HomeMy WebLinkAboutAttmt 4 - Exhibit B
DUP,UN, CALIFORNIA
STAGE I
OCTOBER 31,2005
DUBLIN, CALIFORNIA
I
l ENGINEERING
MACKAY & SOMPS
LANDSCAPE ARCHITECTS
GATES + ASSOCIATES
TABLE OF CONTENTS
! NTRODUCTION
Center
Residential
General Commercial,
Office & Industrial
9
9
17
29
COMMUNITY COMPONENTS
33
33
45
71
COMMUNITY STRUCTURE
Circulation and Entries
Trail and Park
Character
Site Elements
81
81
LANDSCAPE ELEMENTS
89
PROJECT STATUS SUMMARY
Due to the general nature of the Stage I Planned DeveJopment
Plan, various issues will need to be studied and resolved when more
detailed information and design proposals are submitted for subse-
quent The following is an initial accounting and description
to begin identifying these outstanding issues.
Fallon Village Center
Intersection geometries between Central and Croak
Road are subject to further review to determine interim and final
intersection design.
In tangent with the Central Parkway/Croak Road intersection,
the of the Village Center will need to be reorganized or
redesigned to reflect changed street alignments.
· A fiscal study may be required the
project viability of the Village Center.
· The alignment of Central !s unknown until additional
evaluation is performed from an engineering and biological out-
look. This may affect the design of Upper Loop Road and other
streets and intersections.
to determine specific
Parks and Schools
· While the and School District dictate the design and orienta-
tion of parks and schools, these entities should tie into the over-
all Fallon Village design and replicate the community
theme elements, especially at entries and along street
Interconnections Between Projects
It is recognized that property owners/applicants wil! need to
cooperate in certain instances to create a better overall project.
This includes: encouraging street connections between different
properties; providing grading easements on their property to ad-
jacent developers/builders to allow sensitive and logical grading
conditions between di fferent properties.
Bus Stops
· Applicants shall work with the local bus agency to identify and
provide adequate bus facilities.
Fallon
is located on
o acres in the east-
of Dublin. The area encompasses
under The Fallon Guidelines
illustrate an vision intended create a cohesive com-
These Guidelines establish the overall theme for the
while for of the individual
elements. The detailed for
within the should reflect the established theme.
The Fallon
for a
office uses,
and an extensive
dential and open space areas.
vital mixture of uses essential
commercial and
a range of residential
trail system rural resi-
FaJ10n IS discrete visual It is en-
closed open space to and east. The exist-
Dublin Ranch and Interstate 580 form the other
boundaries, The most visible the is the commer-
cial the corridor, This
and office area sets the tone the Dublin
eastern generous setbacks and
of the and the knolls while
for
The
dential
residential areas
ties for
Center is the visual and
The Center is
and the
resl-
and all within close
homes. between the
and Center is achieved
walks and trails.
The residential of the
knolls that sit to the north of
to the Fallon
ance of the DubJin
sion of Central
knoHs. An
Croak
and
as it
circulation
and Central
to the clusters of
the
tive events
the
a wide
thematic elements, All
circulation and a
of trails and
the and the
open
of side-
rests a series of
the
commercial area. The
residential areas from the bal-
is from Fallon Road and the exten-
the northern of the
of
connects the
This road is a visual and
The open space corridor
The open space are distinc-
The is the element of
as indicated a central
street trees, theme
have a discrete
visual A
link the
Center,
The
of a new
to create a memorable
is founded around seven Central
the
To this end Fallon
Establish a
from
with a
which "Fallon
Utilize thematic architectural
and
of
to create a spe-
communities in the
· Create A
- The
of the
Ion
Which the Set-
hiJls and the corridors aU are an
structure and character of the Fal-
is a series of enclosed open space
the corridor,
-A
a
a
promotes
network the residential ar-
and the Center.
Center: the heart of the residential com-
and eat, to and cerem0111-
ness. An extensive
eas with
al
and other
activities are
accommodated,
of
vision embraces the
of sustain-
1n
and other
center
core, use of
water for
the
a of
of lot sizes and
the
for
the
multi-
rural
residential clustered around
and
that is
as a
Whole De-
insure a consistent
the at all of devel-
opment. A clear of and sensitive
will create a seamless transition.
¡P/CO - industria!
GClCO - General
GC - General Commercial
MU - Mixed Use
L-low
M - Medium
MH . Medium
SP - Semi-Public
ES - Schoo!
NS - Square
NP - Park
CP - Community Park
RRI A Rural
OS . Open
Office
Office
Residential
Density Residential
of
and
and in this case, FaJ10n
to and
constructed over a
for the evolution of eastern
Fallon salient
as it will be a
of time owners
The
IS a summary extract of Relevant Eastern Dublin
Plan
$ Establish an attractive and vital
a
of
$ Create a well
commercial areas;
of
and
a stable and
sound
a
and recreation open
space system;
Provide a
modes of
scale street
system that is convenient and
while a
for travel
a safe and convenient
and
system;
and enhance the natura] resources;
and cultural resources;
a
of
services and
should fund the fuJ1 costs of
Center consistent with the
of Dublin's
Possible Grade
Pedestrian
Fallon
Auto Connection
Commercia!
E
ITY
The traditional
rounded
the model for Fallon
small downtown with its shaded green sur-
oriented commercial and residential uses is
Center. The Center is envi-
and convenience hub to the
in the hills.
sioned as social
residential
To enhance the of the retail uses the Center is
to be located at the intersection of Central and
Croak Road. The Center area is of a vital mix of
land uses Medium and Medium
a
Park. The center would be accessible
due to its location near the intersection of Central
and Croak Road and traffic from a trail
system.
ING
age
of the Fallon
Center a
of land that has been
of an area which
and densities with
lS
the
is defined as a
to encour-
of
CIVIC and
educational uses. An
on
OF
lLAGE
Center will be the of
a mix of uses establish social and commercial center
The for the
for the
Center.
Residential
Residential
· Medium
Park
· Mixed-Use
·
The
Statement identifies the fo!low-
in aU identified vil-
used to refine and
· A location should be
with the local environ-
usage and It should
a
of
a range
age and income
groups;
nodes
and
Street and Pedestrian
busses
Unk to
transit
· The should have a
This could include
the boundar-
architectural or
a
residential and
uses
convement
areas,
FALLON VILLAGE CENTER BASIC DESIGN PRINCIPLES
· C:reate a vital and social mixed-use
the nceds of Fallon residents.
Center that provides for
· F~mphasize pedestrian friendly ambiance yet re-
main consistent with the community's theme,
· Emphasize
and
in architectural design,
· Frc)nt buildings onto the neighborhc)od square and central
· Provide strong pedestrian links to adjacent residential development,
community park and open space,
Emphasize design of residential scale ground floor facades along
retail
· Tuck cm-site parking behind buildings.
· Widen sidewalks in front of retail uses to
and
outdoor
· u
all utilities to the extent
or in other non-visible locations.
or
behind
Neighborhood Square
Focus of Village Center
Retail Uses Edge Central
Parkway and Surrounding
Square
Diagonal Parking Edges
Neighborhood square
Medium High Density Residential
and Semi-Public Uses
SITE
NING
. The
of the
the use of wide
area, and human scaled architecture,
square or
other
· The
square shaH front
so as to establish a
ontc) Central
Cen tral
square,
· Rctail
shall be maintained
ages; the
lots or blank waUs,
· Placement of
residential units.
and trash areas shaH be sensitive to any
Trash Eldlities shaU be enclosed within structures,
and that blend with the architectural
and colors of the
lTECTURAL
shalI orient toward
square and Central
Centra]
square should
subtJe
be built to and
] 2" offsets at least
such
Central such
door and window treatments that differentiate for individual
for retai] uses
· Enhance retai]
hood square with
store and
of various
residential uses
Central
to front on to
the street.
· For retail uses avoid one-sided architecture. The side rear facades in
the Center commercial area be used therefore
should have an appearance similar a "front" In to
ere. the architecture treatment mav be
to these elevations should remain con-
and vary
sistent
use of and detai]s.
· The square is the focus of the center, This cen-
tral green should be as social for the com-
Allowable uses should include spaces to accommodate ele-
outdoor
trees,
art
and
events,
· Provide convenient
tial
links to retail uses and
residen-
AND
· On-site
sihle,
shall be located behind
to the extent pos-
· Pedestrian connections from the rear area to the storefront
and to streets shall be into the site and
marked. These connections shall be with land-
circulation and of
· Where
ments
lots are not
from
and other
lots from the street.
architectural e1e-
sball be used
to screen the view of
as
lot
shall address best
for storm
water
areas shall be
shall be within
(6) stalls. Trees
areas to break up
and shaded with canopy trees. Trees
lots at a ratio of one tree for every six
may be clustered in concentrated
lot surfaces.
· Pedestrian
at
in the street with convenient
and street intersections.
· Parallel on-street
shall be
Central
and
both con-
around square to
venience and a "Main Street" ambiance.
· In front of residential uses, the 8' wide sidewalk wilJ be
from the street an 8' wide residential
uses should be accessed from this sidewalk.
sidewalk in front the retail uses to 16' width
with 5x5 tree cut outs street trees, The retail uses
shan be fotward to enhance the street width sidewalk shal!
accommodate window merchants and cafes,
. Provide convenient connection
space corridor
· of sidewalk cafes
taurants with recessed storefronts
Central and the square
multi-use trail
res-
interaction
to
Connection
The Fallon
the creation series of charm-
nestled into the
Center via the
the open space cor-
pages are intended
Plan
and
road and the
described
Fallon residential
cluster
and above
may include
of the lot size
spaces be to
residents.
of life
· A of streets that
cul-de-sacs shall be utilized, Street
borhood
and minor streets more
in size from collectors
shill reinl~)fce the
streets more wide
· Well defined entries
borhoods and
distinct residential
the road.
connection
and open space shall be
· Where
shalJ face onto
open space corridor.
such as
· Provide a visual and connection to the open space
streets with open corridor on one side and
on the other. ended cul-de-sacs the open space corridor
may be considered on a basis.
· Where cul-de-sacs are
cul-de-sacs to aJ10w
from the end of
open
such as shortened street
and traffic roundabouts
tesidential collectors.
access to
· Where necessary traffic measures
narrower curb-to-curb
should be as feasible on
· Provide a such as a street or masonry
uses and school or
between residential
· Homes are
to front on street
a
· Avoid homes
on collector streets
· Provisions shall be made for futore local street connections between
areas and
space should function to reduce fire hazards and allow
visual access to open space,
· A minimum 45-foot wide fuel break band shaH be established in
the transition zones between residential and open
space. Within this fuel fire retardant and low fuel
materials shaH be Annual grasses shall be and
dead leaves and wood shan be deared out at least once a year.
will be
to architectural
to open space 111 accordance with the
PIan.
of Dublin Wildfire
. Utilize welded wire
or view fence where home borders on
open space.
residents to
their environment.
open space as an
of
the FaUon prop-
erties controlled commu-
The incremental
of shaH be a seamless
Streets shall create an interconnected circulation to this end.
Street trees,
and other elements
shaH be consistent
of the number of
of a street,
· Continuous and convenient
residents
each
and open space corridor.
· Streets be
connected circulation
shall be
and walks that con-
to create an inter-
Grades and elevations between
a interface,
shall a
contours. can be
shaH be to
between different
natural
strate-
a
easement
later
of
on
between
or later
· In
runoff recreated hill-
to blend with the
· Transition
or Rural Resi-
and
within the
with the Resource
the open
minimum and average
are met. In
In
extent that the
under the
within
standard are noted in the
shall
shall
on a case
banks shaH be 3:1,
hillside at which time
basis.
as needed for remedial
banks may be 2:1 or 2.5: on
a
. Use of
walls should be minimized on street
visible to the Where
should nor exceed 4 feet in
or
walls are
lines shaH be offset a minimum of one foot from the
of all
. To ensure maintenance of
excess of 35 feet the
of the The remainder of
open space maintained the
1 or 111
line should stop at the toe
shall be held as common
or land trust.
above the 770
elevation cap shaH be
to ensure natural forms
hillsides. The maximum
if
JS
and to conform with the
for such
shall be 3:1, with limited 2:1 and 2.5:1
on a case case basis. above the 770'
contour shaH be evaluated on a basis to determine
to sensitive areas." In no case shall the
be to extend within 50' of the
establishes the
that
should
from the
for remedial
stteet
slide
not be visible above the house roofJine
in front of the
way trail de-
open space and rural tesiden-
and uses as
COMMUNITY THEME WAll
WOOD FENCES
VIEW fENCE
OPEN SPACE INTERfACE fENCE
the residential areas
are to used for resi-
of
dential
Theme Walls
theme wall should be used
where are to multi-use
schools and other visible locations. The materials and
finish of the theme wall should be consistent with the Mediterranean
theme. Refer to the Elements section of the
Guidelines for and finish
Fence - Wood fences should be
residential streets, fences
a minimum of 8' o.c. lattice
more visible locations.
between lots and
be with
should be used
. View Fence - A ornamental iron
course and other locations are It
may also be used when elevation difference between rear IS
than 20' This fence be with ornamental
meta] at 8'
Interface
be used
of this fence should allow
wildlife access
be welded
interface fence
are as follows:
a
fences
mum of
IS
the back of
fence
located 3' from
to screen the
street.
25%) of the side
house
fence shaH
A view fence
creates
space the homeowner.
insurc that the charac-
elements.
a maxunU111
The second is to a
line with a 0' return on
conform with the
IS locate a 24"
space interface fence
on side lines.
steel fence the rear
side lines,
CORNER lOT fENCING
Where layout creates
a large side yard, view
fence may be added
CORNER lOT fENCING
Wood Fence
Wood Fence
min.
24" Masonry
Pilaster
FENCE AT OPEN SPACE
walls are used to accommodate
sary, The and finish of
to their location, Refer
the Guidelines for
for walls are
where neces-
residential lots will vary
E!ements section of
and finishes, General
· Walls visible from the
standard for
terranea11 theme,
be consistent with the
walls and reflect the Medi-
walls shall be a maximum
distances may be accommodated at
submittal a
Greater vertical
time
basis.
waIls shall be
waUs
a
2'
with maximum
be
between
where walls are
minimum of 2' of
Public
between fence and
fences shall be offset from
shall be made for
a minimum of two feet.
waIls shall
at behind the
from the back of sidewalk.
wi th front walls
on a Jot.
serVice easement
Utilities should be
avoid
the
to accommodate the in
may be located on the
locations where the
, the wall must
line to allow for a 2:1
lower lot shall be wider
walls shaH be
eowner, shan be
between the wan and
the hom-
the distance
than 5'
situations where
the maximum
of each
shall
2'.
"'!
lattice Fence on 2' max.
Retaining Wall (if needed)
4' max. Side Yard Wall
¡
Good Neighbor Fence
t
í
Front Yard Retaining
Wall 4' max. (if needed).
Minimum of 5' From Back
of Sidewalk
4' max. Retaining Wall
2' max. Retaining Wall
SECTION A.
SECTION B
2' Max Retfiining Wfill
2-4' Retaining Wall
varies
2' RETAINING WAll AND fENCE
2·4' RETAINING WAll AND fENCE
Fence on
Property Une
5'or
max,
SLOPE ACCESS
situations such as cluster seniOr
and careful consideration should be to those
facilities that are shared all common outdoor
spaces, areas, and attached
. Create an
internal
a
of
of
to
and
a full
· the street trees, and front and side
create visual interest on internal medium
setbacks to
. Street furniture in common
and material to
area shall be of a consistent
the
Provide
avoid
in small areas or "streets"
undifferentiated Jots.
shade and to soften visual
to
areas
Provide
can be met
outdoor use space The demand for outdoor space
for each
a combination of both,
These areas contribute
ambiance of the
shall be
of devel-
space
and
access.
Wherever open space
of the overall
visual access to the open space.
should resemble the natural
communities shall be to
habitat and contextual
Use of
wildlife
be sited and de-
. Structures located in
minimize visual
on the main
are to
residential and
be and
control of the
of the invasion of
ln a nlanner
of
noxious weeds.
. Within the rural
area and open space ar-
and to control
to habitat areas, as
Plan.
preserves
and domestic
in the Resource
The 580 corridor
of
tone
the character of the
critical.
of Dublin. As a
commercial
ment
harmonious
their
any
or 580-corridor.
of
that are
consideration shall be
streets
Create a
Provide convenient
to
movement.
transit
Provide landmark
corners at
the visual
break
outdoor
retail uses.
servICe area
from
and views from
while
of
central
Provide Thematic
Markers per
Dublin
Marker
Reinforces
Circulation Pattern
Smaller
Areas
entries into
areas with architectural monuments and
. Screen views of from streets
tures such as low walls or or
fea-
areas into a series of smaller
lots
. Provide to reduce or detain stormwater runoff
swales between aisles and at the of the
areas. Use of lot materials shall be encour-
in close to
of site elements to add visual richness and
Use a
shel-
ter.
· Create
between varlOUS
links paseos, a series of
within the retail and to the
circulation system,
· Provide convenient
racks near build-
areas
entnes,
· Enhance ambiance and
ture,
with
and
site furni-
· Enclose areas within structures, as
that blend with the architectural
colors of the
fences and
materials and
Screen Vlews of areas,
boxes from
areas with
or
. Use to create outdoor rooms, to screen ar-
eas, to reinforce circulation to shade areas, and
to enhance the human scale and the visual attractiveness of the
area.
. Areas shalI be with trees. Provide trees in area
so that 40% of the is shaded, Provide average 1 car
stalls. Trees may be clustered to frame site lines or to reinforce a
circulation
· Warehouse
shorter width
shall be
the
facilities in industrial
located around the
the centet,
so
m
Whenever
be
to stair
for the residences,
above tbe first level shaH
and windows located to
odor as
be combined located next
the uses,
lessen such
and
dust and
areas, shaH
on
may
Inlmrrllze
located within
AND
termined the of
6 feet tall and include
waIls. Chain
should be de-
but be no
and
IS an ac-
residential
of the site
Dublin
All
as
side of
Where
the
due
areas
outside stor·
located away
and
be located on the
use, If it is not
the uses or other
should be screened
age,
or at a
and roof
screened
an
such
visual barrier com-
uses.
areas and
areas between
lots and
between
VICe
areas and
are m ser-
and in industrial
and storm drain retention
and
appearance of a
buffers
feature.
Uses
Central
Corridor
Residential
Residential/Commercial
Center
580 FREEWAY
framework of the is derived from the
of the open space and the of land uses, The
commercial areas are, to a extent, from
the residential the knolls which Dublin Boulevard, These
knoBs create a natura! for FaBon The
residential zones and Center are centralized. The centra] circula-
tion unifies the outer of residential The open
space corridor a natura! corridor with a centralized
and the core, This
structure allows each to have a ambi-
ance while
of the overall Fallon
intersection
Main Street
Corr!odor
Circulation
Road
Much of of
view from the road. Thus the
the
their environment is based the
character sets the pattern for
The Fal!on
includes:
1. Commercia] and residential
2.
3.
4. The
and
treatment
individual roads.
Hierarchical
of the
contributes to the overall and
The open intersections and
to celebrate the natural features of
and utilize thematic elements to overall commu-
character.
the
Enclose street with
Quality Architecture
incorporate Open Space into
Design of Gateway
Provide
Work with Landowner to Enhance
Off-Ramp Landscaping and Pro-
vide Ultimate Access
Create a Distinctive
Planting with Windrows
Retaining Views of Architecture and
Knolls
Plan
the
of Fallon
be consistent
This
Dublin"
the
but also
should be
treatment m
Dublin's Master
include enhanced land-
widened and
installation of
and intersec-
the
Community Wall or View
Fence
Columnar Windrow
8' Multi-Use Trail
Columnar Flowering Tree
Open Space Trees
Community Theme Wall
or View Fence
Medium High Density
Residential
Provide Pedestrian
Connection
..
are located
Fallon Road and Central
cuts between the
areas frame the
]umnat windrows
the FalJon
with thematic
knolJs create natural
on each side.
tbese ]ocalÌons
wbere the open space
]'erraced low stone waUs and co-
demark the transition between the
corn mer-
cial areas and the residential
the
theme of
the gateway. The
open space
trees in the median
monuments wjU be used to further highlight
treatment will transition to streetscape and
the
area.
Commercial Use Should be Oriented
to the Corner. Provide Entrance
Arch and Plaza Area.
Thematic Stone Walls
.
There are
Road
intersections H1 the commercial area as Dublin
with both Fa1!on and In these
the intersection should be with enhanced
in the and thematic commer
cial should oriented front door at
the and enhanced treatments. 'Che
terminus of Central should be a with thematic mom1-
and enhanced
Medium
sity
Medium
Residential
Low Stone Wall
Thematic Monolith
Mixed-Use
Medium Density
Residential
Enhanced Planting
Large Specimen Trees
Den-
Low Stone Theme Wall
Columnar Windrow
tersection at
open lawn area is
trees and are used
Thematic monuments, stone walls and
intersection and reflect the
core IS marked the T-in-
Road and Centra] A generous
columnar trees.
Buffer and Pedestrian
Connection to Residential and
Commercial Areas
to further enhance the area,
areas accent the
theme,
Thematic Monolìth
Enhanced Paving
PR.IMARY ENTRY CONCEPT PLAN
Thematic Monolith
PRIMAR.Y ENTRY CONCEPT ELEVATION
entries are located
entries
Road and
be used to
system. Entries should
define the
the for the indi·
with the Mediterranean
include:
additional entries from the
be create distinct
hood character. Each should
vidual while
theme.
entries
e Thematic
elements
as
thematic
or ornamental
stone or stucco
Thematic Entry Element
Enhanced Paving
Accent Trees
Flowering Trees
SECONDARY ENTRY CONCEPT PLAN
Decorative Pots
SECONDARY ENTRY CONCEPT ELEVATION
. Additional elements may be added such as
or and benches.
seat
with thematic monuments.
· Common
theme
trees, and
elements which reflect the Mediterranean
Italian Olive citrus trees,
· . Dublin Boulevard
Road
Road
Main Stroot
Collector Roads
have an 8' multi-use an 8'
shall be a minimum of 16' in width,
Road and Croak shal1
and medians. Medians
Minor Residential Collector
rated an 8' and an
shaH have a 6' or 8' sepa-
8' median.
Residential streets shall have a 5'
sidewalk and an 5'
Rural Residential Street with monolithic sidewalk may be used where streets
end at the interface cul-de-sacs. A minimum 5' monolithic side-
walk shall be A 7' easement within line for
and maintenance of street trees.
Intersection widths
the use of
as
shall be minimized to facilitate
reduced curb return radii or other methods
PubJic Works and Fire
Reduced road widths on rural residential streets
lowed where occurs on one side.
36' to 28') may be al-
Dead end streets and Cul-de-sacs are
used the should
Where cul-de-sacs are
· Maintenance accessway or
to open space,
connections shaH he utilized when
ROW:
. Cul-de-sacs may have a 42' radius to face of curb when
serve streets more than 150' without stteet on the cul-de-sac
bulb.
. Maximum 25 homes on cul-de-sacs without EVAE. Cul-de-sacs with
greater than 25 units a EVAE. 75 homes sec-
street access.
A
service easement
.IS
behind the street
. The PSE should be at 2(% to allow
the 2% should continue l' the
of vaults and
of the PSE.
· The PSE may be at
walls needed to accommodate
and
dance with the
than 2% that any
structures are located at the time of
submittal and are .In accor-
standards included herein,
structures shall be
structures shall be allotted
whenever
room to ensure
Above
area for
This corridor should have a
it extends from other
trees are used the
shade
. The 8' multi-use trail
character as
Fallon
the street and
a generous 8'
. Columnar trees in median
the street.
reduce the width
at commercial
with enhanced !and-
· Architecture at commercia! should be
enclose the street.
EDGES
Street Trees
ROWVaries 166'-199'
Ornamental Pear
EDGES
Italian
ED¡AN
. Acer rub rum
S11RUBS AND
struct line of
. Taller shrubs
ROUNDCOVERS
deer-resistant
to be used within median. Plant
be used to screen
areas.
Columnar Trees
should not ob-
for
for the
and should receive
area
consistent with the con-
conditions in this
below,
Where the street abuts open
naturalized to celebrate into
multi-use trail may meander,
a fence located away
preserve
residential
be used. The theme
street tree
becomes
Where the
space is controUed
and screened with Jand-
theme wall
ap-
Road.
The 8'
lS
may meander at the
generous 8'
interface.
The
.
trees in median
street.
and reduce the width
. Residential enclosed
screened with an additional row
a
trees.
theme walJ and
Street Tree
Street Tree
E DG ES
Columnar Trees
ROW
FAllON ROAD AT OPEN SPACE
Columnar Trees
ROW Varies 140'-186'
FAllON ROAD AT RESIDENTIAL
EN SPACE EDGES
Ornamental Pear
· Oaks selected from tree
DIAN
· Acer rubrum
S RUBS AND ROUNDCOVERS
deer-resistant
to be used within median, Plant
should not ob-
struct line of
· Tal! shrubs
the
waU to enhance appearance,
Use
Trail
Provide Thematic
Marker (at 600-700') per
Streetscape Master Plan
Commercia!
Dublin Boulevard is a
commercial
character
for the of Du bUn.
a consistent
. The 8' multi-use trail is
a generous 8'
trees in median
lots
be screened
. Architecture at commercial
to enclose the street.
8'
30'
Medianffum Lane
Multi-
Use
Trail
150' ROW
DUBLIN BOULEVARD TYPICAL SECTION
p
G
EDGES
. Platanus
California
DIAN
Ornamental Pear
turn
SHRUBS AND
ROUNDCOVERS
deer--resistant
Plant
should not ob-
. Tall shrubs should be used to screen
areas,
The western
which
dential
the
of
abuts the open space knolls
the commercial and reSl-
space has a
feature.
. The 8' multi-use trail and 8'
the open space
trees
median
hanced
the commercial
be screened with en-
thematic stone wall open
abuts open space enhance the
the
used where the street
of
PING
8'
Multi-
Use
Trail
RCIAL EDGE
California
· Platanus
EN SPACE EDGE
ED!AN
· Oaks selected from tree
Ornamental Pear
150' ROW
DUBLIN BOULEVARD AT OPEN SPACE
turn
SHRUBS AND GROUNDCOVERS
deer-resistant
to be used within median, Plant
struct hne of
· TaU shrubs should be used to screen
should not ob-
areas,
Park
Commercia!
Street Trees ill
5x5 Tree Grates
Center,
of uses while
8' multi-use trail IS
the residential
from
street
an 8'
to
land use as is moves
the
. Direct
use trail are
connections
residences and the multi-
. The multi-use trail
be
of the com-
· The street tree
this 6' sidewalk and trees in
trian access and outdoor
retail
allows for
Encourage Homes to
Front onto Street
Median Tree
Storefront Uses and
Cafes Along Street
Retail
16'-20'
Median
88' -92' ROW
CENTRAL PARKWAY AT VilLAGE CENTER
EDCiES
. Celtis
Chinese
LEDGE
. Purus
in tree welJs
DIAN
Ornamental Pear
turn
GArEWAYS
Italian
Acer rubrum
Ii RUBS AND
to be used within median. Plant
should
ob-
struct line of
Plaza at Comer
Wide Sidewalk for Din-
ing and Outdoor Display
Main Street
Main Street surrounds the
JS
to cre-
ate
of
street.
16' sidewalks encourage
and seat-
are in 6x6 tree
· Pedestrian links to rear
should he
. Retail
are located at the back of sidewalk.
Retail Buildings at
Back of Sidewalk
Angle Parking
Buffer
ET
ES IN
E
LLS
. Koelreuteria
Golden Rain Tree
ENT
ES AT
RNER
Groundcover
Multi-Use
Traii
The
Road is
wide
trai]
sides
wide
A
Domes
]ocated at the of
canopy trees
street and shade multi-use
to enclose the
. A maximum ] 6' wide
the
columnar trees wiJI
reduce the width of
street.
trees will be
the intersection in
. Drifts shrubs and ]ow
materials wilJ be
add
interest. All
of
18" wide Maintenance Band
Columnar Tree
Theme
Backyard
88' RO,W
EDGES
· Ulmus
Chinese
24"
at 30' O.c.
· When the horizontal distance between the sidewalk and the commu-
theme wall is than 20', an third row of trees shall be pro-
vided,
EDIAN
robur
lated at 18' o,c.
, Columnar
24"
SHRUBS AND
ROUNDCOVERS
deer-resistant
· Tall shrubs the waJl to enhance appearance.
to be used within median, Plant should not
obstruct line of
Community Theme Wall
Shrubs I Groundcovers on slope
some
Road
and the open space
both the residential
canopy trees
open space corridor
the 30' wide
use Trail meanders
of 4'
a
area
wide
of the street. Small
intersection the
columnar trees reduces
be used to
theme
homes,
the road
the
WITHIN THE
E
P N S
RAL
. Informal dusters trees selected
age of 1 tree per 600 square
space tree
aver-
Theme Wall
Trees
30'
Trail Maintenance
72.5' R.OW
2:1
Open Space Corridor
SHRUBS AND ROUNDCOVERS
deer-resistant
Mixture of 1 and 5
sizes.
AT
AND
EDG
. Ulmus
Chinese
24"
at 30' o.c.,
. Double rows of trees on the residential side of the road,
When the horizontal distance between the sidewalk and the
theme wall is more than 20', a third row of trees is added within this
area.
EDIAN
robur
,24"
at 18' o.c.
SHRUBS AND ROUNDCOVERS
deer-resistant
· TaU shrubs
the wall to enhance appearance.
to be used within median. Plant should not
struct
Street Trees
Theme Wall
Retaining Wall
Community Theme
Wall
Median Trees
The link between road
the
enhanced
road,
· The connection
multi-use
an
· A
theme
addition to the 8' wide
be between
The first
the
be
with a
median,
· The and
side of the trail.
are
with canopy trees on
· Monoliths and thematic
be included to
the
entry.
64' ROW
Trail
SECTiON A
SECTION B
EDGES
· A double rows of trees should be on each side of the
as space allows, When the borizontal distance between the sidewalk
and the theme wall is more than 20', another row of
street tree should be added within this area,
· Accent trees should be used at the main intersection as shown in the
SHRUBS AND GROUNDCOVERS
deer-resistant
· Use colorful
hance the entry.
at the intersection and median to en-
Street Tree
I per lot min.
per comer lot
¡s
'1
{j
a
]!
1::
{j
'¡;¡
..,
«:
]
~
Small Shrubs I Perennials
Fence
The
streets are
tree -lined
· The
wide sidewalk
the curb
a 5' wide
· Tree locations shall be
a consistent tree
and utilities to
side
setback is
abut the street,
between the
additional street
5' wide
fence and the sidewalk. Where
in setback
of
shrubs
fences be
in setback
4-5' tall evergreen
·
consistent use of a
to reinforce
each street will be
ES
the residential
each side, 1 tree minimum per
per corner 5
trees occur
trees minimum
SHRUBS AND
ROUNDCOVERS
deer resistant,
· Groundcover should be
curbside occurs, the
street trees
the Where
with lawn.
Street Tree
Residence
Residence
18' min, to G
56' ItO,w.
TYPICAL SECTION
Sídeyard
Residence
FENCE AT SIDEYARD WITHOUT SLOPE
Tmin.
Fence may be located in
PSI: Where lots are Down
Slope from
Residence
Sideyard
fENCE AT SIDEYARD WITH SLOPE
Residence
Residence
The Residential Cul-de-Sacs
borhood borders at open space. Street
within the 8' easement,
terminate at
in front
monolithic side-
ES
the residential
1 tree minimum per residential
of trees occur on each
minimum per corner lot.
Light on Pilaster
CORRIDOR CROSSING CONCEPT
of the open space corridor create a memorable architectural
statement in the of a " It is an to ceJebrate
the open space character and reinforce the Mediterranean
theme, space trees and should be as space
corridor at An ornamental fence
should be as architectural elements the entire span
of the
Trail
Mi!intenance
Pedestrian
__ Bike Route
Pedestrian
Park
Provide the same program of
for the
and com-
PD
increase in
incremental increase in the
acreage at the standard
5.0 acres
must be five to sev-
squares must be two net usable acres
of
en net usable acres;
as measured from the
shall
over 2% will
may be
case basis. A
of the site
The
be 2%,. lS
not toward net acreage.
able towards towards net acreage on a case
square may be utilized in the
and will be counted toward acreage,
Location of
to serve the
may be located
age.
Trails-Trail connections are
Parks- Should be the
to the extent feasible. Parks
to schools but not at the expense of lost acre-
open space as allowed y
to trails from arterials.
Cireulation- Pedestrian connectlOns include
access routes commercial areas, space
areas, or other trail connections. Trail connections shaH avoid dead ends
trails should minimize street
trail on the side of the street with the fewer
Consideration shall be to
of arterials. Trail facilities should be combined with
to minimize and
or gaps.
where feasible
number of
EV AE's where
An 8' concrete trail is on both sides of
corridor streets. The trail shall accommodate both and bike
traffic. An open space multi-use trail both sides of the
bike and connections between residential
and amenities such as and the
Center,
. The multi-use trail shall occur in 30' wide easement that is
400' wide corridor.
of the
· The multi-use traiJ shall be a minimum of 8'
with 2' shoulders.
aH-weather surface
within the trail easement sha1l be
corridor.
consistent with the
Open Space Corridor Fence
Bench and trash receptacle
at 500' + intervals
Shrubs within 5' from trail
may not exceed )' typical.
Gravel Shoulder --
Asphalt Path
150' minJ400' average
The 12' trail is
the
· A 12' wide multi-use
Gravel Shoulder maintenance easement, Trail 8'
shoulders either Trail
tersections.
the 30' wide
with 2'
concrete at in-
trail where
minimum of 4' from the
curb.
· Provide benches and trash
· The open space corridor fence
the curb.
at
intervals,
minimum from
WITHIN THE
ES
Enhanced
native trees. Trees shaH be fire safe.
with an
on
· 15
natura]
sq,
SH BS AND GROUNDCOVE
· Select
deer-resistant
shrubs taller than
are
5' of trail
View Fence
Multi-use Trail
Trail! Maintenance
Easement
and groundcover
¡JJ'
Residence
Trail should be lower than backyard where possible
30' Trail! Maintenance Easement
o en S ace Corridor
The trail is located behind residential
corridor.
within the open space
· A 2' wide multi-use trail occurs within the 30' wide
easement. Meander trail where with a minimum of 4'
area on each side.
for the residences is created
the trail lower than
the
. The open space corridor fence should be located at 30' minimum
from the
WITHIN THE
Refer to 12' Multi-Use TraiJ at the
wide Multi-use Trail
Note: Where grades permit, meander trail.
30' Trail I
Maintanence
Easement
en S ace Corridor
Trail
dor,
local access to trail
street intersections.
boHards to
per 12'
corn-
trail heads at
entries with accent
Theme Wall
Trail
These trails are 10cated
roads,
wide concrete
the
of
corridor streets and
from street
an
wide
. For
shrubs taller than 3' are not allowed within 5' of trail
Refer to
for
Native Grasses
within Fire Buffer
View
Fence
Open Space Trees
30' Maintenance Access Bench!
Fire Buffer
Cul-de-sac
Sidewalk
MAINTENANCE ACCESSWAY AT CUL-DE-SAC
MAINTENANCE ACCESSWAY BElWEEN lOTS
The maintenance accessway behind
open space interface some
are at se1ect cul-de-sacs and
These
cess for maintenance of open space
at the
the
on the
restricted vehicular ac-
Ornamental Fence at
End of Cul-de-Sac
15'
Sidewalk
30' Maintenance Access
45' Fire Buffer Zone
· The 1
18'wide
maintenance road occurs within the 30' wide
maintenance access bench and 45' wide fire buffer zone,
v-ditch
the
of the maintenance access way to collect
run-
off
· Accent trees and the ornamental fence
restrict vehicular access.
the connections and
12' wide maintenance access
restricts vehicular access.
and 4' wide
access
· Street names should be
at the
· The open space corridor fence should be located a minimum of 45'
from the rear and side line,
radius for maintenance vehicle access is
AT
E
the terminus of cul-de-sac with accent trees selected from
Fire Safe in natural should conform with
the Dublin Wildfire Plan.
SHRUBS AND
ROUNDCOVERS
. Select fire
deer-resistant
from
. Tall shrubs should be used at accessways between lots to screen
vate and the entry,
RASSES
grasses on both sides of the access way.
""-
To the extent these areas will remain undisturbed.
Where is will be with native grass-
es and Oaks, fire buffer will be maintained between areas of devel-
opment and open space in accotdance with he of Dublin Wildlife
Plan,
Minimum 1
average corridor is
in the swale shall be
Where road or
with native
a grassy swale. The
to extent
activities occur the swale
consistent with the
with native trees,
the
for establishment
will be
habitat.
and low
trail.
of the
The
of the banks will be
tolerant shrubs will be
in the corridor will be
material.
In visual locations such as near open space areas will
be enhanced with theme such as olive groves, wind
rows, California groves and other reminiscent of
the Mediterranean
This thread of the includes inter-
section and the service easement. The
of canopy trees to enclose and shade
the road corridor. Columnar trees and trees may be utilized
in medians and at intersections to visual interest. Ground
IS shrubs and the use of
lawns limi ted to
the road.
tolerant of
on residential where homes front on to
materials shall be well to climate and
water.
Street tree and other elements shall be consis··
tent the entire of a street.
. Street trees and
of a
are a
component of the visual
. The street trees
shall be selected to reinforce the overaU
In a with trees selected
for
more
streets,
streets shaH be
soften the visual
of
shade and to
· Street trees on collector
street should have an average
roads where homes face
one (1) tree per standard and
the street trees
with a minimum 5' width
dimension measured
do not face onto the
On residential
a minimum of
corner lot.
be located in a
5'
area,
· Trees shall be located
cur, a
and
monolithic walks oc-
easement shall be 10-
behind the walk.
· Plant material should be
Provide a mixture of evergreen,
add visual interest. Select
visual
water, select trees which are
the section for
to
and trees to
for each street to
be with
reclaimed water. Refer to
selections.
should
Use
Mediterranean associated
materials. Select
ant
RESIDENTIAL STREET TREES
Acer rubrum
Arbutus unedo
CeJtis sinensis
Koelreuteria paniculata
*Fraxinus oxycarpa 'Raywood'
Fraxinus uhdei
T,agerstroenlia indica
*Pistacia chinensis
*Pyrus calleryana
(~uercu s coccinea
Quercus robur fastigiata
Quercus rubra
Quercus virginiana
Uhms patvifolia
Zelkova serrata
ACCENT TREES
Armstrong MapJe
Strawberry Tree
Chinese Hackberry
GoJdenrain Tree
Raywüod Ash
Evergreen Ash
Crape Myrtle
Chinese Pistache
Ornamental Pear
Scatlet Oak
English Oak
Red Oak
Southern Oak
Chinese Iôlm
SawJeaf ZeJkova
./ ./
./ ¥
¥
./
./
./ ./
./
ý. ./
./
./ ./
¥ ./
./
./
Use accent trees at comers to higblight pedestrian trailheads and other focaJ areas.
Strawberry ./ ./
*Cercis occideotalis Western Redbud ¥ ,,/ ,,/
*Cíttus Citrus
CbitaJpa tasbkentensis Cbitalpa ,,/
L_age-rstfoemia indica Crape MyrtJc ,,/ ./
Me1a!euca [inariifolia FJaxJeaf paperbark ,,/ ,,/
*Nerium oJeander Oleander 'standard' ,,/ ./
Olea cnropaea Olive (non·fruiting) if ./
kawakan1iî Evergreen Pear ,,/ ./
Sapium sebiferum Chinese TalJow Tree ,,/ ./
ENHANCED OPEN SPACE TREES
Open Space: trees sbaJl be spaced to mimic natural agrarian patterns.
Olea europaea
Populus canadensis 'Eugene'
Populus nigra 'ItaLica'
Quercus suber
*Quercus agrifoJia
Quercus lobata
UmbeJlularia californica
Platanus racemosa 'multi trunk)
Quercus keJloggi
Juglans hindsii
* SuitabJe for use in Fire j
Bigleaf Maple
CalJfornia Buckeye
OJive (non fruiting)
Carolina Poplar
Italian Poplar
Cork Oak
Coast Oak
VaJley Oak
CaJifornia Bay
California Sycamore
CaIifornia BJack Oak
California Black Walnut
./
./
./
¥
./
,,/
,,/
./
./
./
./
./
¥
ACCENT SHRUBS
Botanical Name
Agapanthus
Buxus microrhylla var.japoni
Coreopsis spp_
Geranium spp_
HemerocalLis
Hesreraloe parvinora
Beuchera maxima
dougJasiooa
Kniphofia uvaria
Lantana
perezi!
nnlscari
Muhlenbergia rigens
Nepeta
Pe!argonium re!tatum
sr-
Santolina chamaecyparissus
Samohoa
Scaevola ':Mauve Clusters'
cerrUlü
Stipa pukhra
chan1 aedrys
Tulbaghia violacea
Verbena
SHRUBS
Botanical N am e
Arbutus unedo 1Com pacta ¡
CalJistemon 'Little John'
corbariensi s
{}elsernium
GrevilJea 'NoeJii'
Lavanduh
Myrtus comtnunis ¡Compacta!
Nandina spp
atriplicifolja
Phormium ten ax sp
Plttosporum tobira !Whee1erls [)wad:1
Plurnbago auriculata
Rhaphi,,!epsis indica
Salvia
Teucrium fruticans
Viburnum tinus com pacta
Common Name
Lily of the
Japonese Boxwood
Sedge
Coreopsis
Hardy Scented Geranium
Day Lily
Red Yucca
Coral Bells
Coast hi s
Devi.!'s Poker/Red Hot Poker
L.üntünü
Statiee
Turf
Grass
Catnip
Ivy G-etanimTI
Penstenlon
Lavender Cotton
Green Lavender Cotton
Fan
Nodding Needle Grass
Purple Needle
(-;ermander
Society Garlic
Verhena
Conlmon Name
Compact Sttawberry Bus 11
Dwarf Botdebrush
White Rock
Purple Roc k Rose
Breath of
Australian Fuchsia
Fortnight
scal10nia
Carolina Jessam ine
Dwarf Myrtle
Nandina/Heavenly Bamhoo
Russian Sage
New Zealand Flax
Dwarf Mock Orange
plum hago
Hawthorn
Sage
Bush Germandet
Viburnum
Fire Safe
if
if
if
if
if
if
if
if
if
if
if
if
if
if
if
if
if
if
if
if
if
if
Fire Safe
if
if
if
if
if
if
if
if
if
if if
if if
if
TALL SHRUBS
Botanical Name Fire Safe
spp. AheUa ./
Arctostaphylos Manzanita ./
Buddleia davidi.i Butterfly Bush ./
Camelia japoniea Japanese Cameh, ./
Ceanothus hybrid 'Dark Stat' Dark Star Cali fornia Lilac if
Ceanothus hybrid 'Frosty mue' Bwwn-¡iyed Rock Rose if if
occidentaJis \1(1 estern Redbud if if
Cistus ladanifer m aculatus if
Euonymus japonica Spindle Tree
Fejoa sellowiana Pineapple Guava if
BereromeJes arbutifoJia Toyon if if
Ligustrum texanum Waxleaf Privet if if
Myoporum ]attum Myoporum if
Myrica cali fornica Wax Myrtle if if if
Nerium oleander Dwarf Pink Oleander if if if
Rhamnus californica Common Buckthorn/ Coffeeberry if if
GROUNDCOVER
Botanica! Name
./ if
Carpobrotus Sea Fig if
Ceanothus gtiseu s California Lilac if if
Contoneaster horzontalis Rock Cotoneaster if
Coprosoma kirkíi 'Verde Vis ta Prostrate Mirror Plam if if
Contoneaster 'Low Cotoneaster if
Delosperma alba White Trailing Ice Plant if
Drosanthermum flotibundum rosea Ice Plan t if
Drosantherm um bispidurn Rosea Ice Plant if
Erigeron karvinskianus Santa Barbara Daisy ./
Festuca californica CaJifoma Fescue
Festuca ruba creepin g Red Feseu e if if
C;azanb Orange Gazania if if
Lamprantbus spectabiUis rose a TraiIing Jee Plant ./
Myoporum parvifoljum prostrate Myoporum if ./
Oenothera speeiosa cbildsii Jvfexican Evening Prim rose if
()steospermum fruticoSU1D African Daisy ./ if
Rosa 'Carpet Rose' Carpet Rose if if
Rosmarinus oHicinalis Rosemary ./ if ./
Trachelosperrnurn asiaticunl Asiatic J asnLlne if
Trachelosperml1m jaminoides Star Jasmine if if if
Vinca major Periwinkle if
Vinca rninor Myrtle if
VINES
Botanic,,!
./
Parthenocissus quinquefolia Virginia Creeper ./
Solanum jasrninoides Potato Vine if
and
set-
controlled
shall incor-
shall meet the
ordi-
that use
San Ramon Services
backs shall be
spray,
porate water
efficient
The
and
efficient
nance
of the
of Dublin.
water shall conform
Water Use Guidelines.
District
shaH
fenc-
areas and into natural
es,
to reduce
street and other
open space areas.
systems
shall be accommodate
the event it becomes
water in
on eco-
orientation and exposure
shall be sensitive the
terial selected and similar water
and soil conditions also
systems,
The
ma-
when
lr-
The use of monuments,
Fallon
ambiance. These
Mediterranean theme and
residential communities and
are and
which convey the desired theme. An
stone, ornamental iron
evoke the Mediterranean character.
be for each individual
and shall be
ornamental
to the overall
should reflect the
dements for the
commere1al area, The
of dements
on the use
timber to
thematic elements may
street fur-
Fallon
com-
Monoliths should be
of Dublin and
The size of the
of the
AND
Thematic monoliths are recommended for
and
used to Fallon
may be combined with
monoliths should vary to
with monoliths at the
scale
and
entries.
are recommended for both and sec-
entries and may also be used in other loca·
tions such as within the commercial area as
ate, These
should be
with the 8' multi-use trail
at intersections,
II'
8'
9'
THEME WALLS
walJ used
eas and in additional
Their IS
and enhance the
In residential the
for other areas as
streets in residential ai"-
visible within the
of the
character. used
theme wall may be
location and
considered with
street.
wall must be care-
and the to the
Theme Walls
mental cap and
color and
treatment with orna-
and monoliths in
· Detailed columns shall be
rectional and at the ends
umns may be and
locations of di-
walls, Other
6"
6'
12"
12"
COMMUNITY THEME WALL CONCEPT
PRECAST CAPS,
S
, MOULDING,
S
Stone
Color: Weathered Limestone
Grout:
COLORS
Base / Accent: Elk Tan
There are several
addition to the
of the several other
use within Fallon
recommended for Fallon
in the residential section
of fences are for
Ornamental Fence
· This decorative low fence is used to define & common
areas where interface with open space at cul-de-
sac.
Ornamental
spaces or screen
may be used 1n commercial areas to define
lots.
· fence should be
metal and metal
3' -6" tall and have ornamental
View Fence
This fence is used
where views are
between rear
course and other locations
It may also used when the elevation
is greater than 20'.
Corridor Fence
. This is a continuous fence used to open space areas, It is
also used the Corridor between trail and habi-
tat area.
. A 3'-6" barbed and smooth wire fence on meta!
T is recommended.
VIEW fENCE
ORNAMENTAL fENCE
f!NISH GRADE
OPEN SPACE CORRIDOR fENCE
of
walls
recommended for FaIlon
Stone
Wan
This wall is used
monolìths and
there is a series of terraced
is to
The at
Where
the lowest one that
circulation is of this
stucco finished,
Stucco
Wall
walls witbin
where oc-
waU is visible from
where
on individual lots,
General Guidelines
visible from Public
standards for
consistent with
walls shan be a
differences be
finished
(4) taIL Greater
the time of SDR
basis.
on a
walls
be
walls
of 2' to for
with maximum
a
between wal1s.
· The use of
wal1s are
IS
where
of the overall
on
should be
theme.
a
Precast Wall Cap
4'mæc
Stucco Retaining Wa!!
(See Below)
Precast Pier Cap
Precast Wall Cap
STONE RETAINING WAll
Precast Pier and Wall Caps
Tilted Plane 3: I max.
STUCCO RETAINING WAll
LIGHTiNG
Manufacturer: Lumec
Style: Hexagonal Series
Color: Charcoal Grey
LIGHT
Manufacturer: Lumec
Style: Round Steel Bottleneck Pole SM6
Height: 18' (neighborhood streets)
(collectors and entry roads)
Color: Charcoal Grey
TRASH RECEPTACLE
Manufacturer: DuMor
Style: Receptacle 87
Color: Charcoal Grey
Manufacturer: Urban Accessories
I
Color: Charcoal Grey
BENCH
Manufacturer: DuMor
Style: Ribbon Series 58
Color: Charcoal Grey
ACCENT PAVING AT INTERSECTiONS
Style: Scored, Broomed-finisned
Color: Taupe
COBBLESTONE BAND
Manufacturer: Bomanite Corporation or equivalent
Style: Fishscale Cobblestone Pattern
Stamped Concrete
Color: Sonora Tan
Street
6" Curb
Pavers
o
~'"
Median Tree
Maintenance Band, typical
Street
MAINTENANCE BAND AT MEDIAN
Manufacturer: Calstone or equivalent
Style: 6" x 6" Mission
Color: Grey! Charcoal (C-05)