak Road81 East Ranch Design Guidelines11B The Southern Park serves as a gateway into the East Ranch Community. Being centrally located and the open space anchor to the community, the programming for this park will include elements that appeal to a wide range of ages and mobilities. Elemenets geared towards kids and young family, to those for the more active adults alike. The overall look of this open space area will work to solidify that rural agrarian character the community is built upon. Programming Elements •Park entry signage •Large central green space for active recreation (informal soccer/football •Perimeter trail system •Basketball court (Full Size) •Pickleball courts (6) •Bocce courts (4) •Tot lot play zone ages 2-4 •Toddler play zone ages 5-12 •Shade Structure and picnic area •Parent seating adjacent to play zones •Passive green space areas adjacent to picnic & play zones for informal gatherings •Restroom Building (2 stall) •Bike parking area (10 bikes) Southern Park 82 Community Form 12 B Bike Racks Promenade Park Sign Play Zone Picnic & BBQ Area Picnic Shelter Restroom & Drinking Fountain Passive Green Bocce Courts Basketball Court Pickle Ball CourtsPerimeter Trail Central GreenCroak RoadConceptual Site Plan Scale: 1” = 100’-0” 83 East Ranch Design Guidelines13B Roundabouts The roundabouts on Croak Road contribute to the overall landscape theme as well as anchor two main entries into the community. The center of the roundabouts will have a circular planting area with low- growing groundcover and ornamental grasses. Landscape boulders and public art can also be found here. The median islands that help direct trafÀ c will include decorative pavers. These focal pieces will weave together the agrarian aesthetic and tie-in the overall landscape palette of adapted plants and natural materials. The roundabouts will work to slow through trafÀ c. Scale: 1” = 40’-0” 84 Community Form 14 B Common Landscape Areas This Pocket Park on Parcel O shall include a meandering walkway, a mounded turf area, benches, rock out-croppings and balance log features that play into the rural and eclectic space in between homes and walkway networks. Parcel O Pocket Park Concrete Walk Bench Pad & Trash Turf Mound Balance Log Climbing Boulder Landscape Boulder Pedestrian Light Conceptual Site Plan Scale: 1” = 40’-0” 85 East Ranch Design Guidelines15B The pass-through connection at Parcel C to Panorama Drive, is design to be pedestrian only and allow bikers and walkers to access it. The trail will be constructed of concrete and will meander within the adjacent GHAD parcel and will connect to the sidewalk alongside Panorama Drive. The landscape around the portion of the pathway is inside of the GHAD parcel will remain as-is. As the path enters Parcel C on East Ranch the landscape will transition to a more residential feel with low groundcover and accent shrubs, along with bioretention. Larger trees will also be planted to visually signify the paths entry point. Common Landscape Areas Parcel C - Panorama Drive Connection Scale: 1” = 60’-0” Existing view from Panorama DriveExisting view from Panorama Drive 86 Community Form 16 B Common Landscape Areas East Ranch has several open space pass-through parcels containing rustic footpaths that will allow entry to the À re aceess road along the project’s eastern edge. These parcels will be landscaped with À re saft plant materials. The footpaths will be surfaced with a gravel material that will be stabilized allowing vehicles to traverse it. The access points at the end of cul-de-sacs will be bordered by a concrete split-rail fence allowing access to the À re road on either side. Both the building and plant material in these areas are to be À re resistant. Rustic Footpaths Rail Fence Rail Fence Fire Access Road Stabilized Gravel Bands Screen Shrubs Oak Trees Low Groundcover Fire Access Road Typical Conceptual Pass-through Scale: 1” = 30’-0” Typical Cul-De-Sac Interface Scale: 1” =60’-0” 87 Page Intentionally Left Blank 88 Streets & TrailsCSECTION 89 C Page Intentionally Left Blank 90 Streets & Trails 4 C Street Sections Design Concept The network of streets create a connectivity and recreation infrastructure for the community. The streetscape system and associated sidewalks enhance the pedestrian experience and visually unify the community. This Main Entry Road utilizes a separated sidewalk when possible to allow for safe pedestrian circulation. On- street parking and street trees assist in buffering pedestrians from vehicular trafÀ c. Parkway strips will prioritize low water use shrubs and trees. Entry Road Typical Entry and Major Neighborhood Road Scale: 1/16”= 1’-0” Scale: 1/16”= 1’-0” 91 East Ranch Design Guidelines5C Street Sections Neighborhood Street - Property Edge Scale: 1/16”= 1’-0” Neighborhood Streets and Major Neighborhood Streets make up the majority of roadways in the East Ranch community. These streets allow for on-street parking and a combination of monolithic and separated sidewalks. Neighborhood Street Scale: 1/16”= 1’-0” 92 Streets & Trails 6 C Street Sections Croak Road Scale: 1/16”= 1’-0” Croak Road is the Main Spine of the East Ranch community. It serves at the greenbelt connection between the Northern and Southern parks and trail network. The sloped edges emphasize the valley of the roadway and contributes to the rural character. On t he west side of Croak Road there is split rail fence that serves to delineate the boundary between the right-of-way and the bioretention area. 93 East Ranch Design Guidelines7C Street Sections Croak Road w/ Parking Typical Alley - Medium Density Typical Motorcourt Scale: 1/16”= 1’-0” Scale: 1/16”= 1’-0” Scale: 1/16”= 1’-0” RESIDENTIAL 94 Streets & Trails 8 C Street Sections Scale: 1/16”= 1’-0” Scale: 1/16”= 1’-0” Central Parkway transitions from a wider street section on its west edge which includes a landscape median and separated sidewalks. At the roadway transitions into the neighborhood the travel lanes side is reduced and bike lane continues. Central Parkway Extention East Central Extension: Project Entry 95 East Ranch Design Guidelines9C Park Pocket Park SWQ2 Park SWQ3 SWQ4SWQ1 SWQ7 SWQ6SWQ8 Pedestrian Circulation Plan Scale: 1” = 500’ Design Concept A simple meandering pedestrian circulation system uniÀ es the community. The character of the landscape along the trails emphasizes the use of canopy trees on trails adjacent road corridors. Legend East: Separated Sidewalk at Public Parkway, 10 Wide , West: 8’ Class I Trail w/2’ Shoulders Separated Sidewalk at Neighborhood Street - 5’ or 8’ Wide Monolithic Sidewalk at Neighborhood Street - 5’ Wide Pedestrian Paved Walk - 6’ Wide Pedestrian Paved Walk - 8’ Wide Fire Access Road Park Trail, Connect to Existing Trail System Rustic Foot Path Traffic Calming Popout 96 Streets & Trails 10 C Park Trails 8-foot Asphalt Path 2-foot Decomposed Granite shoulders Open Space Trees Fallon Village Regional Trail 2’ 8’ 2’ The Fallon Village Regional Trail is a an 12-foot wide multi-use trail designed for a variety of recreational uses, including walking, hiking, jogging, and biking. The trail consists of an 8-foot wide asphalt path, and 2-foot decomposed granite shoulders on both sides. This segment of trail is located in the Northern Park, and serves to bridge the gap in between neightborhoods. •8-foot asphalt walk •2-foot decomposed granite shoulders 97 Page Intentionally Left Blank 98 Walls & FencingDSECTION 99 East Ranch Design Guidelines3D Park Pocket Park Park SWQ4SWQ3 SWQ2 SWQ1 SWQ5 SWQ7 SWQ6 SWQ8 Legend Open Space Interface Fence Interior View Fence Stacked Stone Theme Wall Barbed Wire Fence Fire Lots (Lots subject to City’s Wildfire Management Plan) Concrete Split Rail Fence Wall & Fencing Plan Design Concept The neighborhood landscape system includes community theme walls, fencing (good neighbor, split rail, view and open space), front yard planting. All elements of the landscape are intended to convey the special character and high quality of the community. Breaks in fence, removable sections, or gates will occur for maintanence access of adjacent bioretention where applicable. Fences will be located outside of the view triangles at intersections. Scale: 1” = 500’ 100 Walls & Fencing 4 D Wall & Fence Details Interior View Fence Scale: 3/8”=1’ CMU Retaining Wall Scale: 3/8”=1’ Location: Used throughout the community in between lots or where needed to retain. 101 East Ranch Design Guidelines5D Location: Occurs along rear yards where they abut open space. Also may be used when the elevation between rear yards is greater than 20’. *All wood to be Construction Heart Redwood Fire Hardened/Heavy Timber to meet the Dublin Wild¿ re management requirements *All wood to be ¿ re retardant treated per section 710A.3.2 and 710A.4 7A of the California building code for all exterior wood products. Location: Occurs in the landscape along sidewalks and roadways in varying locations serving as a thematic element. Open Space Interface Fence Scale: 3/8”=1’ Concrete Split Rail Fence Scale: N.T.S. Wall & Fence Details 102 Walls & Fencing 6 D Wall & Fence Details 2”x6” Cap Vertical Wood Lattice 4”x4” Post 2”x4” Bottom Rail 1”x6” Kick Board 1”x8” With 1” Overlap Each Side 8’-0” MAX 6’-0” Location: Fence is setback a minimum of 5’ from front facade. This fence is used parallel to the front of the home. Where side yards abut a residential street, the lattice fence is also used. Where fence is adjacent to the street a minimum of 3’ landscape buႇ er is provided between walkway and fence. Location: Occur between lots separating private yards. Good Neighbor Fence Scale: 3/8”=1’ Lattice Top Fence Scale: 3/8”=1’ 103 East Ranch Design Guidelines7D 4’-0” Stacked Stone Theme Wall Scale: 3/16”=1’ Stacked Stone Theme Wall (Retaining)Scale: N.T.S. Location: Located at community entry points along Croak Road and around the stormwater water quality basin. Height may vary depending on location. Wall & Fence Details 104 Walls & Fencing 8 D Wall & Fence Details Metal T-Post Braided and Smooth wire to be 12-1/2” guage 10’-0” MAX BETWEEN T-POSTS 6” 6’-0”1’-6” 1’-6” 1’-6” Barbed Wire Fence Scale: N.T.S. Location: Used throughout the community in landscape areas for seating or a physical barrier. May also be used to retain. Length may vary. Location: Located along the eastern property line. Board Formed Concrete Wall Scale: 3/8”=1’ 105 East Ranch Design Guidelines9D Front and Side Yard Retaining Walls 4’ max. Side Yard Wall Good Neighbor Fence Lattice Fence on 2’ max. Retaining Wall (if needed) Front Yard Retaining Wall 4’ max (if needed). Minimum of 5’ From Back of Sidewalk. Front Yard Retaining Wall over 3’ up to 4’ A B FRONT & SIDE YARD RETAINING WALL SECTION A SECTION B Parkway Walk 2:1 max. Retaining Wall (Max 4’) Retaining Walls (over 3’ up to 4’)2:1 max. Front Yard Retaining Walls Front yard retaining walls shall be a maximum of 4’ in height and be stucco to match the overall community theme. The front yard retaining wall shall be located at or behind the PSE. Utilities should be grouped and combined with front retaining walls where required to avoid multiple retaining walls on a single lot. 106 Walls & Fencing 10 D Fencing at Open Space A Wood Fence Wood Fence Open Space Interface Fence Steel Fence Concrete V-Ditch Open Space Interface Adjacent to Jordan Ranch EVAE, SDE, Maintenance Easement 4’ 3’ 4’ 12’Access Road20’ SECTION A Fencing At Open Space Fencing at open space must conform to the Dublin Wildfire Management Plan. Heavy timber wood fencing with 6’ returns may be used along the rear property lines. All wood is to be construction heart redwood fire hardened/heavy timber to meet the Dublin Wildfire management requirements. All wood to be fire retardant treated per section 710A.3.2 and 710A.4 7A of the California building code for all exterior wood products. 107 Page Intentionally Left Blank 108 Landscape FrameworkESECTION 109 East Ranch Design Guidelines3E Park Pocket Park Park Street trees to match existing Central Pkwy Streetscape. Enhanced Open Space Mix Tree Species shoud be fire safe along the fire lots. Typ. c ed Open g the the t he species ed under s ter Plan SWQ6 SWQ7 SWQ8 SWQ1 SWQ5 SWQ2 SWQ3 SWQ4 Scale: 1” = 500’ Legend Pistacia chinensis ‘Keith Davey’Chinese Pistache Acer rubrum ‘Armstrong’Red Maple Quercus agrifolia Coast Live Oak (Fire Safe) Tilia Cordata ‘Green Spire’Little Leaf Linden Prunus x yedoensis ‘Akebono’ Yoshino Cherry Lagerstroemia x ‘Natchez’Crepe Myrtle Main Entry & Roundabout Accent - Quercus suber - Cork Oak Enhanced Open Space Mix Design Concept The street trees patterns and structure will be use to emphasize entries, create edges, provide privacy, and integrate open space. All street trees and enhanced open space mix trees along À re lots are to be compirsed of À re safe varieties Street Tree Plan 110 Landscape Framework 4 E Street Trees Pistacia chinensis ‘Keith Davey’ - Chinese Pistache Acer rubrum ‘Armstrong’ - Red Maple Tilia Cordata ‘Green Spire’ - Little Leaf Linden Prunus x yedoensis ‘akebono‘ - Yoshino CherryQuercus agrifolia - Coast Live Oak (Fire Safe) Ulmus parvifolia - Chinese Elm Street trees will be deciduous to demonstrate the seasons and patterns of nature. The street trees will be used to deÀ ne the neighborhoods. S Use À re safe plant sepcies along the À re lot. 111 East Ranch Design Guidelines5E Tree Palette STREET TREES ACCENT TREES The following street tree species are listed within the Dublin Streetscape Master Plan. BOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER WUCOLS FIRE SAFE Acer rubrum ‘Armstrong‘Red Maple x M Celtis sinensis Chinese Hackberry x L Koelreuteria paniculata Goldenrain Tree x x M Lagerstroemia indica Crape Myrtle x x L Pistacia chinensis ‘Keith Davey’ Chinese Pistache x x L Platanus x acerifolia ‘Yarwood’London Plane Tree x x M Prunus x yedoensis ‘akebono‘Yoshino Cherry x M Quercus agrifolia Coast Live Oak x x VL x Tilia cordata Little leaf Linden x M Ulmus parvifolia Chinese Elm x x L Zelkova serrata Japanese Zelkova x x M BOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER WUCOLS FIRE SAFE Arbutus unedo Strawberry Tree x x L x Acer buergerianum Triden Maple x M Acer palmatum Japanese maple x M Albizia julibrissin Persian silk tree x L Cercis canadensis Eastern Redbud x M Chitalpa tashkentensis Chitalpa x x L Citrus Citrus x x M x Cotinus coggygria Smoke Tree x L Ginkgo biloba Maidenhair Tree x x M Lagerstroemia indica Crape Myrtle x L Laurus nobilis Sweet Bay x L Melaleuca linariifolia Flaxleaf paperbark x x L Olea europaea Olive (non-fruiting) x x V L Punica granatum Pomegranate x L x Prunus sargentii Sargent Cherry x M x Quercus lobata Valley Oak x x L 112 Landscape Framework 6 E Plant material should be selected appropriately for location and microclimate. Provide a combination of evergreen, deciduous and Á owering trees. Lagerstroemia indica - Crape Myrtle Pistacia chinensis ‘Keith Davey’ - Chinese Pistache Acer palmatum - Japanese Maple Cotinus coggygria - Smoke Tree Quercus lobata - Valley Oak Laurus nobilis - Sweet Bay Accent Trees 113 East Ranch Design Guidelines7E Tree Palette RESIDENTIAL SCREENING TREES ENHANCED OPEN SPACE TREES BOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECYCLED WATER WUCOLS FIRE SAFE Carpinus betulus European Hornbeam x M Dodonaea viscosa Hopseed Bush x x L Garrya elliptica Silk tassel tree x L Heteromeles arbutifolia Toyon x x L Magnolia grandiflora Southern magnolia x M Metrosideros excelsa New Zealand Christmas Tree x x L x Nyssa sylvatica Sour Gum x M Prunus caroliniana Carolina Laurel Cherry x (may be salt sensitive) Lx Pseudotsuga menziesii Douglas Fir x L Rhamnus alaternus Italian Buckthorn x L x Rhus lancea African sumac x L x Xylosma congestum Shiny xylosma x x L BOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER WUCOLS FIRE SAFE Aesculus californica California Buckeye x VL x Arctostaphylos manzanita Manzanita x VL Callistemon viminalis Bottlebrush x x L x Cercis occidentalis Western Redbud x VL x Geijera parviflora Australian Willow x M Gleditsia triacanthos Honey Locust x x L Olea europaea Olive (non-fruiting) x x VL Platanus racemosa California Sycamore x M Quercus agrifolia Coast Live Oak x x VL x Quercus robur fastigiata English Oak x x M Quercus suber Cork Oak x x L Schinus molle California Pepper Tree x x VL x Umbellularia californica California Bay x M 114 Landscape Framework 8 E Dodonaea viscosa - Hopseed Bush Nyssa sylvatica - Sour Gum Carpinus betulus - European Hornbeam Geijera parviflora- Australian Willow Prunus cerasifera - Plum Cercis occidentalis - Western Redbud Enhanced Open Space & Screening Trees 115 East Ranch Design Guidelines9E ACCENT SHRUBS TALL SHRUBS Plants should be selected and spaced appropriately to ensure mature and healthy growth. A variety of Á owering, variegated, and evergreen shrubs should be mixed to maintain visual interest and seasonal diversity. BOTANICAL NAME COMMON NAME RECYCLED WATER DEER RESISTANT WUCOLS FIRE SAFE Agapanthus spp. Lily of the Nile x x M x Agave spp.Agave x L x Aloe striata Carol Aloe x x L Anigozanthos spp.Kangaroo Paw x L Buxus microphylla var. japonica Japanese Boxwood x M Bulbine frutescens Stalked Bulbine x L Coreopsis spp.Coreopsis x x L Dasylirion wheeleri Spoon Yucca x VL Dianella tasmanica Tasman Flax Lily x M Hemerocallis Day Lily x M x Hesperaloe parviflora Red Yucca x L x Heuchera spp.Coral Bells M x Iris douglasiona Pacific Coast Iris x L x Kniphofia uvaria Devil’s Poker/ Red Hot Poker x L x Lantana spp.Lantana x x L x Liriope muscari Lily Turf x M Penstemon spp.Penstemon x M Teucrium chamaedrys Germander x L Tulbaghia violacea Society Garlic x L x Verbena Verbena x L BOTANICAL NAME COMMON NAME RECYCLED WATER DEER RESISTANT WUCOLS FIRE SAFE Abelia spp.Abelia x M Arbutus unedo ‘Compacta’Compact Strawberry Bush x L x Arctostaphylos Manzanita L Buddleia davidii Butterfly Bush x M Camellia japonica Japanese Camelia x M Carpenteria californica Bush Anemore x M Euonymus japonica Spindle Tree x L Feijoa sellowiana Pineapple Guava M x Heteromeles arbutifolia Toyon x L Lavatera maritima Tree Mallow x L Ligustrum texanum Waxleaf Privet x x M x Loropetalum chinensis Chinese Fringe Flower x L Myrica californica Wax Myrtle x x M x Myrsine africana African Boxwood L Nerium oleander Dwarf Pink Oleander x x L x Prostanthera ovalifolia Mint Bush x L Rhamnus californica Coffeeberry x x L x Ribes spp.Currant x x L x 116 Landscape Framework 10 E Accent & Tall Shrubs Hemerocallis - Day Lily Bulbine frutescens - Stalked Bulbine Dasylirion wheeleri - Spoon Yucca Camellia japonica - Japanese Camelia Heuchera - Coral Bells Aloe striata -Carol Aloe Anigozanthos - Kangaroo Paw Kniphofia uvaria - Red Hot Poker Teucrium chamaedrys - Germander Agapenthus- Lily of the Nile Carpenteria californica - Bush AnemoneBuddleia davidii - ButterÁ y Bush 117 East Ranch Design Guidelines11E Plants should be selected and spaced appropriately to ensure mature and healthy growth. A variety of Á owering, variegated, and evergreen shrubs should be mixed to maintain visual interest and seasonal diversity. MEDIUM SHRUBS GRASSES BOTANICAL NAME COMMON NAME RECYCLED WATER DEER RESISTANT WUCOLS FIRE SAFE Bouteloua gracilis Blue Grama Grass x x L Calamagrostis Karl Foerster feather reed grasses x x M Carex spp.Sedge x x M Chondropetalum tectorum Small Cape Rush x L Festuca spp.Fescue x L Helictotrichon sempervirens Blue Oat Grass x x L Juncus patens California Gray Rush x L Leymus condensatus `canyon prince`Canyon Prince Wild Rye x x L Lomandra longifolia Dwarf Mat Rush x L Muhlenbergia spp.Muhly x L Pennisetum alopecuroides Dwarf Fountain Grass x x L Pennisetum setaceum ‘Rubrum’Red Fountain Grass x x L BOTANICAL NAME COMMON NAME RECYCLED WATER DEER RESISTANT WUCOLS FIRE SAFE Asparagus densiflorus ‘Myers’Foxtail Fern x M Callistemon ‘Little John’Dwarf Cottlebrush x L x Cistus spp.Rock Rose x L x Coleonema spp.Breath of Heaven x M Dietes spp.Fortnight Lily x L x Epilobium canum California Fuchsia x L Escallonia Escallonia x M Euphorbia rigida Silver Spurge x L Grevillea ‘Noelii’Grevillea x L Myrtus communis ‘Compacta’Dwarf Myrtle x L Nandina spp.Nandina/Heavenly Bamboo x x L Nepeta x faassenii Catmint x L Nephrolepis cordifolia ’California’California Fern M Nerium oleander ‘Petite’Oleander x L x Olea europaea ‘Montra’Little Ollie x x VL Perovskia atriplicifolia Russian Sage x L Phormium tenax sp.New Zealand Flax x L Pittosporum tobira Dwarf Mock Orange x L x Rhaphiolepsis indica Indian Hawthorn x L Salvia spp. Sage x x L Teucrium fructicans Bush Germander x L Sedum spp.Stonecrop x L x Viburnum tinus compacta Viburnum x M Westringia fruticosa Coast Rosemary x x L 118 Landscape Framework 12 E Medium Shrubs & Grasses Teucrium fruticans- Bush GermanderPerovskia atriplicifolia - Russian Sage Salvia spp. - Sage Rhaphiolepis indica - Indian Hawthorn Muhlenbergia - Mulphy Calamagrostis ‘Karl Foerster’ - Feather Reed Grass Dietes - Fortnight Lily Lomandra longifolia - Dwarf Mat Rush Chondropetalum tectorum- Small Cape Rush Olea europaea montra- Little Olive Bouteloua gracilis- Blue Grama Grass Pennisetum setaceum ‘Rubrum’ - Fountain Grass 119 East Ranch Design Guidelines13E Recommended shrubs and groundcover are non-invasive and suited to the site. Plants with similar watering needs should be planted together to prevent under or over watering. GROUNDCOVER VINES BOTANICAL NAME COMMON NAME RECYCLED WATER DEER RESISTANT WUCOLS FIRE SAFE Acacia redolens Acacia x x VL Achillea millefolium Yarrow Lx Baccharis pilularis Coyote Brush x L Ceanothus griseus California Lilac x L Correa spp.Australian Fuchsia x L Cotoneaster dammeri Bearberry Cotoneaster x x L x Coprosoma kirkii ‘Verde Vista’Prostate Mirror Plant x L Dymondia margaretae Silver Carpet x L x Erigeron glaucus ‘Sea Breeze’Seaside Daisy) x L Erigeron karvinskianus Santa Barbara Daisy L x Gazania spp.Gazania x M x Geranium spp. Hardy Scented Geramium x M Juniperus spp.Juniper x L Limonium perezii Sea Lavender x L x Myoporum parvifolium Myoporum x L x Pelargonium peltatum Ivy Geramium x L x Pyracantha coccinea Scarlet Firethorn x L Oenothera speciosa childsii Mexican Evening Primrose x L Osteospermum fruticosum African Daisy x L x Rosa ‘Carpet Rose’Carpet Rose x x M Rosmarinus spp.Rosemary x x L Senecio serpens Blue Chalk Sticks L x Stachys byzantina Lamb’s Ears x L Trachelospermum jasminoides Star Jasmine x x M x Vinca minor Periwinkle M x BOTANICAL NAME COMMON NAME RECYCLED WATER DEER RESISTANT WUCOLS FIRE SAFE Bougainvillea spp.Bougainvillea x L Ficus pumila Creeping Fig x M Hardenbergia violacea Purple Vine Lilac M Jasminum spp.Jasmine x M / L Lonicera japonica Honeysuckle M Parthenocissus quinquefolia Virginia Creeper x M Solanum jasminoides Potato Vine M x Wisteria sinensis Wisteria x M 120 Landscape Framework 14 E Groundcover & Vines Achillea millefolium - Yarrow Myoporum laetum - Myoporum Erigeron karvinskianus - Santa Barbara Daisy Bougainvillea spp. - Bougainvillea Acacia redolens - Acacia Rosmarinus officinalis - Rosemary Senecio serpens - Blue Chalk Sticks Ficus pumila - Creeping Fig Ceanothus hybrid - Ceanothus Stachys byzantina - Lamb’s Ears Rosa ‘Carpet Rose’ - Carpet Rose Hardenbergia violacea - Purple Vine Lilac 121 East Ranch Design Guidelines15E Plants play an important role in the function of landscape-based stormwater treatment measures. Refer to Alameda Countywide Clean Water Program for more plants suitable for use in stormwater treatment measures. TREES in Stormwater Treatment Area SHRUBS & GRASSES in Stormwater Treatment Area BOTANICAL NAME COMMON NAME EVER- GREEN CA NATIVE DROUGHT TOLERANT WUCOLS FIRE SAFE Achillea millefolium Common Yarrow x x L x Arctostaphylos densiflora ‘McMinn’Manzanita ‘McMinn x x x L Arctostaphylos ’Emerald Carpet’Manzanita ‘Emerald Carpet’ x x x M Artemisia douglasiana California Mugwort x x L Baccharis pilularis ‘Twin Peaks’Coyote Brush Prostrate x x x L Carex pansa California Meadow Sedge x x M Ceanothus spp.Ceanothus x x L Chondropetalum tectorum Cape Rush x x L Deschampsia cespitosa Tufted Hairgrass x x L Eriogonum fasciculatum flattop buckwheat x x x VL Festuca californica California fescue x x x L Juncus effusus Pacific Rush x x M Juncus patens Blue Rush x x x L Leymus triticoides Creeping Wildrye x x x L Limonium californicum Marsh Rosemary x x L Lotus scoparius Ceerweed x x VL Mimulus aurantiacus Common Monkeyflower x x VL Muhlenbergia rigens Deergrass x x x L Nepeta spp Catmint x L Panicum virgatum Switchgrass M Phragmites australis Common Reed x M Salvia clevelandii Cleveland Sage x x x L Sisyrinchium bellum Blue-eyed Grass x x x VL x Zauschneria californica California Fuchsia x x x L x BOTANICAL NAME COMMON NAME EVER- GREEN CA NATIVE DROUGHT TOLERANT WUCOLS FIRE SAFE Betula nigra River Birch H Corylus cornuta v. Californica California hazelnut x x L Populus fremontii Fremont’s cottonwood x M x Quercus lobata Valley oak x x L Quercus palustris Pin oak M Sequoia sempervirens Coast redwood x x H Umbellularia californica California Bay x x M 122 Landscape Framework 16 E Stormwater Treatment Plants Betula nigra - River Birch Panicum virgatum - Switchgrass Festuca californica - California fescue Juncus patens - Blue Rush Populus fremontii - Fremont’s Cottonwood Muhlenbergia rigens - Deergrass Aristida purpurea - Purple three-awn Lotus scoparius - Deerweed Umbellularia californica - California Bay Leymus triticoides - Creeping Wildrye Deschampsia cespitosa - Tufted Hairgrass Eriogonum fasciculatum - Flattop Buckwheat 123 East Ranch Design Guidelines17E Shrubs & Groundcover Shrubs & Groundcover Emphasis will be placed on the use of low water using, climate adapted and deer- resistant plant materials. Plants will be spaced for their mature size to reduce trimming and shearing. Micro-climates, soil conditions and irrigation water quality must be considered in plant selection. Irrigation Irrigation throughout the public rights-of-way, and landscape setbacks shall be accomplished by means of automatically controlled spray, bubbler, and drip irrigation systems. The design shall incorporate water saving techniques and equipment and shall meet the water efÀ cient requirements of the water efÀ cient landscape ordinance adopted by the City of Dublin. Irrigation systems that use recycled water shall conform to the Dublin San Ramon Services District Recycled Water Use Guidelines. All irrigation systems shall be efÀ ciently designed to reduce overspray onto walks, walls, fences, pilasters, street and other non-landscaped areas and into natural open space areas. Irrigation systems shall be valved separately depending on plant ecosystems, orientation and exposure to sun, shade, and wind. The design shall be sensitive to the water requirements of the plant material selected and similar water using plants shall be valved together. Slope and soil conditions will also be considered when valving irrigation systems. 124 Landscape Framework 18 E Lighting & Landscape Accessories Landscape accessories are important elements to overall community design and will contribute to the agrarian feel of East Ranch. •They should be woven throughout the site and reference historic agrarian uses. •Each of these elements should have seating nearby for people to rest and contemplate, either benches or informal seating made of cut stone. •A mix of seating options should be available, providing some with backs and armrests. Bench Manufacturer: Landscape Forms Model: Generation 50 Style: Backless, no divider, with angle end arms Finish: Titanium Metallic with Ipe Wood for exterior use Bench Manufacturer: Landscape Forms Model: Generation 50 Style: Angle End Arms, backed, no divider Finish: Titanium Metallic with Ipe Wood for exterior use Trash and Recycling Receptacles Manufacturer: Landscape Forms Model: Gretchen Style: Top Opening or Side Opening, Surface mounted and locked Finish: Titanium Metallic with Ipe Wood for exterior use STREET LIGHTING All street lighting in East Ranch will conform to approved City standards. Street lighting is used for decoration as well as to mark special pathways and landmarks. •Single lights should be used on both sides of the the Main Entry Road, the Neighborhood Entry Road, and the Neighborhood Spine Road •The Lumec L60 LED Hexagonal Lantern series on 18.5’ tall post is recommended, to match the current City’s standard. 125 East Ranch Design Guidelines19E Public Art Legend Possible Public Art Locations Public Art Public Art will be incorporated into the overall theme and community design. Art installations should be relevant to the site and it’s natural conditions. The developer will be paying the in-lieu fee for Public Art. The Public Art locations shown on this plan are suggested on-site locations for Public Art should the City decide to install public art within the project using in-lieu fees. 126 Landscape Framework 20 E Public Art 127 EAST RANCH ARCHITECTURAL DESIGN GUIDELINES DUBLIN, CALIFORNIA DECEMBER 2020 128 DESIGN TEAM EAST RANCH Community Developer Trumark Homes Architecture KTGY Landscape Architecture Gates + Associates Civil Engineers MacKay & Somps 129 East Ranch Design Guidelines i INTRODUCTION ARCHITECTURAL COMPONENTS ARCHITECTURAL STYLES A-3 Purpose and objective B-2 Building Facades B-3 Roofs B-3 Garages B-3 Architectural Details B-3 Entryways B-3 Windows and Doors B-4 Trim and Style Details B-4 Community Clubhouse B-4 Exterior Lighting and Mechanical Equipment B-4 Materials and Colors B-4 Universal Design B-4 Second Units C-3 Traditional Farmhouse C-4 Contemporary Farmhouse C-5 California Revival C-6 Contemporary CSECTION BSECTION SECTION A Table of Contents CONCEPTUAL EXAMPLE ARCHITECTURE DSECTION D-1 Neighborhood N1: 65’x100’ lots D-2 Neighborhood N2: 55’x95’ lots D-3 Neighborhood N3: 50’x110’ lots D-4 Neighborhood N4: 50’x80’ lots D-5 Neighborhood N5: 48’x70’ lots D-6 Neighborhood N6: MF D-7 Neighborhood N6: MF D-8 Example Color Material Board 130 IntroductionSECTIONA 131 A East Ranch Design Guidelines2 Page is intentionally blank 132 AIntroduction3 INTRODUCTION PURPOSE AND OBJECTIVE The Architectural Guidelines section provides the architecture framework for future development within East Ranch with the overall goal of high-quality design homes that promote both visual compatibility and variety. These guide- lines express desired design character, which in combination with the Landscape Guidelines, conveys the overall East Ranch agrarian character and provides a pedestrian friendly community of neighborhoods. These guidelines and the graphic representations contained herein are for con- ceptual purposes only. Guidelines with the term “shall” are required and to be implemented, and guidelines with the term “should” are highly recommended. The Architectural Guidelines are organized into two sections: 1. Architectural Components, and 2. Architectural Styles. 133 Architectural ComponentsSECTIONB 134 B East Ranch Design Guidelines2 ARCHITECTURAL COMPONENTS The public realm architecture of a house is comprised of  ve basic components: Building Facades, Roofs, Garages, Architectural Details, and Materials and Colors. Together when appropriately designed these components can create visually interesting streetscapes and human scale environments. This section of the Architectural Design Guidelines is to be closely referenced with the Development Standards which dictate height and setback requirements that also shape streetscapes. Building Facades Building Facades constitute all vertical sides of the building: front, sides, and rear and together with the roof creates a building’s mass and scale. A building’s mass and scale directly impact the overall streetscape of a neighborhood. To encourage a pedestrian friendly environment and visually interesting streetscape, the following guidelines are encouraged: • Stagger wall planes in the horizontal and/or vertical plane, where appropriate, to break up the elevation to avoid large building massing. • Provide projections and recesses, appropriate to the architectural style of the home, in building elevations to create shadow and depth. • Provide combinations of one- and two-story forms to help break down the overall scale of the building. • Buildings shall be designed with “4-sided” architecture to create high-quality homes that are human-scale and enhances the public realm. Roofs The building roof provides an important function to the home and to shaping the skyline and a building’s overall form. • Variation of roof forms shall occur to allow for the creation of an interesting roofscape and streetscape. • Roof forms can include but are not limited to gable, shed, and hip. Flat roofs may be allowed under the Contemporary architectural style and should not be more than 60% of the roof form in this style. • To help create building articulation, broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. • Roof material and color shall complement the architectural style of the home and be non-re ective. Staggerd wall planes One- and two-story forms help to break down the overall buildng scale Gable roofs 135 BArchitectural Components 3 Garages Garages provide a sheltered space for vehicles and when thoughtfully placed and designed in the home, will de-emphasize the vehicle and can add to the articulation of the overall building form. • In general, architecture forward design in front-loaded lots is encouraged where garage doors and placement are located beyond habitable spaces. • When possible, alley-load buildings with garage in the alley is encouraged to promote walkable a pedestrian main streetscape. • Deep garage door recesses into surrounding wall plans, and/or with 2nd  oor above cantilever are encouraged to help de-emphasize the garage door. • In general, it is encouraged for homes with 3-car garages to have the following con gurations: the third garage is side-swing, recessed to back of the lot, or the space is part of a tandem con guration within a 2-car garage door width. • 3-car garages with all bays fronting the street are allowed on lots 55’ or wider. • Garage door designs shall vary along the streetscape, with no more than two homes using the same design and pattern and color next to each other. • Garage door window lites are allowed and should be appropriate to the architectural style of the home. Architectural Details The Architectural Details of a building helps complete the design vision and can mean the difference between a welcoming street scene with appeal and one that may be non-inviting and bland. This section includes guidelines for the following Architectural Details: entryways, windows and doors, trim and style details, and exterior lighting and mechanical equipment. Entryways • Entryways present the threshold between public and private spaces and thus is a focal point to the building’s façade. The following examples are encouraged to be used to articulate the entryway as a focal point: Porch, Trellis, Portico, Trellis, Low entry court walls, Recessed Entryway. Windows and Doors • Windows and doors shall be designed to re ect the overall architectural style of the building. • Window and door materials shall not include re ective glass, as it creates glare. Opaque glass is not allowed without approval from City Staff. • Window shutters, when used, should be proportionate in shape and size to the window opening. • Window frames shall be appropriately colored to match or complement the house or trim colors for each color scheme. Garage door design is important and adds to the character of the streetscape Entryway portico Proportional window shutters to window size and opening 136 B East Ranch Design Guidelines4 Trim and style details • Trim elements around windows and on the buildings shall be designed to be proportional to the element they are enhancing. • Style details include, but are not limited to: corbels, rafter tails, pipe vents, and planter boxes. Style details shall be complementary to the architectural style of the home, placed and installed appropriately to enhance the overall building design, and shall be made of high-quality and durable material. Exterior Lighting and Mechanical Equipment • Exterior lighting  xtures should be compatible with the architectural style of the building. • Exterior lighting  xtures shall not create glare or spillover to adjacent neighbors. • Mechanical equipment located on the ground shall be screened from view from the public to maintain a pedestrian friendly street scene. Screening can be landscape and/or with a hard material fencing screen. Materials and Colors The Materials and Colors of a building have a direct impact on the streetscape ambiance and overall neighborhood. The following guidelines are to be referenced with the materials allowed provided in each architectural style section. • Material and colors shall be of high-quality and durable that will weather well and re ects the home’s architectural style. • Material and color blocking shall not terminate at outside corners and shall wrap to appropriate transition points of the building façade. • Material and colors at the base of buildings should continue to the where the building meets grade so the building is well seated into the street; avoiding a “ oating” look. • Adjacent houses and facing facings across a street must use different color schemes for street scene variation. Universal Design The proposed buildings will adhere to the Universal Design Guidelines as outlined in Dublin Municipal Code Chapter 7.90: Universal Design. Second Units Second Units proposed in East Ranch will adhere to the Second Units standards and regulations as outlined in Dublin Municipal Code Chapter 8.80: Second Unit Regulations. Mechanical equipment screen should be complementary to design and materials and colors of the building Building details: pipe vents, julient balcony with designed railings help enhance this elevation example Example of a diverse streetscene created through varitey in materials and colors Window trim appropriately designed to window opening and shape 137 Architectural StylesSECTIONC 138 C East Ranch Design Guidelines2 ARCHITECTURAL STYLES The architectural styles of East Ranch draw from the project site’s agrarian set- ting of the rolling hills and its relationship to the surrounding area and existing UHVLGHQWLDOQHLJKERUKRRGV7KHIROORZLQJIRXUDUFKLWHFWXUDOVW\OHVLGHQWLÀHGIRU East Ranch are a mixture of traditional and contemporary styles offering varia- tion, under the Agrarian and California style umbrella, to create interesting streetscapes. • Traditional Farmhouse • Modern Farmhouse • California Revival • Contemporary 139 CArchitectural Styles 3 TRADITIONAL FARMHOUSE 7KH7UDGLWLRQDO)DUPKRXVHVW\OHGDWHVEDFNWRWKFHQWXU\$PHULFDDQGHQFRPSDVVHVDUDQJHRIYDULDWLRQVDVLWUHÁHFWVORFDO JHRJUDSK\DQGFOLPDWH7KURXJKRXW$PHULFDWKHUHDUHH[DPSOHVUDQJLQJIURPPRUHVLPSOLÀHGWUDGLWLRQDOIDUPKRXVHVWRPRUH RUQDWHYHUVLRQV$OORIWKHPUHÁHFWLQJWKHNH\FRQFHSWRIDIXQFWLRQDOKRPHWKDWHIIRUWOHVVO\FRPELQHVLQIRUPDODQGIRUPDO spaces. )XQGDPHQWDOO\WKLVVW\OHLVGHÀQHGE\VLPSO\GHWDLOHGXQGHUVWDWHGDQGXWLOLWDULDQIHDWXUHVWKDWUHÁHFWWKHFRQFHSWRIDVLPSOH agrarian lifestyle. Homes in this style are often simple in massing and can include a covered porch element, gable roof forms, and wood columns and posts. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) Roofs -Gable Roof Forms -Shed Accent Roofs -40 Year Dimensional Composition 6KLQJOH5RRÀQJ -3:12 to 6:12 Pitch -12 to 18” Eaves -5 to 12” Rakes -Varied Plate Heights 6WDQGLQJ6HDP0HWDO5RRÀQJ -Steep or Pitched Gable Roof Forms Exterior Finish -Board and Batten Accent Siding -Lap Siding with 6 to 8 inch Exposure -Stucco Finish -Board and Batten Accent Siding -Brick and/or Stone Veneer Windows and Doors - Single Hung Windows -Fixed Accent Windows -Accent Painted Entry Doors -Grid Patterned at Front Elevation and Around Entire Second Floor -Sectional Garage Doors w/appropriate style of Glazing -Window Shutters Trim and Accents -Wood Brackets and/or Kickers -Wood Porch Posts -Wood or Smooth Foam Trim -Wood Railings 140 C East Ranch Design Guidelines4 MODERN FARMHOUSE The Modern Farmhouse style is an evolution of the Traditional Farmhouse style, building on the elements of basic comfort and practically with a modern lifestyle twist. This style uses more asymmetrical massing and forms and combines a palette of FRQWHPSRUDU\DQGWUDGLWLRQDOPDWHULDOV&RUUXJDWHGURRÀQJVWRQHYHQHHUDQGYHUWLFDOERDUGDQGEDWWHQVLGLQJDUHW\SLFDOWRWKLV style. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) Roofs -Gable Roof Forms -Shed Accent Roofs -40 Year Dimensional Composition 6KLQJOH5RRÀQJ -Standing Seam Metal Roofs and/or awnings -3:12 to 6:12 Pitch -12 to 24” Eaves -5 to 12” Rakes -Varied Plate Heights -Roof Dormers at Top Floors -Steeper pitched gable roof forms Exterior Finish -Lap Siding -Stucco Finish -Board and Batten Accent Siding -Brick and/or Stone Veneer -Wood Trimmed Bay Windows Windows and Doors -Single Hung Windows -Fixed Accent Windows -Accent Painted Entry Doors -Metal Sectional Garage Doors -Window Shutters -Frosted Glass Garage Doors Trim and Accents -Wood Brackets and/or Kickers -Wood Porch Posts -Wood or Smooth Foam Trim -Wood Built Out Smooth Porch Columns -Steel Cable Wire or Contemporary Wood Rail- ings 141 CArchitectural Styles 5 CALIFORNIA REVIVAL 7KH&DOLIRUQLD5HYLYDOVW\OHLVDEOHQGRI(XURSHDQLQÁXHQFHVIURP6SDLQDQGWKH0HGLWHUUHQHDQIRXQGWKURXJKRXW&DOLIRUQLD In this style, balcony railings are typically styled in metal or wood, roofs are low pitched or gabled and covered with shingles, and exterior walls are constructed in stucco, brick, or wood. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) Roofs -Low Pitched Gable Roof Forms <HDU'LPHQVLRQDO&RPSRVLWLRQ6KLQJOH5RRÀQJ -4:12 to 5:12 Pitch -6 to 12” Eaves -12 to 18” Rakes -Occasional Hipped Roof Forms -Gable Detail Exterior Finish -Stucco Walls with Smooth to Light Sand Finish -Wood Eave Details -Brick Veneer Windows and Doors -Single hung with Mullions Arranged in Pairs or Single -Fixed Accent Windows -Shutters -Full Length Window Opening onto Balcony -Grid Patterned at Front Elevation and Around Entire Second Floor -Paired Windows Trim and Accents -Wood Brackets and/or Kickers -Porch Posts -Wood Balcony -Detailed Hand Rails (Metal, Wrought Iron) -Decorative Pot Shelves -Panel Shutters -Minimal Door and/or Window Sur- rounds 142 C East Ranch Design Guidelines6 CONTEMPORARY 7KH&RQWHPSRUDU\VW\OHLQ(DVW5DQFKLVGHHSO\LQÁXHQFHGE\WKHPLGFHQWXU\PRGHUQDUFKLWHFWXUDOVW\OHRFFXULQJZLWKLQ &DOLIRUQLD·V%D\$UHDGXULQJWKHVWRV7KLV&RQWHPSRUDU\VW\OHHPSKDVL]HVIXQFWLRQDOFRPIRUWGHVLJQZLWKRSHQÁRRU plans. This style is most recognizable by its use of shed roof, clean geometric lines, large glass windows and doors, and modern interpretations of detail elements. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) Roofs -Low Pitched Shed Roof -40 Year Dimensional Composition 6KLQJOH5RRÀQJ -Broad Roof Overhangs -3:12 to 6:12 Pitch -12-18” Eaves -3” Rakes -Varied Plate Heights -Exposed Rafters -Standing Seam Metel Roof Exterior Finish -Stucco (light to medium) Finish -Wood Veneer -Lap Siding -Asymmetrical Facade of Multiple Lay- ers of Textures -Board and Batten Accent Siding -Brick and/or Stone Veneer -Wood Trimmed Bay Windows Windows and Doors -Fixed Accent Windows -Large Glass Windows -Accent Painted Entry Doors -Metal Sectional Garage Doors -Frosted Glass Garage Doors Trim and Accents -Geometric Lines -Simple Trim Details -Accent Panels (Grooved or Smooth) -Steel Cable Wire Railing -Articulated and Expressive Joints 143 Concept Example Architecture SECTION D 144 145 146 147 148 149 Concept Example ArchitectureNOTE: floor plan layouts and square footages are representational only. Refer to typical plotting for all set-back informationDN6: 2-story Townhome AlternativeDĂƚĞƌŝĂůWĂůĞƩĞ͗ƌĐŚ͘'ƌĂĚĞŽŵƉŽƐŝƟŽŶ^ŚŝŶŐůĞͬůƚ͘ŽŶĐƌĞƚĞdŝůĞĞŵĞŶƟƟŽƵƐŽĂƌĚĂŶĚĂƩ^ŝĚŝŶŐĞŵĞŶƟƟŽƵƐ>ĂƉ^ŝĚŝŶŐĞĐŽƌĂƟǀĞ<ŝĐŬĞƌͬŽƌďĞůŶŚĂŶĐĞĚ^ŝůůƐϭǆ^ƚƵĐĐŽ&ŝŶŝƐŚdƌŝŵDĂƐŽŶƌǇsĞŶĞĞƌ^ƚŽŶĞsĞŶĞĞƌTOWNHOME (2-PLEX) ELEVATION A - TRADITONAL FARMHOUSETOWNHOME (2-PLEX) ELEVATION B - MODERN FARMHOUSE150 Concept Example ArchitectureNOTE: floor plan layouts and square footages are representational only. Refer to typical plotting for all set-back informationDN6: 3-story Townhome Alternative151 Concept Example ArchitectureNOTE: floor plan layouts and square footages are representational only. Refer to typical plotting for all set-back informationDN6: 3-story Age Qualified Alternative152 Concept Example ArchitectureNOTE: floor plan layouts and square footages are representational only. Refer to typical plotting for all set-back informationDSecond Units (Accessory Dwelling Units) OptionsΎ^ĞĐŽŶĚhŶŝƚƐ;ĐĐĞƐŽƌǇǁĞůůŝŶŐhŶŝƚƐͿǁŝůůĂĚŚĞƌĞƚŽƚŚĞ^ĞĐŽŶĚhŶŝƚƐƐƚĂŶĚĂƌĚƐĂŶĚƌĞŐƵůĂƟŽŶƐĂƐŽƵƚůŝŶĞĚŝŶƵďůŝŶDƵŶŝĐŝƉĂůŽĚĞŚĂƉƚĞƌϴ͘ϴϬ^ĞĐŽŶĚhŶŝƚZĞŐƵůĂƟŽŶƐ͘ΎWĂƌŬŝŶŐĨŽƌƚŚĞƐĞĐŽŶĚƵŶŝƚ;hͿŝƐĂǀĂŝůĂďůĞŽŶƚŚĞĚƌŝǀĞǁĂǇ͕ĂƐƉĞƌŵŝƩĞĚďǇƚŚĞƵďůŝŶDƵŶŝĐŝƉĂůŽĚĞŚĂƉƚĞƌϴ͘ϴϬ&ǁŚŝĐŚƐƚĂƚĞƐƚŚĂƚƚŚĞ“space may be compact, may be uncovered, and may be in tandem with the required parking of the principal dwelling unit.”hŶŝƚŶƚƌǇĐĐĞƐƐŝďůĞǀŝĂƐŝĚĞǇĂƌĚhŶŝƚŶƚƌǇĐĐĞƐƐŝďůĞǀŝĂƐŝĚĞǇĂƌĚEϭ͗ϲϱ͛ǆϭϬϬ͛ůŽƚEϮ͗ϱϱ͛ǆϵϱ͛ůŽƚ153 154 East Ranch Study SessionCity CouncilMay 4, 2021 Study Session Overview•Background•Proposed project–Neighborhoods and residential units–Age Qualified Alternative – Neighborhood 6–Inclusionary Housing •Applicant’s presentation Site Location Background•January 7, 1994 - City Council adopted subsequently amended Eastern Dublin Specific Plan (EDSP). Comprehensive land use program for the 3,300+ acre planning area.•December 20, 2005 - City Council adopted Ordinance No. 32-05 amending the GP and EDSP for Fallon Village including, amending adopting Planned Development (PD) zoning with Stage 1 Development Plan establishing regulations for allowed land uses Background•December 2, 2008 - City Council amended Stage 1 PD (Ordinance No. 45-08) development standards for private yards for Medium Density Residential –50% with private yards of 400 sf, 18’x18’ minimum dimension, with privacy fencing•October 15, 2019 - City Council held study session for pre-application submitted by Trumark Homes to include development of 573 residential units, with 261 age-qualified units, two public parks, and 2-acre Semi-Public Site Proposed Project Age Qualified AlternativeNeighborhood 6 Inclusionary Housing•18 deed restricted ADUs•$3.75 million in-lieu fee ($206,386 per unit)•Donation of two-acre Semi-Public site Applicant Presentation