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HomeMy WebLinkAboutOrd 33-05 Fallon Village Stage 2 ORDINANCE NO. 33 - 05 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * * * * * * * * * * * * * * AMENDING THE ZONING MAP TO REZONE THE 488 ACRE BRADDOCK AND LOGAN PROPERTIES WITHIN FALWN VILLAGE PROJECT SITE TO THE PD-PLANNED DEVELOPMENT DISTRICT AND ADOPTING A RELATED STAGE 2 DEVELOPMENT PLAN P A 05-038 The Dublin City Council does ordain as follows: SECTION 1. Findings A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Fallon Village PD-Planned Development zoning, including a Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 in that it implements a comprehensive and coordinated development plan for the Braddock and Logan properties in the Fallon Village project area. It creates a desirable use ofland that is sensitive to surrounding land uses by making efficient use of development areas so as to allow sensitive ridgelines and biological areas to be undeveloped. Refined design guidelines for the Braddock and Logan area supplement the comprehensive guidelines that were adopted in the Stage 1 Development Plan for the Fallon Village project. The Braddock and Logan project is also referred to herein as the "Developer's project". 2. Development of the Braddock and Logan properties under the PD-Planned Development zoning and Stage 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the proposed uses and development standards are consistent with the adopted Stage 1 Development Plan. Compliance with the Stage 1 Development Plan ensures that the Developer's project will be harmonious and compatible with other existing and future development in the area, while compliance with the Stage 2 Development Plan design standards ensures the development of different types and densities of residences will be compatible within the Developer's project. Through compliance with the adopted Stage 1 Development Plan, the Stage 2 Development Plan for the Braddock and Logan properties maintains low intensity uses and open space on steeper slopes in the northern and eastern portions of the project area. B. Pursuant to Sections 8. 120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. Development of the Braddock and Logan properties under the PD-Planned Development zoning and Stage 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the proposed uses and development standards are consistent with the adopted Stage 1 Development Plan. Compliance with the Stage 1 Development Plan ensures that the Braddock and Logan development will be harmonious and compatible with other existing and future development in the area, while compliance with the Stage 2 Development Plan design standards ensures the development of different types and densities of residences will be compatible within the Developer's project. Through compliance with the adopted Stage 1 Development Plan, the Stage 2 Development Plan for the Braddock and Logan properties maintains low intensity uses and open space on steeper slopes in the northern and eastern portions of the project area. Ord #33-05, Adopted 12/20/05 Page 1 of 13 2. The Developer's project site contains gently rolling hills with steeper slopes to the north and east and contains the northerly portion of the open space corridor along an existing drainage. Development is concentrated in the less constrained areas, with rural residential/agriculture and open space uses in the more constrained areas. The portion of the open space corridor through the site protects sensitive biological resources by limiting urban uses. Existing infrastructure (including roads, sewer, storm drain, potable and recycled water, natural gas, and electricity) is located immediately adjacent to the site. Through the flexibility of the proposed PD-Planned Development district that allows development to be tailored to onsite conditions, as well as development standards and design guidelines in the related Stage 2 Development Plan, the project is physically suitable for the type and intensity of the proposed zoning district. 3. The proposed PD-Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The PD-Planned Development zoning is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that the project includes companion amendments to both plans, which amendments were approved by the City Council in Resolution 223-05 on December 6, 2005, and are reflected in the PD-Planned Development district. The Stage 2 Development Plan is consistent with the Stage 1 Development Plan adopted by the City Council in Ordinance XX-05 on December --,2005. C. Pursuant to the California Environmental Quality Act, the City Council certified a Supplemental EIR for the Project in Resolution 222-05 on December 6, 2005, and also adopted mitigation and alternatives findings, a Statement of Overriding Considerations and a mitigation monitoring plan, as required to support approval of the project, including approval of the PD-Planned Development zoning. D. Pursuant to the Government Code Section 65857, the City Council finds as follows. 1. The City Council modified the Planned Development Ordinance for the Project to include a requirement for public art. Because the Planning Commission had not previously considered this matter, the City Council referred it to the Planning Commission for report and recommendation. 2. On referral from the City Council, the Planning Commission reviewed the requirement for public art at the regular meeting of December 13, 2005, and recommended approval of this modification to the City Council. SECTION 2. Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning Map is amended to rezone the property shown below to a Planned Development (PD) Zoning District. Approximately 488 acres located in the northerly portion of the Fallon Village area bounded by 1- 580 to the south, Fallon Road and the Dublin Ranch development to the west, the easterly Dublin city limit line to the east, and the northerly Dublin city limit line to the north (APNs: various) Ord #33-05, Adopted 12/20/05 Page 2 of 13 A location map of the rezoning area is shown below: ~~- ~...~~// lctf'Y~;'c~ /~/~" ---.-------..- ) SUlLlfCI A.In: .-.---- ~"o::. ~ ~. PLEASANTON SECTION 3. The regulations of the use, development, improvement, and maintenance of the Braddock and Logan properties portion of the Fallon Village project area are set forth in the following Stage 2 Development Plan, which is hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code or its successors. Stage 2 Development Plan This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance and is adopted as a zoning amendment pursuant to section 8.32.030.B of the Dublin Zoning Ordinance. 1. Compatibility with Stage 1 Development Plan. The Stage 2 Development Plan is consistent with the site plan, uses, densities and other development standards and provisions of the Stage 1 Development Plan adopted by the City Council in Ordinance 32-05 on December 20,2005. 2. Proposed uses. As follows: PD-Single Family Residential Intent. Single Family land use designations are established to: a) reserve appropriately located areas for family living at reasonable population densities consistent with sound standards of public health and safety; b) ensure adequate light, air privacy and open space for each dwelling; and c) accommodate single family housing, including a wide range of units from small-lot and zero-lot units to large lot estate units. Permitted Uses Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Animal keeping - residential Community care facility/small (permitted if required by law, otherwise as conditional use) Garage/yard sale Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and/or tenant use only) Secondary Unit Ord #33-05, Adopted 12/20/05 Page 3 of 13 Single family dwelling Small family day care home Similar and related uses as determined by the Community Development Director Conditional Conditionally Permitted Uses Ambulance service Bed and breakfast inn Boarding house Community clubhouse Community facility Day care center Large family day care home Mobile home/manufactured home park Parking lot - residential Plant nursery Semi-public facilities Similar and related uses as determined by the Community Development Director Temporary Uses Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit procedures. PD-School Intent. Identifies areas where compulsory public education facilities are anticipated. Permitted Uses Elementary School Daycare Center Underlying zone if school use is not utilized: PD Single Family Residential on Fallon Enterprises Property PD-Park Intent. Community and neighborhood open space and recreational area, both active and passive. Permitted Uses Community Park Neighborhood Park Neighborhood Square Recreational and educational facility Trail staging area Similar and related uses as determined by the Community Development Director PD-Semi-Public Intent. Identifies areas where institutional or community facilities uses are anticipated. The exact location of parcels with a Semi-Public designation shall be determined at Stage 2. The Semi-Public Ord #33-05, Adopted 12/20/05 Page 4 of 13 parcels on the Chen and Jordan properties (net 2.5-acres and 2.0-acres respectively) shall be located within the Fallon Village Center. Permitted Uses, including, but not limited to: Community center/Clubhouse Community theater Cultural center Day care center Educational facilities Private school Recreational facilities - public Religious institutions Senior Center Special needs program facilities Trail staging area Youth Center Similar and related uses as determined by the Community Development Director PD-Open Space Intent. Open Space land use designations are established to ensure the protection of those areas of special significance. Permitted Uses Conservation areas Drainage and Water Quality Ponds and Other Related Facilities Incidental and Accessory Structures and Uses Private or Public Infrastructure Private reaction facility - passive and active Resource Management Storm Water Detention Ponds and Other Related Facilities Trails and maintenance roads Wildlife habitat preservation area Similar and related uses as determined by the Community Development Director PD-Rural Residential! Agriculture Intent. Rural Residential! Agriculture designations are established to accommodate agricultural activities and other open spaces uses. Permitted Uses Agricultural Accessory Use- Office Animal Keeping- Residential Drainage and Water Quality Ponds and Other Related Facilities Mobile Home Private or Public Infrastructure Single Family Residence Small Family Day Care Storm Water Detention Ponds and Other Related Facilities Ord #33-05, Adopted 12/20/05 Page 5 of 13 Similar and related uses as determined by the Community Development Director Conditionally Permitted Uses Agricultural Housing Agricultural Processing Animal Keeping- Agricultural Animal Keeping- Commercial Animal Sales and Services Bird Keeping- Commercial Caretaker Residence Crop Production Farm Mobile Home Horse Keeping Horse StablelRiding Academy Plant Nursery Recreational Facility- Outdoor Similar and related uses as determined by the Community Development Director Temporary Uses Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit procedures. ACCESSORY USES. See Zoning Ordinance Chapter 8.40 for permitted accessory uses and structures and related permit procedures for all land use categories above, except as otherwise provided in this Stage 1 Development Plan. 3. Stage 2 Site Plan. Please refer to Exbibit A. 4. Site area, proposed densities. As follows: Land Use Gross Net Number Density Acres Acres of Units Single Family Residential 240.2 228.6 1,078 0-6.0 units/acre Rural 123.5 123.5 0 1 unit/l00 acres Residential! Agriculture Neighborhood Park 6.3 5.0 N/A -- Neighborhood Sauare 5.3 4.6 N/A -- Oven Svace 99.0 97.9 N/A -- Elementary School 11.1 10.0 N/A -- Semi Public 2.8 2.1 N/A 0.50 FAR Total 488.2 471.7 1,043 5. Development Regulations. As follows starting on the next page: Ord #33-05, Adopted 12/20/05 Page 6 of 13 'E j ~ CD .~ 11 ;n (:, #l!! 0, :.. 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",,,._u~o.. ,- ?.2 ~ v it o2~ dctt &1 ~ "- ::; ~ '" C ~ :2" "E ~ ((] ~ " ""' ~ " 5 ~ II> :;s ~ I ! f NOTES: (AI Setbacks measured from property line. (B) (q See following pages for graphic depiction of above Standards. Item such os, but not limited to air conditioning condensers, porches, chimneys, boy windows, retaining walls less than 4' in height, media centers, etc. may encroach 2' into the required setback of one side yard, provided 0 minimum of 36" flat and level area is maintained for access around the house. (D) Setbacks for accessory structures sholl be in accordance with the building code in effect at the time of constructioniinstallation. Noise generating uses such os pool and spa equipment sholl be acoustically screened or located outside the setback area. (E) Malor steet edge requirements: In neighborhoods of lots 5,500 SF and greater, 50% of homes backing up to major streets (Closs II collector or greater), sholl be one-story or incorporate one-story elements. In neighborhoods of lots 5,500 SF and greater, 50% of homes backing up to major streets (Closs II collector or greater). shall have a minimum 10 feet offset at the rear elevation. In neighborhoods of lots less than 5,500 SF, 50% of homes bocking up to major streets (Class II collector or greater), sholl have 0 minimum 2.5 feet offset at the reer elevation. \11 Subject to Building Code requirements for access. i2' The third floor must be stepped back from front and rear elevation to reduce building mass. 13', Where 50% or more of the side elevation of 0 home is a single story element and there is 02.5' minimum offset between the ,,, and 2nd story elements, the side yard setback for the single story and remaining 2-story elements sholl be considered os that for 0 single story building. One-story homes shall be defined to include "nesied" habitable living space within the roof or attic space. (Refer to Fallon Village Design Guidelines Sectionj Architectural Massing). Swing-in garages are prohibited on lots less than 55' wide. 14) (5.1 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 os determined by the Building Official. Building setbacks sholl be sublect 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. Where a minimum 5' wide Homeowners Association (HOA) parcel lies between 0 lot ond on adjacent street, the lot is not considered 0 corner lot and interior lot setback standards sholl apply. At cul-de-sac bulbs, knuckles and similar conditions where lot depths are less than the standard depfu, 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: , 00' -90'='0'). In no case will the reor yard setback be reduced to less than 10'. Curbside porking may be counted toward required number of guest spaces. Tandem garoge perking is permitted. Maximum heIght of a front courtyard wall shall be 30" maximum (sohd wall) or 42" maximum (transparent/fence). A Second Dwellirog Unit is permitted in neighborhood of lots 6,000 square feet or greater only. No more thon one (1) second dwelling unit is permitted per lot and requires one additional off-street parking spece, tandem or uncovered space permitted. i61 F) ;:81 WI 1'0) (n) ~12) Second Dwelling Unit Coverage: The principal residence and 0 second dwelling unit combined sholl not exceed the maximum lot coverage. ~~ot.: ~ i, anticipoted !hat ather r..id.ntial praducllype' not oddr....d herein may be proposed lhat will not be obi. 10 conform to lh. above site development standards. Additional re~$ions to these stcndords may need tOo be prepared and approved os part af ihe Slage 2 PO application as part of Ihot .ubmittal. Ord #33-05, Adopted 12/20/05 Page 8 of 13 Typical Plotting Concepts NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY. Traffic " Visibility ~ Area 300 SF tolal flat yard area (Typ) with a min. 8' dimension. Yard area may be provided in more than one location within a lot. Min. rear yard area. 220 SF. Min.courtyard area. 80 SF. Courtyard 80 SF Min. Traffic Visibility Area TWO-STORY CORNER LOT TWO-STORY INTERIOR LOT TWO-STORY INTERIOR LOT TWO-STORY CORNER lOT LEGEND D 1 st Story Elements ~/..;:\;~ 2nd Story Massing 1'%\t1 Usable Rear Yard Min. Area LOT COVERAGE: 55% Max (No One-Story Requirement) NEIGHBORHOODS OF LOTS 2500 SF AND GREATER LOW AND MEDIUM DENSITY SINGLE FAMILY DETACHED SMALL LOT Ord #33-05, Adopted 12/20/05 Page 9 of 13 Typical Plotting Concepts NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY. 400 SF total flat yard area lTyp) with a min. 10' dimension. Yard area may be provided In more than one location within a 101. Min.rear yard area - 250 SF. Min.courtyard area -150 SF. 50% of homes backing onto major streets shall have a min. 2.5' offset on rear elevations. 50% of two-story homes backing onto major streets (Class II collector orgreaterl,shall utilize one-story elements. If 50% or more of a side elevation 15 a single story element, the second story setback shall be considered that of a one.story ...."" 3D' ~ TWO-STORY CORNER lOT TWo-STORY INTERIOR LOT ~~. ~~ PnRr ..~.. . ... ,:' " TraffIC l2 -"" Ji ,~""~ ,,/" _::,<:,T . Area ':. ~"".;,;)L.: ..: ! 30. ~ TWO-STORY TWO-STORY OR INTERIOR LOT ONE-STORY (Optional) CORNER LOTS T raffle Visibility i'l Area LEGEND o 1 st Story Element ~Jf~ 2nd Story Massing r%'Zn Usable Rear Yard Min. Area lOT COVERAGE: 45% Max. (Two-Story) 55% Max. (One-Story) NEIGHBORHOODS OF LOTS 4000 SF AND GREATER LOW DENSITY SINGLE FAMILY DETACHED MEDIUM LOT Ord #33-05, Adopted 12/20/05 Page 10 of 13 Typical Plotting Concepts NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY. 500 SF total flal yard area (lyp) with a min. 10'dimension. Yard area may be provided in more tnan one location witnin a lot. Min, rear yard area - 350 SF. Min, courtyard area . 1 SO SF. 50% of two.story homes backing onto major streets shall utilize one-story elements. If 50% or more of a side elevation is a slngle story element, the second story setback sl'1all be considered that of a onl~'slory SO% of homes backing cmlo major slreets shall have a min. 10. offset on rear elevations Traffic ' Visibility lO\ Area Traffic Visibility Area TWO-STORY CORNER LOT TWO-STORY INTERIOR LOT TWO-STORY INTERIOR LOT , ! 30' _~j. ONE-STORY OR "NESTED" HABITABLE SPACE (REQUIRED ON 50% CORNER lOTS) ~ LEGEND LOT COVERAGE: 45% Max. (Two-Story) 55% Max.(Ont~-Story) D 1 st Story Element ~~W4 2nd Story Massing ~R,.N Usable Rear Yard Min.Area * Refer to Residential Site Development Standard Notes: (11) & (12) NEIGHBORHOODS OF LOTS 5500 SF AND GREATER LOW DENSITY SINGLE FAMILY DETACHED LARGE LOT Ord #33-05, Adopted 12/20/05 Page 11 of 13 Typical Plotting Concepts NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY. RECIPROCAL USE EASEMENTS RECIPROCAL USE EASEMENTS 250 SF total flat yard area (Typl with a min. 8' dimen~ion. Yard area may be provided in more than one location within a 101. Mln.rear yard - 170 SF Min. courtyard - 80 SF AUTO COURT CLUSTER HOMES 250 SF total flat yard area (Typ) with a min. S' dimension, Yard a,ea may be provided in more than one location within a 101. Min. rear yard - 170 SF Min.courtyard - 80 SF RECIPROCAL USE EASEMENTS >- w ... ... -< .... w Z -< ... GREENCOURT LEGEND D 1 st Story Elements ~1'ii'\I~1 2nd and 3rd Story Massing NSi'Xl Usable Yard Min.Area LOT COVERAGE: 55% Max (No One-Story Requirementl NEIGHBORHOODS OF LOTS 1800 SF AND GREATER MEDIUM DENSITY SINGLE FAMILY DETACHED SMALL LOTS/COURT HOME Ord #33-05, Adopted 12/20/05 Page 12 of 13 6. Design Guidelines. Please refer to Exhibit B. 7. Architectural Standards. Please refer to Exhibit B. 8. Preliminary Landscaping Plan. Please refer to Exhibit C. 9. Street Sections. Please refer to Exhibit D. 10. Public Art. As follows: In accordance with the Stage 1 Planned Development Plan, Public Art shall be provided in conjunction with the development. The design and tinallocation of the Public Art shall be reviewed and approved in conjunction with the Site Development Review (SDR) for the project or any portion thereof The final design may be deferred until after SDR approval provided that the SDR approval contains conditions adequate to ensure that the design is completed and the public art is installed concurrent with a specified number of units. SECTION 4. The use, development, improvement, and maintenance ofthe project area shall be governed by the provisions of the Dublin Zoning Ordinance except as provided in the Stage 2 Development Plan. SECTION 5. This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED BY the City Council of the City Dublin, on this 20 day of December, 2005 by the following votes: AYES: Councilmembers Hildenbrand, McCormick and Zika, and Mayor Pro rem Oravetz NOES: None ABSENT: Mayor Lockhart ABSTAIN: None ~(J~ ' ..- J CYayor Pro Tem Aj; -4-- Jl~ City Clerk Ord #33-05, Adopted 12/20/05 Page 13 of 13 èï ":]- -~ [;>~ ," ' ~ :! '" '" ] - "0 § CIJ "E <u §. o v, ......8 <u " > ~ dJ .g Q g = ~ OJ)...... ~ .~ ~ ~ -rl'J_ ~~ ~ == "'o:J~;;'" ~ ~ = ~ =- = ==- "C..- -= ..... ~ ~~~ "" = " .s.s !< 0 '" l+-o 1,fJ.~ % .LJ ! ,,'I .¡....:I 0 ~ Ii:! "C _d.Q Õ ;;¡ '" ~d)- «Iõõ-~E!g !.i:;;1 ~~ã:,§ ~:::;. Go} a ~..c 9...... 0 to-. J ~ i j tl~ E.~ ~ ~ ~"" ~:; '" '8 '1< ! !"! 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"'' ''' -.7":":-AV ., ---1r91 siv, 0.,.,11 r.4, '7 il\ ''' 16.11WL,■‘.4\41'■,'',41947. . fi I k,..,.. .„....÷1\71:.7":7 :;7....7_1',.._,....,_ ,fto:::::;:::.,1:fr 7.:P.1:710:os.6. - ;;,... •i r/;,://, •••,,, • ' C:1--- 1 ) _,..;.t' -• I. .._ . - . ,,..,----, ' --• ' 0 I I I I I 1 1 1(.. h ... ."..-:-...-•• ••:•_;;---(• ..' .',':'4.4 2"fide' ..".., ‘• - ...'; , •-'-',. 4 0 ••••-----1 .'-''''...?';i: ''' ''''' '',/,7110411r if, ,7 "...,--• " • ' ■•• .. -"1-■' ' ' il ,,--, _ .., <, ••■•• ,-,y. \ • , - . . , , ../. . - - - -- •• ,.,,Yi fr16.•,.`.51!--" 1 , '9.1P1r-- • - O 1 11 f, FALLON VILLAGE i ■• fl-> 141-2 ,,, 111140 ..N., 6".. i / ' 1 • A {:: :::? /it. •Ai. : . ., - ' / DUBLIN, CALIFORNIA • 111 I L____/,__ STAGE II I-H ), • \ • ) I , \ 0 , i 1 OCTOBER 31, 2005 • 7,- , 12, 0 * , • , ,/ -3, ...„ , ,,,,...:\\\4)..., 0CtLOGAN PROPERTIES • ,.. • , . .. , •. . . ,.„, • / ill i • )it, , O .. ,:',,,t :.<., ; • / 1,------------) v, 34 '1 • • • , ,:e, • . • • ,-...4..04TIY114“WWINO,P^a0=,4VP.,, • • • AECE/if r"' • DEC 1 2 ?no5 • !DUBLIN PL.----,•,.. 0 EXH I BITII! • • • • • • /, may- ,!' 1 '-- + /rl • V , `� ` i ht's.•• 4 ;a "6, m� , %tsF 'f y r �f if r ma�y{pt �P*,,,,•:,` t ,N'. ✓ „ rl i ? ,..• ✓' V Pl F W � � �Ai, 1, i ��ejJ, x r >YI r r* .f�.--n t;:11,'r , , � *� - Ply. -H� . , f,4"fir \,`, ' r ,'ili ,�/'" �` y J4 1' 1, , , 1, ff, �' i e' , y �i N \ s i1 .. ;' i r - • . 4„,,,..„6„,,,. , v , , ���� j� 1t /rd r 1.44 y ?`' illi'i�,(1 p a 0... -;..'., ,.... �i _ el tF"a� —,,,=�v 5 nT jr / y' #:::x".'' • rte ' • a r} .. i • �: ,� ,... FALLON VILLAGE.,t.... t• DUBLIN, CALIFORNIA • STAGE II • • • COMMUNITY DEVELOPERS • BRADDOCK&LOGAN PROPERTIES • • ARCHITECTURE • WILLIAM HEZMALHALCH ARCHITECTS, INC. • LANDSCAPE ARCHITECTS • GATES +ASSOCIATES • • CIVIL ENGINEERING • MACKAY&SOMPS • • • • • • • • • • • • a • • • • TABLE OF CONTENTS INTRODUCTION 1 • ILLUSTRATIVE PLAN 2 • STREETSCAPE 3 • ENTRIES &THEMATIC ELEMENTS 17 • PEDESTRIAN TRAIL SYSTEM 35 • PARKS &COMMON LANDSCAPED AREA 47 • • WALLS & FENCING 57 • LANDSCAPE SYSTEM 71 • FURNISHINGS 79 • OPEN SPACE MANAGEMENT & 83 • MAINTENANCE RESPONSIBILITIES • ARCHITECTURE 95 • • S S S S S S • • S S S S S S S S S S • • • BEE OF CONTENTS 1 di i • • • • • VISION :., • The Braddock & Logan Properties at Fallon Village envisions the creation of a series of charming, distinct, pedestrian-oriented neigh- borhoods nestled into the surrounding topography and united to the • Village Center via the community loop road and the trail system along • the open space corridor. • The Braddock & Logan Properties at Fallon Village shall be a haven within the rolling hills. The overall landscape theme will be a refined • interpretation of a Mediterranean Agrarian landscape. The neighbor- hoods will be a lush shady oasis amongst the dry grasslands. Orchard- • like grids and windrow plantings are used to reinforce the theme in key • areas. • Landscape and open space guidelines described on the following pages are intended to achieve this goal. +' • • BASIC DESIGN PRINCIPLES • • The streetscape system provides a visually unifying thread for the • community. The circulation system is a clear hierarchy of streets that logically steps down in size from the Upper Loop Road to the • cul-de-sacs. Street widths and landscape character reinforce the • friendly neighborhood ambiance. • Distinct well-defined entries shall identify each residential neighbor- • hood. The character of the entry monumentation and other the- • matic elements will reinforce the overall community theme. • • An extensive, integrated, and pleasant trail system provides pedes- trian links to parks, schools, and open space areas. • • The park and open space system will provide community recreation • opportunities and celebrate the agrarian setting. • • 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. • • • S S S • S S S W e a J • zQ 0 0 a c2 L 3C1 co -.) \ .0•4,,,, 4 .',,•7'"\,:'A'. --\ t c 0, •� 1 � e ° Y ° m= a ) � L D s' <r!l nG °G , a u /Le a jl \e. I^ � a r ..,:x.- i:�e .{ a 11 0. n e' n • C ip c, a e I C ll a n q u " N ro \ P n N i n �L e • _� n v 0 ° ° a ! m ba 1 ro a g r(/i o o w , ,, aL /if N U i ro kJ O p s" 0 u rs 1 •• • n • a • 1:_ _ ° 1 a r-- a 1 n °o° rs d° s i ac ! I U"� ' �J s /p L \r i 4 � a a^ i ....`v \ P a a s , iJ r n� P a J T f A '� L •" n` , / . _ l T As • f a 1. ttl _ f c 1 r`' p r • � e '' 1 Z al ,,. N o fLi,c u, a J O 1 1 f N N i G° •. V p i J .1 q ■ a t 1 r�n'O \,4' a Ell P+ E, t . i 'a P e I a =a a Y P t / \\.s\, G 004 r�. . 4ai ' • Nt u. f f �.L Q a 0N _ 1 ii ° q,, : a n /41(1 '1 [ `4n t i t \{, Z _ I O 07,,* a n C.0 '_ `t ':G aP a ..,4;n Al _ ^ J e 41,4 \. ° a : [I V ti i " I / G '/l Pt4 .\��ip 4P(�` n C\ >\\/ N { G• " � j P / \V N '0,.. - d .2 (/ c J h 4 [ � 1 , y` ", " O i 1 �v a M yk L W ` � } y e � • / ' P .e • Z Q \ j I � /t( l . \\ q4- _ 1 cr VJ 1 a 1 u. •1 c. / v fJ + an-a n .fi c C v \ � n � °^ z at 1 , y � - r � _ e ° 'nj 1..‘-`: ‘N, t N v c„ . 1.Y / ° ,, u_s L7 �Q• � � + '' t // nY e , 1 i a a `, Y 0 9 a Q O Jb tL_t j tl%7-4. 17 Q 2. r F • I 1 , _.:.rs . Y a f > ' `. , ` % b I .. ,! w 1 I [ I !t ii P J<<ei \\:''>7..,1. ::__--11111,-4--:'.. **4 •.......'44,:i . -41)....-9.,:„.*---I9 92-,-,,,,''4-9.,4-.1•797-•--:-.9-,!....."..7.7..-P-L\--1., .4: 1. AO,_9.%-t-9 It oa` �7 ^i { n r !. S4 fvlF: aI / .U c • -, J N 0 C7 p c ,... E_(.9 (. c E 0_7,L3 U D 0 cc L O CO w Z' O ro L tl L v O C C W 111 -0 L C Ca p O Z W CO c i' li Ill AI al AI Ilk AI I& Ilk Mk II AI Ai AI II • • • • • • • • • • • • • • STREETSCAPE • STREETSCAPE PLAN • • UPPER LOOP ROAD • CROAK ROAD • NEIGHBORHOOD ENTRY ROAD • NEIGHBORHOOD STREET • • RESIDENTIAL CUL-DE-SACS • RESIDENTIAL STREET • AT OPEN SPACE CORRIDOR • SCHOOL FRONTAGE • • • • • • • • • • • • • STREETSCAPE PLAN • • • • • • 0/ 40) / • • ` daft •ar II Oft 411411.1111Pf 411V111 • liait. timull i A • • ■ A., / • •ps 4 rirt id . 1 fr Via 4.1.1.i / • lee* +. s _ • Ifl�t11 ....r.. • Ulla NUS Aft _ 01111 ,!r �,�I Si tillinl� 111111111111�!'1/* .4 r .. • �. • nuns = ,. .. �1 4��i1 P''Ii *i** * Ik,• •4. y 11111 :,r ,r „.. ��� fa tai jtj♦�r • ' ;•��,•*�'%' ,!rte,,, 4:'ip l j�,i'•� ♦ . • n...<;., ,0,10 r r , 44* 'iii „ 4 .* ♦ • ��1�11t1� *�tisli�ith Aria%,`* I to. 0 Ala siati� *t • • • • • • —MEP Class I I Collector • • L..._ I. Neighborhood Entry Road • dIIIIIIIIIIIIIIIIIIIP Neighborhood Street • ...4.0.41. Rural Residential Cul-de-Sac • L L L I.L L.V L L. Neighborhood Street at Open Space • • • • • • • • • • • DESIGN CONCEPT hierarchy of the streets establishes the framework for the • community. The street widths are visually minimized through the use • of landscape medians and parkways with separated sidewalks. The streetscape system enhances the pedestrian experience and visually • unifies the community. � r• • • CLASS II COLLECTOR (UPPER LOOP ROAD & CROAK • ROAD) The main thoroughfare that cohesively connects all neighborhoods • within the Braddock&Logan properties at Fallon Village is a generously • landscaped streetscape with a multi-use trail along each edge. A wide • median minimizes the visual width of the street. • • NEIGHBORHOOD ENTRY ROAD The Neighborhood Entry Road provides a strong visual and pedestrian • connection between the Upper Loop Road and the neighborhood • square adjacent to the open space. • • NEIGHBORHOOD STREET ''"` � 44 e• � A five-foot wide tree-lined parkway will be used to enclose the • neighborhood streets and separate sidewalks from the road. Where • possible single-loaded streets will be located along open space edges • with a multi-use trail provided along the undeveloped edge of street. • • RURAL RESIDENTIAL CUL-DE-SAC R Cul-de-sacs adjacent to open space will be developed with monolithic • sidewalks and rolled curbs to reduce road width. Street trees will be • provided in front yards with a tree maintenance overlay. • • •. • • • > , ySM1.4r; t111,i • • • • • • • • • • • • • UPPER LOOP ROAD • • Community Theme Wall or Existing • Dublin Ranch Masonry Wall • a _ [..11� I Shrubs and Groundcover • . eiV407 'VW" - 40 4000014 401IP•.*41Will ,%/10# .4Wie • 0 Multi Use greiduiritabirrigni A" "4",f inriiiiintigihirrinkrear,,-4 id" r a Trail • • Median Tree treet Tree roundcover • r r-. r"" .tr Lf,7"41--3y• '-cues--1W At " r._ • • 1431 #11101111111016 • 40 c ��j ' I , r I • I • !" i • Community Theme Wall 18"Maintenance Band • • DESIGN CONCEPT • • The Upper Loop Road is the unifying element for the Braddock&Logan • Properties. • An eight-foot wide multi-use trail is provided along both sides of • the street.The trail is separated from the road by an eight-foot wide • parkway strip. • • A Community theme wall and landscape setback will separate homes from the Upper Loop Road. The wall will be located at the top of • slopes along the roadway. • • Large-scale canopy trees will be used along road edges to enclose • the street and shade the multi-use trail. t* f • A maximum 16' wide landscaped median with columnar trees will • x "9 ' J distinctly identify the primary corridor and reduce the width of • :j "414.„,;411 y3; street. • / • Small, flowering trees will be used to highlight the intersection in • Fiii narrowed median. `i' s -04,,,i.:""' -' • Drifts of shrubs and low groundcovers add visual interest.All plant • ,' R r materials will be adapted to use of recycled water. • • The streetscape treatment should continue from the Upper Loop Road • gateway to the Fallon Road entry to provide design continuity. • • • • • • • • • • • • • • • 18"wide Maintenance Band Coammunity Theme Columnar Tree Community • v k Street Tree Theme Wall • • • ' 2:1 Slope max 8' �, 8' X 16' X 8' X 8' 2:1 Slope Addrional row of trees Multi-Parkway Median/Turn lane Multi max • added to slope when Use parkway Use horizontal distance is Trail R.O W Trail • greater than 20' • • • • • • • • • PLANTING • • EDGES • • Ulmus parvifolia,Chinese Elm,24"box,triangulated at 30'o.c. • • When the horizontal distance between the sidewalk and the com- munity theme wall is greater than 20', an third row of trees shall be • provided. • MEDIAN • • Quercus robur`Fastigata', Columnar English Oak,24" box, triangu- • lated at 18'o.c. • SHRUBS AND GROUNDCOVERS • • Drought-tolerant, deer-resistant species. • Tall shrubs along the community wall to enhance appearance. • • Showy species to be used within median. Plant heights should not • obstruct line of sight. • • REETSCAPE 7 • • III • UPPER LOOP ROAD AT OPEN SPACE CORRIDOR • • • Open Space T rees� 044,-------- Open Space Corridor Fence • y - IM ---- 30'Trail/ • ASV 141111P- Pr- Allinillar-911L Easement • Multi-use Trail • 11.111Abliallifi k• 16411 4040 4164140. *it ' • Upper Loop Road Street T Multi-use Trail •ie. • �i i:�riira iiti f!:.�� .� � s !' .mat r a:` "fix •Ice..„ Alp AVIV Awri Alp' - • s itivAiiiiihiliat. .....01).21„wriAiiii„,;.;:amtaste„,.., 11.00`-'°!ing V me tia "Pli V.40 Millh.,,:f if 1 11 i , ,--.6."00411111! r----P .. • 41 • PI • - • Community Theme Wall Shrubs/Groundcovers on slope • • • DESIGN CONCEPT • Croak Road is a continuation of the Upper Loop Road which interfaces • with both the residential neighborhood and the open space corridor. • • A separated 8'wide multi-use trail with large canopy trees planted in • an 8'wide parkway is provided along the residential edge. • • The open space corridor forms the western edge of the streetscape. Within the 30' wide trail/maintenance easement a 12' wide multi- • use trails provided. Trail meanders where grades permit,providing a • minimum of 4'landscape area on each side. • A 16'wide landscape median with columnar trees reduces the width • of the street. Small flowering trees will be used to highlight the inter- • section in the narrowed median. • • A community theme wall at the top of slope and landscape setback • ` 4 separates the road from the adjacent homes. • 4111P PLANTING WITHIN THE 30' EASEMENT eallialtyllamm- * A • AriO7iiiiiiiii t _! NATURAL OPEN SPACE TREES • Informal clusters of trees selected from the open space tree list,aver- *r ! ! P P • age of 1 tree per 600 square feet, 15 gallon. • • • • 410 • • • • • • Open Space Corridor Fence Community Theme Wall Open Space Trees • Street Trees • Median Trees 4 l,a�y�� '� i ' ,4 a "P. "- Backyard • • •' • opeoi"-- _ ,.�N0100.01". • 12' 16 18' 18' • ulti-u M dian/Turn ne Multi- Trail use Trai • 30' 72.5'R.O.W. 2:1 Slope max. Trail/Maintenance I I I Easement • • Open Space Corridor • • • • • • • SHRUBS AND GROUNDCOVERS • • Drought-tolerant,deer-resistant species. • • Mixture of 1 and 5 gallon sizes. • PLANTING AT RESIDENTIAL EDGE AND MEDIAN • EDGE • • Ulmus parvifolia,Chinese Elm,24"box,triangulated at 30'o.c.,typical. • • Double rows of triangulated trees on the residential side of the road. • When the horizontal distance between the sidewalk and the community theme wall is more than 20', a third row of trees is added within this area. • MEDIAN • • Quercus robur`Fastigiata',24"box,triangulated at 18'o.c. • SHRUBS AND GROUNDCOVERS • • Drought-tolerant,deer-resistant species. • • Tall shrubs along the community wall to enhance appearance. • • Showy species to be used within median. Plant heights should not ob- istruct line-of-sight. • • Mixture of 1 and 5 gallon sizes. S S S S ./ • NEIGHBORHOOD ENTRY ROAD • • • • • Street Trees v :1' .o • Community •Theme Wall 6,'' LP t Al f • ■ l ► ma, l • Evergreen • to'� I Hedge nil it* i ,M :' * dr.Gf ,, • ea iZ� .aS Y . Ale Wpa • i Art Ma': , i'...•$!',. w, d.yaw _ m l lli wawa' f /-err. wilerkil • Sidewalk Street Tree Monolith Accent Trees • Accent Planting r v/t. loan , E!j Ost fwsl!!G Lit, •e !..)lo •a♦ MO\ • / ; ay^ Street • `/' j��q` ..3: ''y,ce.iir� • B to IP' 111111::"' 'r • �� •ilk i Retaining Wall ,::"1.4 ,1 11,104 lic, . ,p, - Community Theme �' �� • Wall Median Trees • • • • DESIGN CONCEPT • The link between the Upper Loop Road and the neighborhood square • is enhanced through the design character of the neighborhood entry • road. • The pedestrian connection is strengthened by use of an eight-foot • wide multi-use trail on each side of the street. • • The community theme wall lines both sides of the street • • In addition to the 8'wide parkway, a min. 10'wide landscape parcel • eAtal shall be provided between the trail and the theme wall. W. • The first segment of the entry road is highlighted with an eight foot • gia ` ,..: wide median planted with flowering columnar trees. • �'t + ... • The parkway and landscape setback are planted with deciduous canopy •Nk 4 "'"! ,l' trees on each side of the trail. I • Monoliths and thematic planting contribute to the aesthetics of this • * � '� streetscape. • 1,'tea. • • • • • • • • • • Community • Theme Wall Street Tree ire,• r C. 'I n;7 ® ' i �..�. �+ i�' Ali'�b X11 u: s,k•5" • r _, < `,L ,, Community Theme Wall • 4, I0'min. 8' jr 8' 8' 8' 10'min jr • Multi-Use Parkway �k+ay Multi-Use • Trail 64'ROW Trail / • SECTION A III • Community • Theme Wall Community Median Tree Street Tree • Theme Wall h . , • Side Yard I ylL t 44 _ ,.� y+= k- Side Yard 4646‘ A :vow: r.}"` • 10'min. 6' di, 8' 8' 8' jr 8' 10'min. Multi-Use Parkway Median Parkway Multi-Use • , Trap 72'ROW Trail • SECTION B • • PLANTING • EDGES • Pyrus calleryana,Flowering Pear,24"box, triangulated at 25'o.c. • • Double rows of trees on each side. When the horizontal distance between the sidewalk and the commu- • nity theme wall is more than 20',another row of street tree is added within this area. • MEDIAN • • Prunus yedoensis,Yoshino Flowering Cherry, 24"box, 15' o.c. • ACCENT TREES • • Olea europaea, Olive (non-fruiting variety),24"box, 16' o.c. • SHRUBS AND GROUNDCOVERS • • Drought-tolerant,deer-resistant species. • • Showy,colorful species at the intersection and median. • • Mixture of 1 and 5 gallon sizes. • • • • • • NEIGHBORHOOD STREET • • Lattice Fence • u Fence ■ j." V`!■1'//J • • J► !r v vow, • °i`?-4/7/A/ o ff' A p • Gs i Z o1 4r! 14' !f'Street Tree ' !�+ 1i, Allre I perlotmin. /�r,,i.wrado i `^r " 3 per corner lot &' *, �. .--- iiii t. • '�,��' 'WV �1�`,! Neighborhood Street � '►sqA►' • idewalk • Groundcover Lawn at street parking i; F1;_ ' 1, _liCatii Jiiv . . Ifs ` • claika.!wow. 1 ,... ant.? • VD ?a • Small Shrubs/Perennials —Accent Flowering Trees Evergreen Shrubs • Fence • DESIGN CONCEPT • The neighborhood streets are developed with tree-lined parkways. • The 5' wide sidewalk is separated from the curb by a 5' wide • parkway. • • Tree locations shall be coordinated with street lights and utilities to • provide a consistent tree canopy enclosing street. • Where side yards abut the street,an additional 3'- 5' wide landscape • setback is required between the fence and the sidewalk. Where • appropriate,additional street trees to be planted in setback. • • Views of side yard fences to be softened by the use of 4-5' tall evergreen shrubs planted in setback. • • The consistent use of a single street tree species on each street will • be used to reinforce streetscape legibility. • PLANTING • STREET TREES • fAtiliq See Street Tree Plan for species. • 11' • Along the residential interface,a single row of street trees occur on 43*ilettst each side. 1 tree minimum per residential lot, and 2 trees minimum • / ,,,,c,,,amt,L141/4 ' per corner lot, 15 gallon. • 'it SHRUBS AND GROUNDCOVERS • A""° �'� ,� Drought-tolerant,mixture of 1 and 5 gallon sizes. 444 . Where curb side parking occurs parkway shall be planted with lawn. • • • • • • • • • Street Tree t6 • `'`,• -J • r • ' ,- �, , Residence Residence '�: ti • Frontyard �. £ Frontyard • ,4:= • jr I 2'min.to v 5'jr 5'jr 36' 5' 5' Varies to Garage Jr h • Porc sidewal Parkway • 56'R.O.W. • • Street Tree • ' ii, ail ' i , � < < -tit ta` { t y r • I II ', 76:114;111• Residence NI, :: •• Tom' • Sideyard 4 • f21 •• 5' S' S' jPSE Sidewalk Parkway • PSE AT SIDEYARD WITHOUT SLOPE • • • • Street Tree • r;F l,,tit jf. ;; • Fence may be Located in 3'min 7'min PSE Where Lots are Down • . ._. ,� `v{�,)' Slope from Walkway iiii,p• Residence 1. IP* ...vomm 12 • Sideyard /'� • _ l/ 5 5 5 PSE 4 Sidewalk Parkway • PSE AT SIDEYARD WITH SLOPE • • • • a • • •• RURAL RESIDENTIAL CUL-DE-SAC 0 Lattice Fence • Ift. 1 1 OP s.. p i teal • ■ ' t '�t zit l�lid „+lip — ft; ' #it .4...40�� ,..,/ _+�.. • Sidewalk Street Tree(I/Lot) Flowering Perennials • III 41,41.111*,iii,p suk yt) aw sz s ss oo1` O ,� y,. ° �-� *a • • • Street Tree { • •pi < ( x • a \', fir, = • „...„.Residence ” 'F"� Y • Residence n r • :.....11-„...........k.' 4 i __. _ ___.. woo • jg ' 5 36' I 5 ' 8' •41, PSE/ Sidewalk Sidewalk PSE/ • Landscape, 46'R.O.W. Landscape Easement "'Easement • • • DESIGN CONCEPT • The Residential cul-de-sacs occur where streets terminate at the north- • ern and eastern border of the development. Street trees are to be planted • in front yards within the 8' PSE/landscape easement, behind the 5'wide monolithic sidewalk. • s.r i + PLANTING f STREET RE ES • ,,..;,- --.l- See Street Tree Plan for a list of appropriate species. • • Along the residential interface,a single row of street trees occur on each v'',,.' M side; 1 tree minimum per residential lot; 3 minimum per corner lot, 15 • gallon. 0 0 0 a • • • 0 • NEIGHBORHOOD STREET AT OPEN SPACE CORRIDOR 0 • Open Space Corridor Fence 12'wide Multi-use Trail • Note:Meander trail where grades permit • Aiik _AI IViAr ' .. - 30'Trail/ - - Maintanence • .. .. WM_ " 411`•✓++YPLfliji/U.�� ,'400N Easement • Accent Entry Planting • I f&._ ArAh. A j Ramp t • ':tioti da'Rdid�.Mfw +fur a+.l�At 40•1+. �-Imo , ,: ,'ti •,. 4010 4i• '4';-'1,''‘"• 'S-1. i?X 41 ■ �yrY • Ai i .2gx .4 a, ••+••s r ir+• . • i �� `�'.ws a9a • • Lattice Fence Where Applicable Street Tree•{� ,� Open Space Trees t i's.' "'',�"�°"vxd a'; 1�1:� '' j� !?r 4",. • r . ter. ri„ likirtcf -.,• [ Open Space 1• ir Corridor Fence • 5' � 5 5' � m ' l2 • 42.5'ROW PSE &devaepa kvdl' n.. Multi-Use Trail 30' 'mi aIVMaintenance Easement ' Tr • • DESIGN CONCEPT 0 • Where appropriate single loaded roads are provided adjacent to open space areas to enhance the visual connection to the setting. • • The 5' wide sidewalk is separated from the curb by a 5' wide • parkway on residential edge. • • Parkway to be planted with lawn where curb side parking occurs. • • The 30'wide trail segment is incorporated into the overall streetscape. Pedestrian connections to the trail are provided at intersections. Trail • landscaping shall be enhanced at intersections for visual interest. 4 • *111411111i ' PLANTING t • STREET TRE ES See Street Tree Plan for trees are located along the residential side of I A•i �,,� }-- '-. r t.� • the street. Open space trees are used within the Trail/Maintenance +- t ,it 1 • Easement, 15 gallons. sProvide 1 tree/600 sq. ft. '' r�` • • • • • • • SCHOOL FRONTAGE • • • • ,'r,. Median Street Tree Tree on School • 5 »n t 1 �. w/G . e ...,_ Property, : Street Tree ' u '. f „,, Y �Y 4 I, X .%''d R „r .. i s, i . Ilk Y 4 .. ••,t: . 10- -o r ,X . d.' . • rt • School 00.111, • 1, 8' ; 8, ; 16' ; mLTBD41, 14' • Multi-party Median Bus Stop/ Sidewalk • Use Drop-Off Trail • • • ---\ Median 14'Paved Street Tree 8'Parkway • FIVIIIIIii Am 4,,g,,,, Atiii,,, an., 41116, AM, 4166. Adaiiiiilioriliktritaimitarnarai mu.sr sill tilioliflaWailii .'lliIIMI Area w/Grate 8'Multi-Use Trail 4. ,,., • Oromweateeidadmikirtakasotila. .11-�-t n. l le 7- 4” 1r ✓* * `. • • AMON lip gli /111; 1p lip Wi • iiiiiiiiiii AN inn TBD L • Bus Stop/Drop Off .( • • • DESIGN CONCEPT • The school frontage along Upper Loop Road has been designed with a • widened parking zone to accommodate vehicular and bus drop off. • • The 8'parking lane is widened to 10'along Upper Loop Road to cre- ate a drop off zone at the school frontage. The length of the drop • off zone will be determined at a later date. • • The parkway strip is eliminated in the drop off zone and the side- • walk extended to the curb. , ,'� * • Street trees are placed in 6x6 tree wells with decorative grates to al- 0 IktiVii ,,r low for pedestrian circulation. • /ic "` .. • �, � 4 PLANTING . a STREET TREES f 4 'y Ulmus parvifolia,Chinese Elm,24"box per Upper Loop Road plant- ,.. •• ing concept. • • • • • • o • • • • • • • • • • • • ENTRIES &THEMATIC ELEMENTS • • ENTRY LOCATIONS PLAN • FALLON ROAD ENTRY • UPPER LOOP ROAD GATEWAY • • WESTERN NEIGHBORHOOD ENTRY EASTERN NEIGHBORHOOD ROTARY • SECONDARY NEIGHBORHOOD ENTRY • • MONUMENTATION • • • • • S S S • • • ENTRY LOCATIONS PLAN • • • • • • • / • 4 4410 • le 774, iit • or •t ' ; •, ; 4046484# • 44 • a mi 1 11111", „ **** s jo, • M 1141** `4 4 144 -44 4 P,4 i.,A 1 B i I *hit-44,/,44,404,0 .0"0 im rir • , • • gif OS — i Er* eamsta - et ilip, iiii, , ii Issummarisi , vt, I • mot 411400011k pi* 'fil limonite . a, � • '` .1i � •4. , ,.,ij in si p Num „..____ . __________„____Ar: • - LOLL /,i, , #� . .., • ott it"To 4 Its ` j1tf i *l , 1 •► ,4ty - ' 40 ,follaarorgio,sii #4,eti , /,-- 44b 0144ii lit' At, II,1111110111Migg011 • • • • _ Upper Loop Road Gateway • • Western Neighborhood Entry • • Eastern Neighborhood Entry • II Secondary Neighborhood Entry • • • • • • • [Al ION VILLAGE - 13RADDOCK & LOGAN PROPERTIES - DESIGN GUIDELINES .o• • • • • • • COMMUNITY AND NEIGHBORHOOD ENTRIES • A hierarchical system of community and neighborhoods entries and • thematic landscape monumentation has been developed to reinforce the Mediterranean Agrarian theme and create a welcoming image for • the Braddock&Logan properties at Fallon Village community. • • -"" • • • • • • • • • • _ .. • • • • • • • • • • • • • • • }' s , •• �C+ r i1 h a � • • • r t 1 r lta • • • • • • FALLON ROAD ENTRY • • • . I • .406.rq ♦* c 'ta t ♦�-N.46•. k • 1' j Existing Landscape • ••I L / • r 4 , ,„ x iiri Existing Siddwalk • • • Low Flowering Ground Cover ♦♦.. CO t►CiIity,, • +•..0.• ,y t. off+` +..1� r Community Entry .•♦. i' tile.:�7 f Monolith • •♦■ 'All • . , ;.. ♦♦� r � Low Flowering ` 'Lawn-.'-�� 'h°� ♦ Shrubs • \♦♦ •. ♦� °°C "1 ♦ Possible Transformer 6'Sidewalk�„ ,1i1*•;4∎• J'9et� , ,c, , • .;:``.+.`, R �..���•:v0 to be Screened .!���.� ���♦ c.,..1184, 8'Multi-Use Trail ``•���j• 1. ,'� Monolith • ♦ O;MQ • Multi-Use Trail • i� e S • pecimen 9� tr+..® Tree t ••: : • u e°+ ih. • °o f • • • • DESIGN CONCEPT • This gateway is the first point of entry for the residential community. • Monoliths and plantings are used to introduce the community theme for • Fallon Village. • • The 15' tall community entry monoliths in located within the median. Eight-foot tall monoliths are located in the parkways to frame the trail. • (See page 30 for monolith details.) • • The median is highlighted with showy perennials. • kakeL • An eight-foot wide separated multi-use trail is located on each side of g P • Vie' Upper Loop Road. 1 4411ally • • TREES • S , 'solo�•A �' WINDROW I" nia, ' • Populus nigra `Italica',Italian Poplar. • \- '' ` • 15 gallon, 10' o.c. in windrows. • • 020 FALLON VILLAGE - BRADDOCK • • • • • • • • • • • • • • • • Community Entry Monolith Monolith on Steps • Median Trees • Perennials • �, • • MUM • • ' 8' 8' 4, 16' ' 8' 8' • Multi- Parkway Median Parkway Multi- Use Trail yUse Trail • 88'ROW I • • • • • • • • • • • SPECIMEN TREE • • Schinus molle, California Pepper Tree • • 24" box,20'- 25'o.c. typical,in natural clusters. • SHRUBS AND GROUNDCOVERS • • Drought-tolerant,deer-resistant species. • • Use showy species adjacent to the monoliths and in the median to • reinforce entry experience. • • Mixture of 1 and 5 gallon sizes. • • UPPER LOOP ROAD GATEWAY • • • • • Oak Cluster • Windrow of Columnar Trees Pedestrian Connector • u A Natural Wit!', MassShrub Median Trees • •� Grasses - ir w . Street Trees • y '° ' v; cl. ••dam t .� }© a •• � o� O !.' 4'4 a'6 - . 41,' �` / oo b ►T3' '✓ • a �p m� a .,oj,A ,i -e 1 io,� m© 1'i F���, a?�4 ■ • Accent Perennials • t. ��Q ..h 3t� ���C�; `� ` ° �'��". Stone Wall , \. L. Bio-Retention(O� �. 1 0 1 > • \ 6 Mea With.No ,®A, +'d f�, Community Entry ' 9 Mow Grass '(o© : t,+ /�� CAP Monolith on Steps e p. • O , 1, acre rrr. 1 `� ©M' `,tt ,1°% s''tdtAC. d0 70 •"Q!' ®NaturalGrasses w \ *- •sta Zi‘:3 t, ,tie t .,'*,,c4- e ' , \ \ • 8'Multi-Use Trail ._ r Olive Orchard in • t i Ornamental Fence • • Tree Wells within with Monoliths Bio-Retention Area • • • DESIGN CONCEPT • This gateway establishes the memorable arrival experience for the Braddock • & Logan Properties at Fallon Village. Generous landscaping, with elabo- • rate thematic monumentation and orchard grids of Olives, windrows of columnar trees, and low stone walls create a distinct character. The bio- • retention areas on both sides of the Upper Loop Road are integrated into • this community entry. • The 15' tall community entry monoliths flank the road. Eight-foot tall • monoliths are located in the parkways to frame trail. (See page 30 for • monolith details.) • Y� • The median is highlighted with showy perennials. • An eight-foot wide separated multi-use trail is located on each side. • ' ►►1i°` • '� TREES : 4101. too ' i!''h, WINDROW • .A: • Populus nigra'Italica',Italian Poplar. • IIII • 15 gallon, 10'o.c. in windrows. • 92 FALLON VILLAGE - BRADDOCK & LOGAN PROPERTIES - DESIGN GUIC) ' _ • a • • 0 • • • • • • • • Community Entry Windbreak with Monolith on Steps Columnar Trees i• . Monolith • • 1 Median T i R • p' -` Perennials - ram 8' ¢ Op,. • / 8' / 8' / 1L 16' jr / 8' I 8' I • Multi- Parkway Median Parkway Multi- ;Use Trail 88'ROW Use Trail • ELEVATION A • • • • 0 • ORCHARD TREE • • Olea europaea,Olive. • • 24"box,20' o.c.,in orchard-like grid. • EVERGREEN SCREEN • • Schinus molle, California Pepper Tree. • • 24"box,20'- 25'o.c. typical,in natural clusters. • BIO-RETENTION TREE • • Open Space trees from Tree Palette. • • 15 gallon,planted in 5'diameter tree well. • SHRUBS AND GROUNDCOVERS • • Drought-tolerant,deer-resistant species. • • Use showy species adjacent to the monoliths and in the median to reinforce entry experience. • • Mixture of 1 and 5 gallon sizes. • • No-mow grass in bio-retention area. 0 0 • di 1 ea'* • ithlo WESTERN NEIGHBORHOOD ENTRY • • • • T • • �' ,ICI ; tl 1, .at , Primary Entry IL { � I, � Portal • Monolith �• t 1 Italian Lai, i, it \ tal n • \\ r j\1 Cypres / Community `. / 0, �ll la ��SO c\ Theme Wall • / eO cif 4 ■'l •*\, . • 1 ms ,i0�� . ate.. .,• a ,Mil I • • OA,.:4 AIIIT- . .1110.41Mr, AllPiti;\, \___ • 1��� _ -77--_CIA srr,. .� �/R�\\ \\\7�!/M_IAfs01�` 7,0,-..�M.����C•o��\.fir. ,t�� • 'f Specimen E Seat pad .:i Stone w tai all �� Trees Low Flowering Stucco wall • it tt` Shrubs at Paving "t Upper Loop Road ' ,�� Monolith J�1 • • ��t-airelarkeii:44011114► ■��r���r�Ma�►�ritil��rtrtrreiitrrrr`irii • • asp. •■A '� Utilize Thematic Entry Portal to ■ • i s Define Pedestrian Entry to Park 1 Secondary i Entry Porta ,o4: i a. . • 0. X. • • • • • DESIGN CONCEPT • The western neighborhood portal entry is a prominent and distinct out- • door room that establishes the Mediterranean identity of the communi- ty.Entry plazas with special paving,accented crosswalks and streetscape • elements reinforce this image. • / PRIMARY ENTRY • 4 4 • 8' wide entry portals and monoliths with retaining walls and speci- • / ,ot, men trees. (See page 31 for portal detail.) ( °� ,� • Plazas with seat pads and accent planting. • / `�" . , SECONDARY ENTRY • J� I . • 5' wide entry portals and monoliths with columnar trees to screen • y�i► � r; residence on the west and highlight neighborhood park entry on the • east. • • • di • S s • • • Street Tree Italian Cypress • • Primary Entry Portal • [,--.:).•i.� . „-, Residence • f ,..,Y I `` Aria • • 15' 15' I Sidewalk • I Entry Plaza I • • ELEVATION A-SECONDARY ENTRY • • Italian Cypress • Community Theme Wall • ,.fir Specimen Tree Seatpad { < < • ? mary Entry ,,,,,..1 Monolith �" 1 • n,1 .tC 9 i -1. ligittitit ell : - -- - '', - ' . ; i.... -.. 4 - 4. [CA • RetainingWall Retaining Wall • I 8' I 8' 8' 8' 8' Entry Plaza jr Sidewalk Parkway Median Parkway Sidewalk • I 72' I R.O.W. • ELEVATION B-PRIMARY ENTRY • • • • • • SPECIMEN TREE I • • Quercus virginiana, Southern Live Oak,24"box. • COLUMNAR TREE • • Cupressus sempervirens,Italian Cypress,24"box, 6' o.c. • SHRUBS &GROUNDCOVERS • • Drought-tolerant, deer-resistant species,recycled water. • • Use showy species to highlight entry. • • Mixture of 1 and 5 gallon sizes. • • • ai • +• • EASTERN NEIGHBORHOOD ENTRY PORTAL • • • • Multi-use Trail ' • I • i Open Space " •f�" - • � Corridor Fence J �� ~� __ • Seat pads lit II I-w •+-. • ".111,,r,■..aithe Community --�_ �r� , illtr j L ,4-* _ _ _J Theme Wall • ��1 ,: ow Flowering �� = .,•� �` _ ' — • Plants and Pots \rt1111 0 - ± �I • 7�.. �I/ (max.3 1/2) ‘1111111114/1! UPper III s,�� �I:A. �st. • Coop Road ft, �/ F'.:t w/� law - - . - - - - oad Ni * / ��l • -� kt.�I ;M I, ■a�� in PrimaEntry Portal i• v,,`—. %.,- •we 54, ;',,���t:,�' 10'wide Cobble �r�l r�l�S�rlre■1� ■■. - • r!♦�i! Band . • ' Monolith ., —_� _ , _` ���� Monolith ,-r Arnow •e-•-. __,• • . I� ' Open S ace i� �� ,/•` �. a /■■Ant 1 ' • �.__'`-=-tea.. i • Corridor � � y' ~��._'�`�ant -- •�1 • ` Community Theme Wall • Open Space .l I • Corridor Fence Y #� �� e ce •V . -= . "•`:, t0 1 �� 1 j ,i I, 1 1 • • • DESIGN CONCEPT • The eastern neighborhood entry is one of the distinct elements that • establish the identity of the community. A landscaped rotary, en- hanced paving at crosswalks,and monoliths help to define this outdoor • room. • • A "green" edged by Italian cypress creates a welcoming entry area. • • Thematic entry portals and monuments define neighborhood entry. • ti page 31 for portal details.) •The open space corridor and architectural elements of the open• space corridor crossing contribute to the overall ambiance of the • _ ' rotary entry....,. ` • 11 ; Iwo......, „ ENTRY TO NEIGHBORHOOD • ',Its ' ' • 5'wide primary entry portals and monolith,with thematic retaining walls and columnar trees. • i L A G Mir ADDOCK & LOGAN PROP ERTIES •- DESIGN GUIDELINES • • • • • • • • • • • • Community Theme Wall— Retaining Walls • Retaining Italian Cypress Wall • Primary Entry Portal • • ai � , , • ' 5 8' 36' j 8' jr 5,' • Sidewalk Sidewalk • 62' O. R .W. • • • • • • • • • ROTARY • • 40' diameter with a 10' wide cobble band to accommodate emer- gency and service vehicle access. • • Center raised planting area with terra cotta pots.To maintain line-of- • sight,height of planting and pot shall not exceed 4'. • COLUMNAR TREE • • Cupresses sempervirens, Italian Cypress. • • 24"box,6' o.c. • MEDIAN ACCENT TREES • • Lagerstroemia indica, Crape Myrtle,24"box,triangulated at 15'o.c. • SHRUBS &GROUNDCOVERS • • Drought-tolerant,deer-resistant species. • • Use showy species to highlight entry. • • Plant taller species in the center of the rotary, and lower / trailing • species at the perimeter. • Mixture of 1 and 5 gallon sizes. • • • • • e • • SECONDARY NEIGHBORHOOD ENTRY , ■ '', , • i •, 1 —1 ' Community . Theme Wall • .. g • l•. m• • ://66-,if- Secondary thi.,, ,i Entry Portal ' 'e ...1474.ci....„4. • 471 •""... .' ''. -'''''-'- 18"hi h VII! ' • eit.: 100/614.6.40., liUosli'". • Apt,,, own g 1 - •". anprr,4 Seatwall ;,444winizzier,::::"Illir,7•-••NI . .10"/"s4i44110.4": , laU • 4""'''. '."'*''''. 111~1011111111111111b*.41500-101101Walk*OW% 04,1', ',Ift," ... . ..■,.......■....o.....■ ......1, _ __. , j. ■•• IIIII Pot on Plinth It IIIIIII NM/ • ,..... .....-- III ,OlivII • in 40, es In, ?AIL_ nil at • la ' ' -.Jilt ...,-...-;‘,4 • In frell:lfrritAritier•gifilig Upper Loop Road 11111 1111 • upt Special Paving , 11 iP1An rAliirgl l Oiorlotomf.r.I l , *N ig-i--t- illielikw*e..„,_.....•_ •,r■..N‘.- • - • ',. ,1211)11111,1_1111111111•1111. - A ea pa•s 1,,,,Aminenximminfirrommommoimm IS•1•111•••• *-.-- IIRMIIIIIIr• 11.4111.1 onolith ems, • r . •. .. •444.4 MEDIAN WITH TURN LANE • • _..,. , 111.' ' 4 , • I ii,di N;•,, i Olive Trees Community '', '-141,N.",, I,,,,. , • Community ,,.110 MI t -4-: -.. , i Theme Wall till,. • Theme Wall p,„ ,r./4, i !t% II. 4-44,6 ..,e 'a . g tv■V a dir ' 4,(11; " A • • I xle... a . 1.4.17 1111111, ' •.44. • - 4,- . . :1.414.- m', RN ,1.".. . fr C':. -AWL-:- - - \. ..,, • Nil, _ .,. Secondary ill11111't...,;,,;■„:;f;;;./1-iiiiirr-- '1410.. ' *-- • ....1' 4.4411,-''''''' - ,•w 7-_... Entry Portal ____",„!II r■A. 'III. mi•4014,4,16.111' a".. • ' ''''.:4-4.6"4.::A• i'40,46,- SP:6111 WIG 3.49A,00;...."...- _.t. i - -1■C•41411-0.- -;;•-H- 16:1111111111111"-- '"‘"IIIIiramieff17.71/1.1n1541,.k... ,11-~_ihrlIMISOMMILMisomaitorovix iwook y: - • - law IN., Pot on Plinth IU IOW NNW - IOW iat , a Flowering Upper Loop •.ad • •,...- at # n Trees '-'164iniilhe'e. • 'r 1010401. INI .K.ILIA. ...-Ll '.....t..4.40ii ' 4t"'"34•• •.,..4-:.......------,,—;.---.-"---.■ .__. n Special Paving IS fri -- X- ' • _. , e '• L._ ' lift_ IN __ if. _dr-- _ 'COLS% AM'"1"4111§1.111•42111141100111Fk*VICIK - - ' 4- ---- - -- "firii. • 1111/1112111.1/111111•.......t t-...a monlar.1.4111111r.il Monolith anlinir _ 111•• NMI" • gm. wq.r• II II 14 • 44'811' 4 IP.' As.., . ' • - I 10:104w , II' • ., • _4514. „in ,„.. , ow . u_ _ •,,. ' 41 4 — . . ,*-1,01=, , • ) MEDIAN WITHOUT TURN LANE • • ',. 14rIr" 414144% •• • • • • Ill • • • • • • • Olive Trees Street Tree Low Theme Wall Community Theme Wall • with Pots on Plinths • • Secondary • ' Entry Portal ` 4. ll` \ f -a f� ,•a,, ;.4 ,F ,, • 5'Jr 5' Jr 36' t 5'L 5, • Sidewalk 56'R.O.W. Sidewalk • • SECTION • • • DESIGN CONCEPT • The secondary neighborhood entries continue to reflect the community theme. They shall be consistent in style, material and color with the • western and eastern neighborhood entries. • MONUMENTATION • • Secondary entry portal. (See page 32 for portal and monolith de- • tails.) • • Monolith. • • Enhanced paving and thematic retaining wall. • Seat walls with terra cotta pots on plinths. • • Accent entry trees reinforce the Mediterranean setting of the com- • munity. • PLANTING • ME D IAN • • Lagerstroemia indica, Crape Myrtle,24"box, 15'o.c. • ACCENT ENTRY TREE • • Olea europaea, Olive,24"box,20'o.c. • COLUMNAR TREE • • Cupresses sempervirens,Italian Cypress,24"box,6' o.c. • SHRUBS &GROUNDCOVERS • • Drought-tolerant, deer-resistant species. • • Use showy species to highlight entry. • • Mixture of 1 and 5 gallon sizes. • • • III • • • • MONUMENTATION • Thematic architectural features are used throughout the community • to define entries and to create a unified image consistent with the • Mediterranean agrarian theme. This hierarchy system of monumentation includes: • • Community Entry Monolith on Steps • • Primary Entry Portal • • Secondary Entry Portal • • Monolith • • • • • Precast Cap / / • I77+178-A&178 SPL --/ 12" • Medallion L w'" • Stucco R 4' Color.Maple Syrup • Precast Molding— —� MD 151 • Stone Veneer 15' • Toned Concrete •s 10' • Pots n •• • • �Z.. • • • 6' 3' 3' • COMMUNITY ENTRY MONOLITH ON STEPS • • • COMMUNITY ENTRY MONOLITH ON STEPS • LOCATION • This monolith is used to define the entry to the Braddock & Logan • properties at Fallon Village community along Upper Loop Road. • DESIGN • 17' tall monolith with a stone base and a precast cap. The 12" steps add • prominence to the monolith.Thematic medallions provide ornamentation • and signage.For dimensions,refer to the illustration. • PO FALLON VILLAGE. - BRAD • • lb W • • • • • • / 20' • 3'-6" / 4' I 6' 5' / 18"TPI77 L c• &178-A • Precast Wall Cap WC-1450 Keystone• Molding MD-151 Quoins °F• 2' Window ` l 1' Metal Grille I1 1• 30" Precast Sill SL-240 - • �p Molding MD-151 ,. • 3, 1 • • Stucco Culture Stone Color:Maple Syrup • 5'PRIMARY ENTRY PORTAL • • • • I 23' • 3, 6., 4' 6' 8' 18" • 1. t • Y a 30" • 4' , —I- • 2' i R■■ / \ I I' ii.woo t • 3U" • II Ahii I i 8' • 4;14'Tz`.7 rg � ,.o, 5• "Y eryt.- �t. t • 3' , ' .%l'• • 8'PRIMARY ENTRY PORTAL • • • PRIMARY ENTRY PORTAL • LOCATION • This portal is used to frame the sidewalk on the primary neighborhood • entries off Upper Loop Road. • DESIGN • A portal wall with an arched opening and window detail creates a sense • of arrival.Refer to illustration for dimensions. See below for materials, color and finishes. • • • a • • 15,-6" • 30" 9_• 6"x 12"Redwood • 6"x 8"Redwood Stucco e��.r Medallion Color:Maple Syrup 30" • Precast Molding—.- . ili. '1. 9' j 49 .'gig + .> • Culture Stone :i N �r °�44 • w " t' • 4.}.. . r"'*-''n \ , kr` SC' • 3'-6" J, 5' 'r • SECONDARY ENTRY PORTAL • • Precast Cap • Medallion / 177+178-A • Stucco Color:Maple Syrup T '` =—7 6" • Precast Molding \\ � 30" ( • 11';'": }.y, • 1 V/r.. a.'4r" :7. • r Y • Culture Stone • MONOLITH • SECONDARY ENTRY PORTAL • Location: This portal is used to frame sidewalks at secondary neigh- • borhood entries from the Upper Loop Road and Croak Road • DESIGN • A variation of the community monoliths are used to support a heavy • timber arbor.This 9'tall portal may be integrated with planters or stand alone. Refer to the illustration for dimensions. See below for materials, • color and finishes. • • MONOLITH • LOCATION • This monolith is used in various locations throughout the community, • parkways and medians to reinforce the theme. It is integrated with the community theme wall and planters at entries. • DESIGN • This is an 8' tall version of the Community Entry Monolith. Refer • to the illustration for dimensions. See below for materials, color and • finishes. • 2 FALLON VILLAGE - BRADDOCK & LOGAN PROPERTIES - DESIGN GUIDELINES • • A • ® • • MATERIALS AND FINISHES • • • CULTURE STONE �: A • Eldorado Stone Product Agorra Building Supply Room, (925) 829-2000 • • 5965 Dougherty Road,Dublin, California Country Rubble • Color:Tuscany • • • • PRECAST CAPS, PIER, SILLS, MOULDING, OJJOINS • Napa Valley Cast Stone, (707) 258-3340 • P. O. Box 5539,Napa,California • Color:Weathered Limestone • Grout: Ivory • • • • MEDALLION • Pineapple Grove Designs, (800) 771-4595 • 22 Harbour Drive South,Boynton Beach,Florida • Style:Acanthus • Color:Terra Clay • • • • • STUCCO COLORS • Pratt and Lambert or equivalent • Cap: Indian Ivory • Body: Maple Sugar • Base /Accent: Elk Tan • • • • • • • • • • •• • • • • • • • • • • • • • • PEDESTRIAN TRAIL SYSTEM TRAIL PLAN • • 12' MULTI-USE TRAIL 8' MULTI-USE TRAI L • • MAINTENANCE ACCESS WAY • • • • • • • • • • • • • • • • • • • a 0 • TRAIL PLAN • • • • • • • • efiliti. • Or • • 1 ,, sir a is lir Art • +! •• #4 11411„, wiP4‘' • 3i-: litt *44 / 404 404 Ask t " !Vi,,zm,,A •zga,., moo we Iti login ': s Mt 4:641, tS0 '- " 1040. • Pim' le KIVA J. WV surisi , ' il F, ist OMB -+C� - 1 • • 1 • ., •«,:' ,,:: -. ..----,74.444.404 Sit • jr". /47140, je 44 -mod 4,* ,,11 3 a :#,:to:7:0;AI vo ,. , ,, iniato t# 1144141.4v. ix .111. a so* 'cq, • . (1 ul ' ' vier • • • air 8'Multi-Use Trail • 12'Multi-Use Trail • •••• Maintenance Access way • • • • • • • • • 1b • 0 • . ;,o,i., . ., . • • DESIGN CRITERIA The provision of a pleasant,unifying pedestrian circulation system is ' • a basic design concept for the Braddock&Logan properties at Fallon r • Village. The character of the landscape along the trails emphasizes • the use of canopy trees on trails adjacent road corridors. • • Encourage pedestrian and bicycle circulation by providing logical .f trail connections to schools,parks,and other destinations of the • community • • Provide pedestrian and maintenance access to open space system. • • ii$r, rL r '-' • 4 ,; '4.:. ,k,„v.: ,...,t ii ,4 • r • • • • .,. p� ,u1 • • • • • _ • x • • • • • • • • • • C • 12' MULTI-USE TRAIL AT CROAK ROAD (UPPER LOOP ROAD) • AI Open Space corridor Gently meander trail appropriate • to bike circulation when grades permit. • Open Space Tree • K iiii/- Open Space Corridor Fence • •2' i ` .0 .:.'fir 30'Trail/ 8' \QJ i, Bench and trash receptacle • Maintenance ; at 500'+intervals • Easement 2' flimpic.,4101113111,19pigewitammiss„,. C • 4 0 •Shrubs within 5'from trail . _ - - _ _..:� _ ...._,_. may not exceed 3'high,typical. •- _Gravel Shoulder `� ,,,, • Croak/Upper Loop Road • � j Asphalt Path • f, • Open Space Tree r '' ? As halt Path • ;', c, ' N - Gravel Shoulder ! Vii' t .. • Open Space Corridor Fence • ' 1' Croak Road Shrubs within 5'from trail �' i • may not exceed 3'high,typical. ” Jri. - !^ • 2 2' • air 30'Trail/Maintenance Easement • DESIGN CONCEPT • The trail along Croak/Upper Loop Road is located within the open space corridor. • • A 12'wide multi-use trail occurs within the 30'wide trail/ • maintenance easement.Trail 8'wide asphalt pavement with 2'gravel • shoulders either side. Trail paving shall transition to concrete at intersections. • • Meander trail where grades permit,with a minimum of 4' from the • curb. • Provide benches and trash receptacles at 500'±intervals. • • The open space corridor fence should be located 30'minimum • from the curb. • PLANTING WITHIN THE 30' EASEMENT • OPEN SPACE TREES • 4 • Select trees from Enhanced Open Space palette with an emphasis on • 4 MIU' native trees. Trees shall be fire safe. t, "N, • 15 gallons in natural groupings,1 tree/600 sq. ft. • 4 SHRUBS AND GROUNDCOVERS • 11 . • Select drought-tolerant,deer-resistant species. • ' ►S iilk. • Mixture of 1 and 5 gallon sizes,in natural clusters. • • For safety, shrubs taller than 3' are not allowed within 5'of trail. • • • • • 0 • 12' MULTI—USE TRAIL AT RESIDENTIAL BACKYARDS • • • • • View Fence 1=11 L-=-LLI Ei_.j L,F-1 • Easeme ttenancei ilk ° 41 " I . X30'r �,� • __M _ � Multi-use Trail 12' � r • y l ; m. Note:Where grades permit, • Open Space Trees Open Space Co[xidor eF nice meander I 2'w multi-use trail. • Drought-tole-got-shrubs and d groundcover • 0 0 • Open Space Trees liv ' , .. tw d wry\ ' a ,wi.1.4. %.14`I, ss*a r, �,_y :� Residence • 3'N1 !i n ' '. i, ,9 S, Ilya i • fie,A ,,, 4.,. +∎--View Fence • ; 4 , •« _--_ __. r ,t Open Spaces '' E IN '� " Corridor Fence„ • . ! ri - Trail should be lower than bac • , backyard where possible • M 12' 2:I max.Slope, Backyard • ulti-use Trail 30'Trail/Maintenance Easement • e Open Space Corridor • 0 • DESIGN CONCEPT • • The trail is located behind residential backyards within the open space corridor. 40 • A 12'wide multi-use trail occurs within the 30'wide trail/ • maintenance easement. Meander trail where grades permit,with a • minimum of 4'landscape area on each side. �/• Privacy for the residences is created by locating the trail lower than *. � • the backyards. I '% • • The open space corridor fence should be located at 30'minimum ''�A. jq • from the backyards. �t; ', • PLANTING WITHIN THE 30' EASEMENT ' it.41kas - 1.440 Refer to 12'Multi-Use Trail at Croak/Upper Loop Road. • • • • ■ • • • • 12' MULTI—USE TRAIL ADJACENT TO NEIGHBORHOOD STREET • • Open Space Corridor Fence 12'wide Multi-use Trail • Note:Where grades permit,meander trail. '� � � !�° r 30'Trail/ • Maintanence • ° a Easement .- • Neighborhood Street Accent Entry Planting • airr Ramp 'ova'4- IyI�ARn�1a'S6A�er Mt�::t�nh`la.i�■. �` a0. O j a ....... .-•. .. • d a •5 • • Neighborhood Street • i , fOpen Space Corridor Fence Ate t .: i �� '' Open Space Trees ,' • IStreet Tree 0{ e,,� � 3t •� p: tip or, *move Residence r�y� �.v.c"r�l Yy "T !�'�ri► ��+' ;opts -.' ` '-k 4. • eir... a '�� Olive Grove 30'Trail/ s pop Maintenance R ► 41 °ce , t + • L Easement + +++ . View Fence '4 �- 4' •74 w Open Space Corridor Fence 1 min 12's • P P Multi-use Trail Showy shrubs and groundcover 30' • Trail/Maintenance Easement Open Space Tree O•en Space Corridor • 12'wide Multi-use Trail • PROTOTYPE • • DESIGN CONCEPT • • Provide local access to trail at residential street intersections. Pro- • vide bollards to restrict vehicular access. • !rte '4 Trail design per 12'wide Multi-use Trail at Croak Road (Upper Loop • Road). • - PLANTING WITHIN THE 30' EASEMENT •4 •o 'limit: I ! Planting per 12'wide Multi-use Trail at Croak Road. ". • '` : `i�- • Highlight trail heads at neighborhood entries with accent trees. • j • Olea Europaea, Olive, 15 gallons,spacing at 16'oc. • • • • di • • 12' MULTI-USE TRAIL ALONG SCHOOL • • • • • • • ti "n`.1.;* :.;4; '. Open Space Tree • ' "� `.. • View Fence(on Retaining � � ��', .. r 4� Wall Where Required) School Open Space Corridor Fence • • • I 2:1 max. 12' • Slope Multi-use Trail 30' • Trail/Maintenance Easement • Open Space Corridor • • • • • • • S • DESIGN CONCEPT • The trail is located in the open space corridor adjacent to the school. • • A 12'wide multi-use trail occurs within the 30'wide trail/ • maintenance easement. Meander trail where grades permit,with a minimum of 4'landscape area on each side. • • Privacy for the school is created by locating the trail lower than the 4 • school. • • The open space corridor fence should be located 30'minimum from the school. . 41001 •• PLANTING WITHIN THE 30' EASEMENT ` r { • Refer to list on 12'Multi-Use Trail at Croak Road (Upper Loop Road). • • • • 8' MULTI—USE TRAIL • • • • Community Theme Wall Shrub and Multi-use Trail Street Tree Lawn • Groundcover • • i& _Ail• _, ► .r4� 4 lI 1► • • IPIPIIP,OliallergialkinAl IgiFiel ill. 11. iliteill4OPIPB A 45 /7,11„ • 0 ar 0 0 die 0 • i VOAli NOrmrto.... joaptrAt • • • Parkway • • i:d4'. Y��� • � t� l 1 • , � ' fit- 1:; 1' '.� 'li'r ,34/5;' Community Theme Wall •v„ d � i d � 2 1} ,:,..,..>„:„- • • 1„, iv II .000.97.'. - i • • • 8, III Parkway Jr Multi-Use • Trail • • DESIGN CRITERIA • These trails are located along the edges of Upper Loop Road,along • ! ' 4 the eastern edge of Croak/Upper Loop Road,and the Neighborhood • ril Entry Road. • Eight-foot wide concrete path separated from street by an eight- • foot wide parkway. • , : 44 11 •{ f For safe shrubs taller than 3' are not allowed within 5' of trail r l • ` edge. Refer to Streetscape Chapter for planting. •• • • • di 1 • • • MAINTENANCE ACCESS WAY AT CUL-DE-SAC • Native Grasses . • within Fire Buffer . Open Space Trees 4. • 30'Maintenance Access Bench/ • T--±r =+r: ;■ - • : . Fire Buffer 40,• View -. Ornamental ii+r . • —.. —• Maintenance • Fence • Fence l Accessway - . ,J� �-r-1 • �, �N Maintenance 11, ra MI ' - ' \�. Access Gate t`.lira • .. a' • iiiii �' P Space • Residence ` �!1 IInnterface Fence f/� • • 011, k fir ' • 111 11 Residence / • Cul-de-sac , < • Sidewalk 'f • DESIGN CONCEPT • The maintenance access way provides a link between the neighborhood • and the open space through the cul-de-sac, for maintenance of open scape areas. • • The 12'-18'wide gravel maintenance road occurs within the 30'wide • maintenance access bench and 45'wide fire buffer zone. A v-ditch • fringes the edge of the maintenance access way to collect slope run- off. • • Accent trees and the ornamental fence highlight the connection and • restrict vehicular access. • • Provide 12'wide maintenance access gate and 4'wide pedestrian ac- cess opening. • • Identify street name at cul-de-sac entry. • • The open space corridor fence should be located a minimum of 45' • from the rear and side yard fences/property line. • • Provide adequate turning radius for maintenance vehicle access. • PLANTING AT CONNECTION • ACCENT TREE • • Highlight the terminus of cul-de-sac with accent trees selected from • Fire Safe pallette, 15 gallons in natural groupings, spacing should • conform with the Dublin Wildfire Management Plan. 4 • SHRUBS AND GROUNDCOVERS � ' • Select fire safe,deer-resistant species from plant palette. 7►¢� 4 • • Mixture of 1 and 5 gallon sizes. � iy r . �. t • GRASSES i 44, • .% • Natural,non-irrigated grasses on both sides of the access way. tiiiiri • • • • AI -"II. • • • • Ornamental Fence at • End of Cul-de-Sac Frontyard Trees • Accent Tree \ t w „,,- ,..z.,:,,, ,,....,i,.:::.;,.,:iA,,,,..:, • a4 • / ti r s' k ,,,, ,. ....:77 Slope varies r i', r , a =;.-4-','.. f; • e �' • a l 14:O Residence Open Space ., # �l ;+� .,,.. • Corridor Fence ' / • jr 3',ir 12'-I8' jr, 5' • Gravel 15' V-Ditch Maintanence Road f—Cul-de-sac Sidewalk • 30'Maintenance Access 45'Fire Buffer Zone • • • • 16'-0” • 13'–o" B'-0" I • 1'-2" V-8" 2'-4 5'-70" 1'-01. v s r l 2"6 TUBING • _ \ —2" 0 • 1 'E 1 " PAST • j - • • MAINTENANCE GATE • • • • • • • • • • • • • • • • • MI • • • • MAINTENANCE ACCESS WAY BETWEEN LOTS • • • • Open Space Maintenance Open Space\a,Corridor Fence Accessway Interface Fence • r 110 --- \ • :4_ 7 ... ' 45 • fill , or.-" Tall Shrubs • • • Maintenance Gate +", Ornamental • w/Pedestrian Access •,' . • Fence ♦,�. ` • IIII• Residence 0.s a,41.,°:1( #11 Residence 111111011F Alliiiiiir • I ..4,4w. ' � • .. , • . 30' Or r v • Llama ENO • -+.. Street Tree de ir • • • • DESIGN CONCEPT • The access way provides a link to the open space between two resi- • dential lots. • • The 12'- 18'wide gravel maintenance access way occurs within the 30'wide maintenance corridor between lots,leading to the 45'wide • fire buffer. • • Columnar trees and the ornamental fence highlight the connection, • reinforcing the community theme. • A gate is located to restrict vehicular access. A 4' opening provides • pedestrian access to the trail and maintenance road. • • The open space corridor fence should be 45' from the home • fences/property line. • PLANTING AT CONNECTION • ACCENT TREE 1.1.4114.1 4 • • Select trees to highlight access from Fire Safe plant palette • SHRUBS AND GROUNDCOVERS AT ENTRY ' ,��yyN , ..a `,,` • • Fire safe,deer-resistant species. ' ; t, 1! • Showy species to highlight entry. �• '�' •• • Mixture of 1 and 5 gallon sizes. • • • II • • • • • • • • • • • • • • • • • • PARKS & COMMON LANDSCAPED AREAS • NEIGHBORHOOD PARK • BIO-RETENTION AT UPPER LOOP ROAD • • BIO-RETENTION AT TRAIL HEAD • GOLF COURSE BUFFER • OPEN SPACE CORRIDOR CROSSING • NEIGHBORHOOD STREET ROUNDABOUT • • EXISTING NEIGHBORHOOD INTERFACE • T-INTERSECTION LANDSCAPING • • • • • • • • • • • • lel LANDS -:'',,AREAS 47 • • NEIGHBORHOOD SQ_UAR e EItONCEPT PLAN) • • • III toi to Screen Trees • ifoo • **AI • Ar.. ;4•I.-,:,, '..'„•..,.'oN.\s I,P. Concrete Path th Open Space • )0 04 View Fence - ''- t 1 P• -.■ Overlook with Trellis Amphitheatre • • /AP ,I-\-v',•.",,.t.•..••',,.,.,,,..4 7 . 7-.•./z \. -.\Pic4,\•.n,..•i,c,.\'"\..'\,4\le•0\'.'.'"t:.h1..y,,..1.,111'11'11*':4 AAt%':1 4g.14 O1.1,-,4.,4v0 11."41■k 1a111i 1i 1 1.41 1--';.',,110.4r, ,. „40,,1 4"0‘'0 6 P..4d.i!,'%tir iiN"4k'.t-7erPl.6ao"T y..l Al A1..l r.-0.ea Windbreak 1 i.C4 t-4 •'-..'•s 1,\1.4'•%li AI4r 0i1',''- 10 a L I • •0 • J . * 3 - 4 p Practice Soccer Field Tabs P • Seatwall .''::'ell171:1111 *ma" *-- iii. 4411.1'.......'"..:'-':!t4. .%.• A.040 •.... 4" .• 40.! 4, ,,••• Windbreak . "...* ' '4'clf,.... • ., ' . -AT 4 lith ? Mil r. I,t4t .._„.... ft. ,. *Ea.• 'il '\ Half Basketball Court • ,--3 it..1 •7".IP...:.- - Meadow •lelionor4-4 1 4110 • ' . .,i4t4ItOct . • . , , 11116 1 tliiiii!::4'se'7 1,jfin.all I 4 1 0 0 4110: 11111 1 AO Picnic Area• —•"- ,,.1" ‘. , Arrival Plaza Seatpads • _.." . ,,,,;.e-- .., . .4.) s.. '111-r 7, and Focal Element v.. .. __ • Ali ''' . " Tilir' 41•, ;‘,44,-:, 'r4tPads'• . s''' 4 rit'.4e-' •' Picnic Area . 1 , , ..... Garde Wri 0 ' IVO ■A•A- \ ./`.,...:' ' r 'CI '''4%/* "' -• •.c. Shade Trees LIM , ...,- -• ..,v-, ` . Jo' ... •, v.firk ' . . . . • • 4.40.1114111/4111. • • aie' tiA • 4 ,..... '44:Ar•IN A Ws. ' • • •.:: 404 44*. ."4$ t MP •'.•' el,.';',.;*' .. ,i4 -4111114,•42‘•***V4•40""Olir..lift"i::'•'':''11,11. 101' ' *C:446.41 F 0 • a, ,, ,. ,,,iii ,.. . ,. ...4,4 ,{•, .,.,.*, .. .,.., ,■ wirmiek,t4lik lisso*N0- . IIJ. * . . -, ..:.70 . . . .,;%* ,.... .' dook v416,q/-•74 4/....,:pF4,4,141,441111PL k IV, 1'4 al • i ...---Ai -, ..- . 04`40.!!4.•47. ' " a'4••,' ,^". ..-..-"qm.r wilmiiiiit alltivAlt sf. idrt - ir „...,. ive gawk: 't-r _.,,,,,,A.,,,,,r.,•..1•,....,•-.• Anut.....,..erigusocro,,....Ty. _,,,,,,„„..„, , ;, ir, .• •-,. .......—,.",.. ... : ii,.0100. .....• .........•....f dill. :1111,.. 1.11,,Itihticypres iiirr loom wr 0. .0. on 0 Itahan illoplet miltmit 1- 4.1401,1 e iits,„„„ 100.40LakiciaL... 1 ,,.. ...4.,......44,. , .. 'lb AIL ...oar 2 • e ,, I 4, 11111111111WORIN...1 7• . . ti.0112.Z.awnew- _ !!!!elmitalultalmilltumn mstarreiligemlm , ,_01110.6 ." . 0„roast!as!!!liasialllitiall , • ..!,,,,,, A e Ir. -41-0. lir—r vir- Ali ilw 'imP ley mar roundcover on slope , Groundcover on slope Street Tree • , h Arok Aimi idep. Ammr. AIL AIMI " - .411116 AO% 441 P.".=:=3 KOMI .4rar',.'AMMO *NW'Ala"..aratitil. ------ 14 golp -.,..., ..... , ••••" 4.iN4‘,IM '.* it T g .".:, :7r1—fl" .Tuy •Kr.ri.ii.... _ 0 t i , eSl S 2•i' Spanish Stairs , , 0 i 1 6 r Pot on plinth 1 i * • • • AO' 4 • e • • - . .410711.14 , - '■-t„ • ft. .,0441, it& • • • • • All .r1r • • • • • NEIGHBORHOOD SO`UARE DESIGN CONCEPT , • The design concept for the Neighborhood Square illustrates the types ' • of recreational amenities that will enhance the livability of Braddock& • Logan Properties community. The design of the square should reflect the overall character of the community while providing a variety of k' 3fi _t,. • outdoor activities. Key design elements include: • • The park entry is located at the terminus of the Neighborhood En- • try Road. • • A landscape buffer is located between active park uses and adjacent rs" 4 homes. • • A variety of recreational activities are provided that appeal to a range • of users. • • An overlook area provides views into the habitat preserve in the Open Space areas. 4 • • Landscape promenades link the various active areas within the 4: • square. S" • f ` ' • `, • motJ 1v • . • • • • • , • wA • • :';'tia • ./ r • • • • • • • • • • • • • • • • • BIO-RETENTION AT CROAK ROAD (UPPER LOOP ROAD) • • Open Space • Corridor Fence i� k` > , Community Open Space ;�' v.••, 4 Theme Wall • Trees Columnar •Trees ��. , i • 12'Multi-Use Trail Oki • 1, —-- Olives �,' ik• -- 4• 18"Seatwall WI • Accent Planting ' V i* Pots on Plinths at Crossings �f •0, • a Overlook 4,I r �,,,,• ♦��Dv40004 ;. • Cluster of .. ■ • Pepper Trees j '� +, � ��"•�. : ' 1+4, If;,:s ii • a 7.tl..o4. n � Stone Retaining I -•. 4,4 ortal Wall • Lawn ip • • t ��_, ° ;", Stone Retaining •Ilk 4j( Community • L -fy" me/ Q V� Sh • �' � ! trI#*C Grder •C •0'0'000 —' __I Tree We ll within Bio-Retention Area • • • Open Space Trees Community • �" k Y 1,0:‘,., +F in Tree Well Theme Wall r �,i ., . • y Ic�<� 1 t��r h 4 • • Croak Road I • 8' }. 8' Jr Bio-Retention Basin j 5 Jr arkway Multi-Use Path • Trail • • • r: • _,i 4 • , DESIGN CONCEPT • Ir--,,.r"fir i h -.7 The bio retention area at Croak Road is integrated into the secondary corn- • ,,. 4'. �I-i- , `�, munity entry. Appropriate shrubs and groundcover are used throughout the -1 II!'� ." ) retention area to enhance the landscape theme of the community. Open space • o, .- ,V T, trees are located in tree wells within the retention area to reflect the feeling of • the open space corridor on the opposite side of the street. • • IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIS - DESIGN GUIDELINES 0 AI • • • BIO-RETENTION BASIN AT TRAIL HEAD • + View Fence • Open Space Corridor Fence • Community • View Fenced Theme Wall • 12'Multi-Use Trail /��'1+4 t it •J • 110,-.111611111i1C41140 ,„4*iv..,,„,,,„ fry #lb i • 7 r • Open Space i' .s ' , W.: • Corridor f i- , Bio-Retention ; f i' • Basin - ;i4' )' . • • • `. Pepper Tree Clusters • • • Shrubs and Groundcover ' t/ t r r . •.`1�• 11 ,• `�a ' •�', 44 Benches • Ity4 . - i ,,..,) rA± j /1 5'Sidewalk • ;• � , • � y fi �* • Open Space Corridor Fence i• ' • a•' j fi • • 11/ 4 • ya'rtr1 - �%w-f • ' _y, -110..4 7 seating f jr I • 5' Area Bio-Retention Basin 12 • dew Ik Multi-Use • Trail • DESIGN CONCEPT y ,A. The bio-retention area along the open space corridor is integrated with the ;t,._ ,`` "�, • multi-use trail to create a defined open space. The basin is surrounded by the o� '4 �r, '`'•�`,, • 12 multi-use trial adjacent to the open space corridor and a 5 sidewalk along -„,,,, ,. /____i ra.,- ,,_ ---_-_-,,)the street frontage.A seating area is created by extending the paving and located • benches at the terminus of the adjacent street. Open space trees in tree wells j' ,M�� I eris l,% • and appropriate shrubs and groundcover are used within the basin itself. ' • • �� ������� � � ��w,u, �� ���� � PARKS & COMMON LANDSCAPED AREAS 51. • II • • • GOLF COURSE BUFFER • • • • • • • Green ." •Ns_ • • ,� - --_:/" -,''� '—� • • 10'GHAD maintained /�� , Landscape Parcel --""—�\ .'''\ • - --- • Aka e •Va Irrigated a !r_ fair_ "----�1 Columnar Screen Trees •.ir P i ! . •j View Fence 1 i 1 I • -- ipealrf €i _ • .- itIV % I I _ f ‘ ' ' "NJ -4 - Illmik 1 • 7 : ' 1; . 1 • Ilek Alb. W . \ , • 1 Ornamental • Fence Open Space Trees • • • • • • • • • ts , 4 •'1120 r• DESIGN CONCEPT • ` 'tom . r Columnar screen trees shall be strategically located to buffer rear yards of homes from errant golf balls. Trees shall be located in a 10' wide • it''/ , t `,, �) landscape buffer zone maintained as a part of the common landscape • Fr system. • • • • AI • • • • OPEN SPACE CORRIDOR CROSSING • • Open Space Trees Light on Pilaster • , s r „V, , �' r ,; • ! a:l 1 1 p , 11121Ettl INA i( ll{141,.,,.. r LI j a aunr r n min t$ 1W II u r i1.11Zinmuuii, ,;ur rui n nuiwrlwm r l nuu u,;II■nrutnu r;r i 11111_r1Enuu r 11 Miff 1 0..� e• ,� Ground Cover 'l. ' H • AL Culvert • 1/ Stucco Pilaster w/cap • to Match Community TBD f Theme Wall • ■ Ornamental Fence• • AA tw it♦a • 5' 111111111111011111111111111111111111111 13,-6° • 1 • • ail/Maintenance • 30' ,—Trail Easement • s, \ / ------/ 1 • - 1,, -. milimm6L__ _-.:: "„,,,. - \\---- ' . -00),,..,... . • : ._ irjilki: • gq!�JirMJg �•ii/ifr »i �., - - .mac., - A- .,u•s Ism • z t.1! Median Tree �namental Fence ,�,,,� I ii ,vim r it- • Itrt. �� y 1 ppeq Loop Road Mk_ P/V /E�! !_.. • IM■il!` _ �it*� .. ,r4ii musiq iiN1/t� srpr.r"9E/ .4.401 �Rt1 +++Wsayf I, --WX11 ..1, \ ! illr 1 - I l • \*, �.� 1 1 - ....._ `Open Space --s lam. ,` 1 - Groundcover ��� \MP\\ Trail/ intenan Culvert -- 1 • ` t \ Easerr�e"t / __` \ 1 • 3d • • 4 • DESIGN CONCEPT t! i The crossing at the open space corridor creates a memorable architectural � � ; • statement in the design of a "bridge".It is an opportunity to celebrate ' �!,0�.'..,:. ""'^.' �1 • the open space character and reinforce the agrarian Mediterranean P� ,T. ■ theme. / !iiiu -"�. l • • • PARKS & COMMON LANDSCAPED AREAS 53 • • • NEIGHBORHOOD ROUNDABOUT • • • • • • a • 1. 30 iI1 iii • • ad iiiii .41111r_ , , .-� , � i. fi• • III ►i►i �. 1►1.1 .r- • URN _ ` Cobble Band���� isr4rov wow� . ♦i+i+i4�, Low Flowering b „1I Shrubs • ra •y. i.! ��`jr • ris. •��'�.7��fJ1 ,• " .6 • ►WI w •'` 'r :, 'try '-` `- •,ii.,-:4. ...... ...„0.)4,74..., • • �,� .k �� Community Theme Wall • " 1� .+.r ►Atittivri Street Trees • 740 kti VA Il r,ets • kht■iiiiii 411-17 4 .111 • r t' • • • • ,: + • `f • t ,, .j- • / � � # ��, �. DESIGN CONCEPT • y—.,r • i A rotary or roundabout will be used to reduce the width of the street Y It*�� and slow traffic on this street with significant grade changes.This traffic • :: calming device also contributes to the overall neighborhood ambiance. • • • • al • 0 • • EXISTING NEIGHBORHOOD INTERFACE • S 0 • 8'wide Pedestrian Trail. - . ' Create Connection with • Existing Neighborhood • • - - � Irrigated Landscaped Edge • . ' . .:.. .ice • if Ornamental Fence n .� •.. war•• Non-Irrigated 4• ,w, a Hydroseed •. . ; ∎ -':;:,1 Proposed Fallon Village Homes J• i l • t •• • .*t.• Fallon Village: Existing Dublin Ranch Ho es View Fence • Existing Fire/Maintenance Trail • Swale Planted I w/Open Space Trees :P. , 2t) , • ., • 1.. • •.. . / • • i. • Property of Dublin Ranch HOA i • f. • • • • DESIGN CONCEPT • The swale area between the properties will be planted with open space ' , trees to screen views of Fallon Village homes from the rear yards • of the adjacent existing Dublin Ranch homes. The balance of the . • area will be hydroseeded and maintained as mowed grasses per Fire Ilk� '" Department requirements.Where proposed homes are greater than 20' } I t • above existing homes, a view fence will be used in the backyard. A top 11„,.., l • landscape buffer zone and ornamental fence will be provided at the "4 44M Nei • terminus of each cul-de-sac along the neighborhood interface edge. - • • 0 III • • • T-INTERSECTION LANDSCAPING AT STREET A • • • • • • / • • • ,4 Provide a Landscape • 1 .44 41 ; " Area at Terminus 11110, . 4 .0. ^r. 4,0P, Sidewalk " '% . • * _ �" V. 11167' Parkway • **Ai VP' ti likl N SI Ir k , ,�� ‘,11.*".4.- 4 4 Viloi...11/4*411ifdirk.141, I "N./ III • 4 Street Trees ` � • �' 411111141014W 4". lb,.-,., ,.. .... i e • • r • . ., .,&ilk ,.... it, i , • • • • • • y • 4 � ( . :NH: , /aii " � DESIGN CONCEPT • '' n r v=- _ Where the T-intersections occurs at the terminus of residential street • - ' - A, a triangular landscape buffer should be created to prevent car lights • ^` t shining into homes. The landscape buffer shall be planted with accent it trees and low flowering shrubs and maintained by the HOA. • • • • • Alk • • • • • • • S • • • • S • WALLS &FENCING • FENCING PLAN S • COMMUNITY THEMEWALL • FENCING TYPES • • RETAINING WALLS • WALL & FENCING LOCATION DIAGRAMS S S S S S S S S S S S S S S S S • S • • • FENCING PLAN • • • • • ,"1 • s // • iti4reiwat 1 • I I at al i ,,e.--, • ) lift/ -"N. WV 4 i • Pala,attL44*4 / • 46., • I Alantil4.• *4• ,:to go \ . 44, 4, 41A, to. ....,, • t. * �- iI�rll�s '' ,.., • ow 11111111 II main, •44,' ,,.. n�wi n r, li "mow' ` • • • Ulan' 4' ---aiftl:fterkinuillir - alliffi:1411=u,1 1 i • ii,f1 (400-- iiii • tkito• + - ** 44SIFIEE°4* / i i lair 44IV 4fr;r,N#4 / • At E i rry° 4'•i .� 1I iil+�rr1Aiiti��►�..� • • ........ View Fence • - - Open Space Corridor Fence •••••••• Community Theme Wall • •■••••••r Ornamental Fence • All other fences will be 6'high • wood privacy fences. • Open Space Interface Fence may be used where properties abut open space with • proper wildfire mitigation measures. • • • • • • 110 III • • DESIGN CONCEPT 1, • The fencing throughout the Braddock & Logan Properties at Fallon • Village neighborhoods enhances visual unification, defines prop- erties, and provides security. The fencing is not allowed to visually • dominate. Rather, it is a part of the overall community ambiance. • There are 8 types of walls and fences used in the neighborhoods. • Some are used to identify the common and open space areas, while others are used to define and enhance the individual parcel. • They include: • • Community Theme Walls • • Retaining Walls • • Ornamental Fences • • Lattice Fences • • Good Neighborhood Fences • • View Fences • Open Space Interface Fences • • Open Space Corridor Fences • • k y'. • • • • • • • • • • • • • . { • • „I. • Mkt *. ..__ ,, 'fin. I x 13..:..•a,. • • • • • • • COMMUNITY THEME WALL • • • • • 100'o.c.± • 4► 30 434, • Color.Indian Ivory • Color:Maple Syrup IS • 11111111 1111111111.11 111111111111111111111 6'min. • 8'max. 12" • I - —•-^ f 1 1/2' •• a vti =4 9 . ,tt:9 �, N.'.'."• .,i 5 12" • • COMMUNITY THEME WALL • • • • • • COMMUNITY THEME WALL • LOCATION • This wall is used along the Upper Loop Road,Residential Entry Roads, • and in additional locations which are highly visible within the commu- • nity. Their purpose is to define the edge of the primary streetscapes and enhance the community character. • DESIGN • The wall is 6'tall,with ornamental columns that occur 100'±o.c.. • STYLE • Dublin Boulevard`Precast Block'or equivalent. • Column: Printex Pre-cast Concrete Products or equivalent. • COLOR • Pratt and Lambert or equivalent. Refer to illustration for paint color. • GENERAL GUIDELINES • The location and configuration of the theme wall must be carefully con- • sidered with regards to grades and the relationship to the adjacent street. Where applicable, the theme wall should terminate a minimum of 18 • feet from the back of sidewalk to avoid closing in corner properties. • Wall panel construction joints will be located at columns. • • • S .r' • • • • • • • • • Wood Fencing • • ST�E1 NN • 18'min. ,,.��0 1k • ���r ��� Zr Community 4 1111 '44' • S )11 W 00 ". rj-s � Theme Wall\ • #t�p �*" Path \ ,. Street Tees at I' ���� �/• • 25'o.c. typ. v, rillY•+►, ��• ���,`114 i t . Ornamental 1�* " ,. 1i,' Fence ,,,.��4'� • Community �� '' t~' "M • Theme Wall ��� s+ ��� \ • v� eI +" • Community �►� • �1 � Theme Wall `lt'•• Ornamental t \ r. Fence .o`•-r,+N! + I ; • Path �•� •,��` 1�, ��� �., \ji�. • 'I �r l �► ,��j„ •� ,y+� APO fli %+`F,± .. .,I peg' 0 45 • 4k- fr ��x� re ` ":**4,�,* fee«�AS • Community ♦R•>�1i+ Theme Wall \ -401111e4 Secondary Neighborhood Entry •• .4w • • • • • • • • • • • • • • AI • WOOD FENCING • • • 6'wide wood panels 6'wide wood panels • Lattice 4"x 4"Post,8'o.c. 4"x 4"Post,8'o.c. • • MIN' wmasemaniaamsams sip, 11111111111111111111 • • 6-U' • • • • • LATTICE FENCE GOOD NEIGHBOR FENCE • • • • • • • • • • • LATTICE FENCE • 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 buffer is provided between walkway • and fence. • DESIGN Similar to the good neighborhood fence with 18" top panel of vertical • lattice integrated into overall height of 6'. • • GOOD NEIGHBOR FENCE • LOCATION • This good neighbor fence occurs between lots. • DESIGN • Vertical board wood fence, 6' tall with cap and fascia board. Wood • posts minimum 8'o.c. • • • • • • • METAL FENCING • • • • • . � .. ;• • TAr rr Cr Er 2Mr1 sqCr Ci r • 1111111111 41 € 1 t 6' Ord • • . • ORNAMENTAL FENCE VIEW FENCE • • ORNAMENTAL FENCE • LOCATION • This decorative low fence is used to define and highlight common ar- • eas where neighborhoods interface with open space at cul-de-sac. • DESIGN • 3'-6"tall manufactured ornamental metal panels,with metal posts. • STYLE • New Roc City or equivalent. COLOR • Charcoal. • MANUFACTURER • A&T Iron Works, (914) 632-8992. • VIEW FENCE • LOCATION • This fence is used along golf course edge and other locations where • views are possible. It may also used when the elevation difference be- tween rear yards is greater than 20'. DESIGN • Manufactured ornamental iron fence, 6' tall with ornamental metal • posts at 8'o.c.,pickets spaced at 4"maximum. • STYLE • Warrior'Aluminum Ornamental Fence or equivalent. • COLOR • Charcoal. • MANUFACTURER • Ameristar,(800) 321-8724. • • ALLS & FENCI • • • • OPEN SPACE FENCING • • -I I 1 • 111((1(111(111011II1i1111110111I1I11III11I11 111111111 • 111110II111ni1nilpp111111I11II11111I11Ni11 11111111/ 11001I11111101111111111111111I111111uien 1011110 • 1111111110111111111111111111110111111 110111 1011//11 11111111111111101111111111111111111101111111 01111111 11111010011101100111110 II1 IIIIII010 01111111 6._�.. 101 1111111 I001001001I11II11l111i1111111 1011011 • 1111111'111°111111111111111111111111111111 11111//0 • 1101110 1110II10011011I1011I10I1111111I 0111011 1100111110001110I10101IIIII110I1111111 001011 • 11111111111111111111111;11111111111111111 1'11111 1 .IUIUUIUUIUUI[000UU1101UIUI0IU_111111111 I ' • OPEN SPACE INTERFACE FENCE • • • • 14tf3" •.., ,,,i a r S NORMAL SPACING I • IIII*o siA10001, 1 .t,? h 4, ,` �: BETWEEN T-POSTS •„,,,., /I” S1144, 1, k,. ORM SE 12-1M* i or 4 1 GAUGE t i t i • i* l s ,�i i " ELEVATION I t+°° RETAI T-POST ae," • 1. 4 FINISH{MADE • OPEN SPACE CORRIDOR FENCE • • • OPEN SPACE INTERFACE FENCE • LOCATION • This fence is used where rear or side yards abut open space. • DESIGN • Welded wire fence on wood post, 6' tall,wood rail. Fence topped and • capped. • OPEN SPACE CORRIDOR FENCE • LOCATION • This is a continuous fence used to protect open space areas. It is also • used along the Open Space Corridor between trail and habitat area. • DESIGN • Four-strand, barbed and smooth wire fence on metal T-posts. Fence is • 4'-6" tall. • • • • al • • RETAINING WALLS • Precast Wall Cap • .it N. ({• it al • w , .'4'max. r1 Stucco Retaining I Precast Pier Cap • _ g Wa I • Precast Wall Cap (See Below) III• .1.®,M amp • 1 I �et 4'max. i Slope 3:1 max. w1�s► . tili1 . • '+- 4 ► x� � � y�r I1.400401410 4'max. • 30" Culture Stone 30" ilp • Jr STONE RETAINING WALL AT ENTRIES • A Precast Pier and Wall Caps • • Pier • • III Tilted Plane 3:1 max. • 1111 ar •.. _ • L 30" 41, Stucco L 30" Color:Maple Syrup ¶( '( • STUCCO RETAINING WALL • STONE RETAINING WALL • LOCATION • This retaining wall is used to accommodate grade changes adjacent to • monoliths and entry portals within the public right-of-way of entries. Where there is a series of terraced retaining walls,only the lowest one • that is adjacent to pedestrian and vehicular circulation is of this style. • The retaining walls at higher elevations will be stucco finished (see below). • DESIGN • 4' tall maximum. For materials, color and finishes, refer to the • Community theme wall. • STUCCO RETAINING WALL • LOCATION IIThis wall is used in conjunction with the stone retaining walls within • the public right-of-way and where visible retaining walls are required • on private lots. Stucco wall shall be used where retaining walls are required to address grade change issue on individual lots. Criteria for • placement of wall is discussed on the following pages. • DESIGN • 4' tall maximum. For materials, color and finishes, refer to the • Community Theme Wall. • • ,_ WALLS & FENCING 65 III • CORNER LOT FENCING CRITERIA • — -- -- -- • • • I. I 1 • i • • 1 • • /1/4x/ Lattice fence • / / CORNER LOT FENCING • • • • • • • __ __� • • 4 ,.... • _" '"""f • • 1 ir • I L _ 1 • 11- • /1/4/ • / x Where layout of house on corner lot creates a large side yard. • Side maybe enclosed with view fence. CORNER LOT FENCING • • • CORNER LOT FENCING • On corner lots, the fence shall overlap a maximum of 25% of the • side house length. A view fence may be added where the layout cre- ates a large side yard to create more private space for the homeowner. • Special care shall be taken on corner houses to insure that the character • of front facing architecture wraps around side elements. • • • • AI • • • • SPECIAL CONDITIONS AT OPEN SPACE • • • • • • • • • • • Open Space Interface View Fence • Fence — X X - X - • r — —-� 110'min. • Wood Fence Wood Fence • • • 24"Masonry Pilaster • • -- • • • FENCE AT OPEN SPACE • • • • • • • • • • FENCING AT OPEN SPACE • Two fencing options conform with the Dublin Wildfire Management • Plan. The first option is to locate a 24" masonry pilaster next to the • house with an open space interface fence along the rear property line and wood fencing on side property lines. The second option is to place • a tubular steel fence along the rear property line with a 10' return on • the side property lines. • • • MI • 0 F • RONT AND SIDE YARD RETAINING WALLS CRITERIA • 4'max.Side Yard Wall • •Ix � Good Neighbor Fence x • • x j ir--- • x ' "1'1 -Lattice Fence on 2'max. c x • Retaining Wall(if needed) I i • I x-= •i t 1 -x- t ir,\.. i i —Front Yard Retaining • 5',1 'j, B Wall 2'max.,Stucco F'SE� 1p x Faced • � x 1 A I i V_ _ _ t _y_ �/. .I 'yPSE ' 12ax I .._ • '� i 5' Sidewalk Front Yard Retaining Wall / \ / \ • 4'max.,Stucco Faced (if • needed). Minimum of 5' From Back of Sidewalk. FRONT&SIDE YARD RETAINING WALL • 0 • • * • / 4'Stucco Faced t • /f•- Retaining Wall /1p 2'Stucco Faced • Retaining Wall `Z • L\ 5' 41, 5' I 8' 4' 3' •41, Min Min Min Min • SECTION A SECTION B • • • • FRONT YARD RETAINING WALLS • Front yard retaining walls shall be a maximum of 4' in height and be • stucco w/ornamental cap 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 re- • quired to avoid multiple retaining walls on a single lot. • 0 S 0 II • • • • Good Neighbor Fence on Property Line • I'Level • Good Neighbor Fence on Wall • •ide yard • Side yard •ide yar. , s/o • •ide yard • �� ad 2'Max Retaining Wall id 2-4'Retaining Wall • • I, 4 4 4 3' � 4' I 41,• Min Min / Min Min Min • 2' RETAINING WALL AND FENCE 2-4'RETAINING WALL AND FENCE • • • • • • Good Neighbor Fence • • • 5'or Greater • • � 14'max. • • • SLOPE ACCESS • • • SIDE YARD RETAINING WALLS • Side yard retaining walls that are 2' or lower may be located on the • property line with a 6'Good Neighbor fence above. In locations where the side yard retaining wall is between 2'and 4',the retaining wall must • be located a minimum of 3' from the property line to allow for a 2:1 • slope on the lower lot. In this condition, the lower lot shall be wider • to accommodate the change in elevation. SLOPE ACCESS • Retaining walls shall be designed to allow easy access by the homeown- • er. Steps shall be provided to access the slope if the distance above the • retaining wall and property line is greater than 5'. • WALLS & FENCING 69 MI • • • • • • • • • • • • • • • • • LANDSCAPE SYSTEM • • STREET TREE PLAN • TREE PALETTE • • SHRUBS &GROUNDCOVER • • • • • • • • • • • • • • • • • • • • • • AI • • • STREET TREE PLAN • • • • • • J • if 4 ;` • r/ 1-4- • ,_ too (,,,_ __. -- • e. : ,g • - 114.444. ia* • I S. A 1,..44p 1 y.. 116144•flli 444... i ,','��' 'r • rffr : l#� s 44 • � 1111*-Arr.4$11k.Otta :111u1 u 11;/ - lame • Inn 111121,1*4IP. 4"16 $ AIM11.111111111111/lifif Et .; Ili • milli RE:fil El%1 on .tifinj_____I _mon 444-51F44P- 0 , UM'S M.12,as e*, _ffe ,.. .,_ ,„ _, _ .4 _ _ _ __ _, a, 4 **7444kat lunirtivw vi. vr, . -• : 4,4 4f#.1$ • 4. , 0101 7- _,,,alk Atk, :„ '14 ' -'0 Nit 44p. 41. •,. ir sus icipar 4e7- - ow . , H' lmir.1444,'frer.•` • II" le r'■`- ''''' 0,14 , :11riti i i it 4p% VIttilli �� .ff"via +� 4,1 td �fttil v. :r��'�ti�itriij�i.' �� • einnii no, o a a is Ulmus parvifolia,Chinese Elm • MS Pyrus calleryana, Flowering Pear • •••• Celtis sinensis,Chinese Hackberry • mat Fraxinus oxycarpa`Raywood',Raywood Ash • Zelkova serrata,Sawleaf Zelkova arl1111r Pistacia chinensis,Chinese Pistache • Arbutus unedo,Strawberry Tree • • IMMO Koelreuteria paniculata,Goldenrain Tree • Quercus coccinea,Scarlet Oak r Pyrus kawakamii, Evergreen Pear • "lam Chitalpa tashkentensis,Chitalpa • • • • • • • di • • ® • • DESIGN CONCEPT `' :t'. r{_ �;' • The dominant features of the residential neighborhood streetscape ar 7 1 r shall be deciduous shade trees.A single tree species will be used to de- > • fine each major road within the neighborhood. Emphatic accents such ...• •,. ^' ` :• • as Italian cypress shall be used to define the entries. - ' .Y • 't- .'•+4 . .,- ..,'1.. • • • • ir, • • • ' • 40141 • • • • • • • • . • '.° ,F, .� .. '. • r/ `J 1 • •�. , C ,gill i, 'Noe • # • °.�y .M fN 0,....•••• 44.. • ',A ." M r't • fly • .__ .. • • di 0 • TREE PALETTE • • Plant material should be selected for appropriateness to setting.Provide a mixture of evergreen, deciduous and flowering trees to add • visual interest.Select a single tree species for each street to provide visual continuity. As trees will be irrigated with recycled water,select trees which are tolerant of reclaimed water.Refer to Street Tree Plan for primary street tree selections. • RESIDENTIAL STREET TREES • Botanical Name Common Name Evergreen Deciduous Reclaimed Water • Acer rubrum Armstrong Maple V Arbutus unedo Strawberry Tree ✓ ✓ • Celtis sinensis Chinese Hackberry ✓ Koelreuteria paniculata Goldenrain Tree ✓ V • *Fraxinus oxycarpa`Raywood' Raywood Ash ✓ ✓ • Fraxinus uhdei Evergreen Ash ,i ,/ Lagerstroemia indica Crape Myrtle ✓ ✓ • *Pistacia chinensis Chinese Pistache ✓ ✓ *Pyrus calleryana Ornamental Pear V ✓ • Quercus coccinea Scarlet Oak ✓ • Quercus robur fastigiata English Oak ✓ V Quercus rubra Red Oak i ✓ • Quercus virginiana Southern Live Oak ✓ ✓ • Ulnus parvifolia Chinese Elm ✓ V Zelkova serrata Sawleaf Zelkova ✓ ✓ • • ACCENT TREES • Use accent trees at corners to highlight pedestrian trailheads and other focal areas. Botanical Name Common Name Evergreen Deciduous Reclaimed Water • Arbutus`Marina' Strawberry Tree ✓ ✓ • *Cercis occidentalis Western Redbud ✓ ✓ ✓ *Citrus Citrus • Chitalpa tashkentensis Chitalpa ✓ Lagerstroemia indica Crape Myrtle ✓ ✓ • Melaleuca linariifolia Flaxleaf paperbark ✓ ✓ • *Nerium oleander Oleander`standard' ✓ ✓ Olea europaea Olive(non-fruiting) ✓ ✓ • Pyrus kawakamii Evergreen Pear ✓ ✓ Sapium sebiferum Chinese Tallow Tree ✓ ✓ • • ENHANCED OPEN SPACE TREES • Open Space trees shall be spaced to mimic natural agrarian patterns. Botanical Name Common Name Evergreen Deciduous Reclaimed Water • Acer macrophyllum Bigleaf Maple ✓ • Aesculus californica California Buckeye ✓ Olea europaea Olive(non-fruiting) ✓ ✓ • Populus canadensis`Eugene' Carolina Poplar ✓ 1 ✓ Populus nigra'Italica' Italian Poplar ✓ ✓ • Quercus suber Cork Oak ✓ ✓ • *Quercus agrifolia Coast Live Oak ✓ ✓ Quercus lobata Valley Oak ✓ ✓ • Umbellularia californica California Bay ✓ Platanus racemosa`multi trunk' California Sycamore ✓ • Quercus kelloggi California Black Oak ✓ • Juglans hindsii California Black Walnut ✓ • • *Suitable for use in Fire 1 • • • • • a • • • SHRUBS &GROUNDCOVER • SHRUBS &GROUNDCOVER • Emphasis should be placed on use of Mediterranean associated plants. • Use drought tolerant,deer-resistant plant materials.Select plants appropri- ate for selling from`East Bay Municipal Utility District Plant&Landscape • for Summer—Dry Climates'.As recycled water will be used for irrigation, • use plant materials tolerant of reclaimed water. • 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 wa- • ter saving techniques and equipment and shall meet the water efficient requirements of the water efficient 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 efficiently designed to reduce overspray onto walks,walls, fences,pilasters, street and other • non-landscaped areas and into natural open space areas. • All irrigation systems within the major streetscapes and common ar- eas shall be designed to accommodate the use of recycled water in the • event that it becomes available in the future. • Irrigation systems shall be valved separately depending on plant eco- • systems,orientation and exposure to sun, shade, and wind.The de- sign 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. • • • • • • • • • • • • • • • • • • • AI • • • • • ACCENT SHRUBS • Botanical Name Common Name Fire Safe Recycled Water Deer Resistant • Agapanthus Lily of the Nile ✓ ✓ ✓ Buxus microphylla var.japoni Japonese Boxwood ✓ • Carex Sedge ✓ • Coreopsis spp. Coreopsis ✓ ✓ ✓ Geranium spp. Hardy Scented Geranium ✓ ✓ • Hemerocallis Day Lily ✓ Hesperaloe parviflora Red Yucca ✓ ✓ • Heuchera maxima Coral Bells ✓ • Iris douglasiona Pacific Coast Iris ✓ ✓ Kniphofia uvaria Devil's Poker/Red Hot Poker ✓ ✓ • Lantana Lantana ✓ ✓ ✓ Limonium perezil Statice ✓ • Liriope muscari Lily Turf ✓ ✓ • Muhlenbergia rigens Deer Grass ✓ ✓ Nepeta Catnip ✓ • Pelargonium peltatum Ivy Geranium ✓ Penstemon sp. Penstemon 1 • Santolina chamaecyparissus Lavender Cotton ✓ ✓ • Santolina virens Green Lavender Cotton ✓ ✓ Scaevola'Mauve Clusters' Fan Flower ✓ ✓ • Stipa cernua Nodding Needle Grass ✓ Stipa pulchra Purple Needle Grass ✓ • Teucrium chamaedrys Germander ✓ • Tulbaghia violacea'Silver Lace' Society Garlic ✓ ✓ Verbena Verbena ✓ • • MEDIUM SHRUBS • Botanical Name Common Name Fire Safe Recycled Water Deer Resistant Arbutus unedo'Com pacta' Compact Strawberry Bush ✓ ✓ • Calllistemon'Little John' Dwarf Bottlebrush ✓ • Cistus x corbariensis White Rock Rose ✓ ✓ Cistus x purpureus Purple Rock Rose ✓ ✓ • Coleonema spp. Breath of Heaven ✓ Correa Australian Fuchsia 1 • Dietes bicolor Fortnight Lily ,/ ✓ Dietes vegeta African Iris ✓ • Escallonia E scallonia ✓ ✓ • Gaura lindheimerii Gaura ✓ Gelsemium sempervirens Carolina Jessamine ✓ • Grevillea'Noelii' ✓ • Lavandula Lavender ✓ ✓ ✓ Myrtus communis'Compacta' Dwarf Myrtle ✓ • Nandina spp Nandina/Heavenly Bamboo ✓ ✓ Perovskia atriplicifolia Russian Sage ✓ ,/ • Phormium tenax sp New Zealand Flax ✓ ✓ • Pittosporum tobira'Wheeler's Dwarf' Dwarf Mock Orange ✓ ✓ Plumbago auriculata Cape plum bago ✓ • Rhaphiolepsis indica Indian Hawthorn ✓ Salvia spp. Sage I I • Teucrium fruticans Bush Germander ✓ • Viburnum tinus compacta Viburnum ✓ • • • • • All • ® • • • • TALL SHRUBS Botanical Name Common Name Fire Safe Recycled Water Deer Resistant • Abelia spp. Abelia • Arctostaphylos Manzanita ✓ Buddleia davidii Butterfly Bush ✓ • Camelia japonica Japanese Camelis ✓ • Ceanothus hybrid'Dark Star' Dark Star California Lilac ✓ ✓ Ceanothus hybrid'Frosty Blue' Brown-Eyed Rock Rose ✓ ✓ • Cercis occidentalis Western Redbud ✓ ✓ Cistus ladanifer maculatus ✓ ✓ • Euonymus japonica Spindle Tree I • Fejoa sellowiana Pineapple Guava ✓ Heteromeles arbutifolia Toyon ✓ ✓ • Ligustrum texanum Waxleaf Privet ✓ ✓ ✓ Myoporum laetum Myoporum ✓ • Myrica californica Wax Myrtle ✓ ✓ ✓ • Nerium oleander Dwarf Pink Oleander ✓ ✓ ✓ Rhamnus californica Common Buckthorn/Coffeeberry ✓ ✓ S • GROUNDCOVER • Botanical Name Common Name Fire Safe Recycled Water Deer Resistant Acacia redolens ✓ ✓ • Carpobrotus Sea Fig ✓ • Ceanothus griseus California Lilac ,/ ✓ Contoneaster horzontalis Rock Cotoneaster ✓ • Coprosoma kirkii'Verde Vista Prostrate Mirror Plant ✓ ✓ Contoneaster'Low Fast' Cotoneaster ✓ ✓ • Delosperma alba White Trailing Ice Plant ✓ • Drosanthermum floribundum rosea Ice Plant ✓ Drosanthermum hispidum Rosea Ice Plant ✓ ✓ • Erigeron karvinskianus Santa Barbara Daisy ✓ Festuca californica Californa Fescue ✓ • Festuca tuba creeping Red Fescue ✓ ✓ • Gazania Orange Gazania ✓ ✓ Lampranthus spectabillis rose a Trailing Ice Plant ✓ • Myoporum parvifolium prostrate Myoporum ✓ ✓ 410 Oenothera speciosa childsii Mexican Evening Primrose I Osteospermum fruticosum African Daisy ✓ ✓ • Rosa'Carpet Rose' Carpet Rose ✓ ✓ Rosmarinus officinalis Rosemary i ✓ ✓ • Trachelospermum asiaticum Asiatic Jasmine ✓ • Trachelospermum jaminoides Star Jasmine ,/ ✓ ,/ Vinca major Periwinkle I ✓ • Vinca minor Myrtle ✓ • VINES • Botanical Name Common Name Fire Safe Recycled Water Deer Resistant • Jasminum Jasmine ✓ Parthenocissus quinquefolia Virginia Creeper ✓ • Solanum jasminoides Potato Vine ✓ • i • • • • • • • • • • • • • • • • • • • • • • • • • FURNISHINGS • STREET FURNISHINGS • • LANDSCAPE ACCESSORIES • PAVING MATERIALS • • • • • • • • • • • • • • • • • • • • • a • • • STREET FURNISHINGS • • • • --- • *ad' ow.* • @ j4 • ,rw i • ]]4 • • .� p • ` J. • ' i L . • Tor 0 - L .r.r a • ZgE Ala I • LIGHTING • Manufacturer: Lumec • Style:Hexagonal Series Color:Charcoal Grey • LIGHT POLE • Manufacturer: Lumec • Style:Round Steel Bottleneck Pole SM6 Height: 18'(neighborhood streets) • 20'(Upper Loop Road,Croak Road) Color:Charcoal Grey • • • • • 1 111111 • � t y • • • • • TRASH RECEPTACLE BENCH • Manufacturer:DuMor Manufacturer:DuMor Style:Receptacle 87 Style:Ribbon Series 58 • Color:Charcoal Grey Color:Charcoal Grey • • • • • di • • • • • LANDSCAPE ACCESSORIES • • • • • • • • • • %V fj 1 , • BOLLARD • Manufacturer:Urban Accessories Model: SJ-C I • Color:Charcoal Grey • • • BOWL • Manufacturer:Quick Crete Products (909)737-6240 • These planters are used as Style:La Jolla accents at entries,rotaries QR-LJ3012P(30"w x 15"h) • and intersections. QR-LJ4815P(48"w x 24"h) Color:Terra Cotta • 41 if • ' • • • • • • • • URN POT Manufacturer:Quick Crete Products Manufacturer:Dura Art Stone • (909)737-6240 9000 (909) 350- Style:Round Urns Style:Aquarian Round Pot • QR-URN2736P(27"w x 36"h) (36"w x 30"h) • Color:Terra Cotta Color:Terra Cotta • • • • • • • PAVING MATERIALS • • • • • • • • • • • • ACCENT PAVING AT SELECTED INTERSECTIONS COBBLESTONE BAND AT ROTARY • Style:Scored,Broomed-finished Manufacturer:Bomanite Corporation Color:Taupe (559)673-2411 • Style:Fishscale Cobblestone Pattern Stamped Concrete • Color:Sonora Tan • • • Street • .4 6"Curb • ■aua.saam u■ a 01.11��������.1���/rr'1�-4-- 12"Concrete Interlocking Pavers • • • p Planting Area Qt Median Tree • • a-- - • r•■ . ■SlU ■$NA _ _ ■ U 18"Maintenance Band,typical • Street • • • 4 • • 9 MAINTENANCE BAND AT MEDIAN • Manufacturer:Calstone • (408)984-8800 Style:6"x 6"Mission • Color:Grey/Charcoal(C-05) • • • • • • • • • • • • • • • • • • OPEN SPACE MANAGEMENT • &MAINTENANCE RESPONSIBILITIES • • OPEN SPACE MANAGEMENT DIAGRAM OPEN SPACE INTERFACE CONDITIONS • MAINTENANCE DIAGRAM S • MAINTENANCE SECTIONS S S • • • • • • • S S • • S S S • • .._ �.� .. .......,..... 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Ilk Ilk III Ilk Allk Ilk IIIP ■ • DESIGN CONCEPT • There our four entities who will have responsibilities for maintenance of the • landscape systems at Braddock&Logan properties at Fallon Village: The City of Dublin • The master homeowner association (HOA) • The geologic hazards abatement district (GHAD) • The individual homeowner • The attached maps and cross sections illustrate the various areas of • responsibilities. • • In general the city is responsible for the maintenance of the streets, medians, and multi-use trails.The only landscape areas which are the cities responsibilities • are the median in the collector road and public parks. • The HOA is responsible for maintaining the landscaping and walls along the 4-= • gateway, collector roads,entry roads,and landscaping in the parkway and at the end of the cul-de-sac on the residential streets.They are also responsible for the • street trees located in the Public service easement on the individual lots. • The GHAD is responsible for maintaining the open space areas, landscaping along trail corridors,habitat areas,open space corridor,landscape buffer areas, • bio-retentioin basins, and natural and engineered open space slopes. • The individual homeowner is responsible for maintaining all landscape on their • property including side yard setbacks along the street and adjacent sidewalks unless it is a multi-use trail. They are also responsible for their walls and • fences. • • • • • • • spy • N w • • • • • [M2, • r :.�. • '... • • • • • • �� � AI N 1'ENANCE: 85 „...„ • • e e 0 f--- • . . e • •..":"1..a. -\sr/ , ,, 4 ,4', , -1 -:,/ di •.'IN. , i'4,h a a_i.f•''f 1111111 -- _ ..' • MN 4 4'':-4'4.;4'4,'4,4”MEM Private Lot Trees/Plantings Paving Trees/ Trees/Plantings Trees! PaviI Trees/ Private Lot • Plantings Plantings Plantings , A' 0 Landscaped Parcel ROW Landscaped Parcel • UPPER LOOP ROAD • , 1--- • .. . • .b., 4" ' *id.' i,„' ; .,....4.1A.,,,,,'• "'.,!.."‘' '''''flif''''''' : A ; 4 3 110, .,r0'44..f T,-,4''a '''-'• ,;,c,i k..,%,/;-,. ...•-:‘,‘-tv,.'..,,,-- =,„- ,. ,......\,.,\,,.4..3'. -f: , , ;, ' '''1.4‘ -;:/k#. ,-,r.3-.':.'.N.:1''' ''''.V41111'1.14X1-41.4--:- • ' 't",324:ctitIV'.,;.3:,:f*,,--- ''4 . ,.,.. i,',,,'4'1' -'7 ' •.. '''\.•;411 4.•4 41,,...-''.1 .''''I.1 41 1...01 31 iiliCe.' :f'.,,,.:4`■•e"-.'''''3'." ' `'V''1;'''''4"1,•II fedi'g: . V:41'4 11Aii ':4 '''- 4 '51,414 f... .w.,- -.,w,v,...11f0,-....4s.„..t, -.,),-.1:„- • _,,,,N..,.,„..,i ,,,,..:....,0., ,.:_.„.. ,.:-„,,,-...%3.4.;47.6:. ',7 '"---.,:\ '.,,4, -i.: :-.40i.,,e=r-o"." .l. ',.4'''‘t-1„,f.:?4.1., ,•,'-,. r- I ,!'..'ff:iii:ii..tko.:,-4:,-,. ', 'Nil'.."`f,z4' < -11 f.;:/4' • ''' ,:j.,-,3„....-44."', : :., 4:.,..4,."` 7 ' r.„, , i , r / .,,I■ok;:' _. . - Are , , 0 111110111111. - . IIIIIIIIMIIIMIIIIII MINI 111111111111111111111111111111641111111111 IIIIMIIIIII•MIIIIIIIIIIIIII Private Trees/Plantings Paving Trees/ Trees/ lit.et/ Paving Trees/Plantings Pr/want Lot • Lot Plantings Plantings Plantings Landscaped Parcel'''r ROW Landscaped Parcel • • ENTRY ROAD WITH MEDIAN • , ,, • r • i .,...,, k,.. ";:,',, - , , k,,,,, -, 4 if,' .. t 14.vIn'i, , .'i' ' 'i ','''411 '''l'f' ''4■ -101 t.' 0• :':-• ''4 '' '-- -q't? .1+• -,,, ■ --- , •1, , '-'400- . ,-i: ", :-.'-'• -,,,. ='.r t,:.,,,,P ..+-4". - ' - ,1‘4 .i.:A.••.;.,,, r ''.•;A• 'I/1....74* ,., '''-.--..1■,,,..*;., :.-,- :,,- • 4 ,--.- •._ ied fp-. '.-, . 4-404,A 1 1'' -,e-1°.: - Triti ',.16:-,'• ,:.; 's'..':F•Iltillt: ro'. , • 1 ' • . , IMMO MINIM Trees/ Paving pTlarentiesnigs ptivi_ota, Prate Trees/Plant ings Paving TTrees! _ GC Lat 0 ___________ 0 Landscaped Parcel ROW tanciPcaped Parcel • City 11111111111111 HOA 1111111111 Homeowner GHAD 0 ENTRY ROAD WITHOUT MEDIAN 0 0 0 0 0 0 di • • • • • • • 1, \���s :,:00.071..&,40,ra , ..Y i ' k �sra .k`�r pis` Y ' Ill:' -,,,',, ,r*:4.,. . ','7,;;-,., .;tuf 410 Fencing/Trees/ Trees/Plantings Trees/ Paving Trees/Plantings Private Lot • Plantings/Surfacing Plantings t • Open Space ROW / Landscaped Parcel Corridor • CROAK/UPPER LOOP ROAD • n ;; "dn. r4 n,,,., \ i rr i 1` • o.. _____D -.,,:41'f-,4.ise:,.:. • :, M • Plantings/ Trees/ Trees/ Plantings/ Paving Plantings Plantings Paving • c • Private Lot ROW Private Lot NEIGHBORHOOD STREET • • • ``-,.,, /Rr An 8'landscape easement allows for ,,,. j maintenance of trees on private lots. • ft` ':4 e., Replacement of trees will be subject 1. r" a f to HOA review. ,4 1 y yr` '7 0 . • -° % 0 1 ri,_____fi 1 I Street Tree M Mli Street Tree • Plantings/ Plantings/ • Paving Paving Private Lot ROW Private Lot • • maititt City MEM HOA MOM Homeowner GHAD • RURAL RESIDENTIAL CUL-DE-SAC • • • • • a • +, a • ....shr •, ,,,„ ./ ..„.‘ Slf !N • .o-'S-•"'' - 'mo d M ' "•:46T44:111411,14 " "'Ail ..;,:„."‘r.„;, .• ... - , ,, - 1'4 ite„.14wriliolt." A rir,*-. .t.:-_ ,' • Plantings/ Trees/ Trees/Plantings/Surfacing/Fencing 1 • Paving Plantings • Private Lot ROW Open Space Corridor • RESIDENTIAL STREET AT OPEN SPACE CORRIDOR • • ,.'s � , • . ,,,„:„ .,,,.;,,,,i: ,...,,,, ,,„, ,,,,,._,, .. ..„,..,,,. ,..,,, k, ,,, ,,,/ ,.,,,,..„,.. ::: • • • Plantings( l2'Trail Trees/Plantings Fencing/Planti • Fencing • Open Space Corridor Private Lot • MULTI-USE TRAIL AT RESIDENTIAL • • • • • • 1 • Slope/Fencing/Surfacing/Planting Fe • Plantings/ • 4. Open Space Corridor Private Lot • City MIMI HOA =111111 Homeowner GHAD • MAINTENANCE ACCESS WAY • • • • 88 FALLON VILLAGE - BRADDOCK & LOGS-11611111biE S E "' •AR • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • a • • • • FIRE BUFFER DIAGRAM • • • • • C • / • • ■ •P ' 41 Or 4P4, 1114 i eil>4461 g • • B II ' �l,,, ;?1 'i •i.. •: , 47 ealititigA;w:4 • \ ."1-4-r'; 4 104 - 4tot II' Pt& • 0 ' }. I O • 11111,4, No 40 iii OW • a E �,x • 0 ', r�,� ���%ni ��t its • ;1_ •sffle iin . *moo � ;11 I� MMIllii 0 l •• ........_......A ,,,,v , ,, „)...„..„., 0,* , ,f, ;07 - &it • tek. 4'0,:;'(' 4, # s, . / . ‘,,, 0 •ft....,#00,, ,a,,. 7/ ' t F k iiii 0,44,op, �: 7 i OCA,,,/,, ll f IV 1 Ill NW • • • • IMP Mowed Band • i Maintenance Accessway w/Mowed Band • • Special Wildfire Considerations • per Fire Department • • • • • • • • • • • • FIRE BUFFER • The design of the interface between development and open space is an impor- tant tant issue for fire protection. A fire buffer of mowed grasses and/or a gravel maintenance access way with a minimum combined width of 45'feet is provided • outside the lots located along the open space edge. Homes adjacent to the open space edge are subject to special wildfire design considerations per the City of Dublin Wildfire Management Plan. S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S ,r • • • • • • Irrigated Landscape with • Fire Safe Plantings • Lands of Braddock and Logan u • ,-------- • ... .,.., . ,,.......„.„:7, DUBLIN e u°" Residence RANCH GOLF • COURSE � ` alk i 1..:L:::: • Jr 12'min. Jr 5' 5' Jr Jr 5'Jr 5' 4. •. Maintained Landscape on Sidewalk Parkway Parkway Sidewalk • Single Loaded Road • SECTION A-RESIDENTIAL STREET AT GOLF COURSE • • . • • • Western Edge of - F4'•,r. ••Braddock&Logan °�;�' 4: �:'.� L • ands � �''{t� :4!� ��'''v: �.•n vt, 1 T;5`. ��'` `t b fit? + rat..;,, ••ow • • I. • DUBLIN . RANCH GOLF Gravel Maintenance Road or lits\COURSE Irrigated Landscape • .. • . .� . Irrigated Landscape with • Fire Safe Plantings . SECTION B- RESIDENTIAL BACKYARD AT GOLF COURSE • . . • • • • II • 0 • • • • • • • Open Space • i Corridor Fence • '. • ^-�. Private "--..•.- : . Al T Lot • -= .. • 15 30' 10'Min Jr • / Mowed Area Maintenance Access way Irrigated Area • / 45' Wildfire Prevention Zone • • SECTION C-RESIDENTIAL BACKYARD AT OPEN SPACE • • • • • • • • • Side yar., "4'.Z,"..5.`t " w '0' �,&`� ,0�.4.-14,11, of1H-''' pen pace ' ''' + I iy:. Corridor Fence • 411a, • 13'-15' Mul Ii- 1 ti-Use Irrigated Areal Trail • 30' Irrigated Area • I 90' Wildfire Prevention Zone • Open Space Corridor ■ • • SECTION D-RESIDENTIAL STREET AT OPEN SPACE CORRIDOR • • • • • • • ;, a�LMENT & MAINTENANCE 93 • di • • • • • • • t„ 110 • y14 • .., '` ; Y- , ► Private •Arg Lot .iy . •I ".. .-- p-- —t� j pf—Property Line • • I • 15' ir 30' I O'min.d •A j • Irrigated Area Irrigaterea / 45' / • Wildfire Prevention Zone ' Open Space Corridor / • • SECTION E-RESIDENTIAL BACKYARD AT OPEN SPACE CORRIDOR • • • • • of ••• 0:,,.,, _.. ! I Yard ✓' • i. 30' 40'min. 10'� • Irrigated Area Irrigated Area min. • Open Space 140+ / • Corridor Wildfire Prevention Zone • SECTION F-CROAK/UPPER LOOP ROAD AT OPEN SPACE CORRIDOR • • • • • • • • • i. r • • • • • • • • • • • • • • • • • • ARCHITECTURE • ARCHITECTURAL CRITERIA. • ARCHITECTURAL MASSING • • STREETSCAPE PLOTING &MASSING GARAGE PLACEMENT &TREATMENTS • • ARCHITECTURAL STYLES • • • • • • • • • • • • • • • • • • • ® • ARCHITECTURAL CRITERIA • • PURPOSE & INTENT • The purpose of these architectural guidelines is to provide design di- rection to home builders that will guide the development of high qual- • ity living environments. These homes will demonstrate individuality,a 3 sr • high quality of design and construction and value-added appeal.These — guidelines are not intended to be overly restrictive or limiting,but to ; • help achieve neighborhoods with a higher level of living quality. t i w ; R , • The following architectural criteria have been created to help develop • architecture that reflects quality in design,simplicity in form,and • contributes to the charm and appeal to the neighborhoods of Fallon Village. • ,.aa60 titi • BASIC PRINCIPLES • The architecture of a house is comprised of several basic compo- 4 nents,regardless of its architectural style.These architectural compo- • nents consist of elevations,roof forms,garages,and architectural de- ments.When these components are designed appropriately,a cohesive, yet diverse residential neighborhood environment will be realized • ID AUTHENTICITY • The design criteria in these guidelines is offered to encourage good architecture through the use of authentic elements.Although detail • elements may be used to further convey the character of a style,the overall massing and appropriate roof forms should be used to estab- • lish a recognizable style. Proper scale and proportion of architectural • elements and appropriate choice of details are all factors in achieving • authenticity. - a • • • tti • • • • • • • • • • • • • • ARCHITECTURAL MASSING e CONCEPT • • The following basic elements and criteria are intended to develop • variations in appearance and a sense of individuality for each home. " Neighborhoods that have nearly identical homes and streets without • variation in product placement and form will not be approved in the City's Site Development Review This section lists architectural mass �[°` " m U I' D11ni11�--1:1111111 • ing techniques that will create a quality environment. - • • Building Form ," i j • • Variable Setbacks In Elevation _ ~' • One-Story Homes V,".. • • Four-Sided Architectural Treatments �..,- • • Second Dwelling Unit .f iK::° III • Streetscape Plotting&Massing r • • Garage Placement&Treatments r 1 § ` 1 • BUILDING FORM • Variety in building forms is encouraged to provide diversity and visual I) !(!I;i luv I li 11'1 interest to the neighborhood street scene.The following recommen- • dations are encouraged when designing front, sides and rear elevations of residential structures: • • Articulation of wall planes "" • • Projections and recesses to provide shadow and depth • • Combinations of one and two story forms AIM • VARIABLE SETBACKS IN ELEVATIONS • Where authentic to style,provide variable setbacks to different parts • of the home to encourage vertical and horizontal massing breaks. • In no case shall the second floor be allowed to completely cover the first floor without providing a single story element or massing • relief. Provide alternative garage locations, from shallow to deep,and alternate plan configurations within each neighborhood. *;. e: • • ONE-STORY HOMES • • Required in neighborhoods of lots 5,500 square feet and greater..' • • One-Story homes shall be defined to include "nested" habitable • living space within the roof or attic space • Dormers are permitted if entirely located within the roof mass and `' • offset a minimum of 2' feet from the wall plane of the one-story • façade below • t ,.-•Dormers • Nested" -} k Lining Space � • One Story Home • ' w/ "nested" habitable �� livin g space within • roof/attic space • • • • • yip • C •• • ARCHITECTURAL MASSING • • FOUR-SIDED ARCHITECTURAL TREATMENTS • Four-sided architecture shall be applied to all houses. Four-sided architecture is defined as treatments including window surrounds, • carrying front elevation materials and colors to side and rear facades, • and other enhanced architectural features. • Particular consideration should be given to the treatment of second stories and roof elements,as these are the elements most visible to • public view. • All homes must include wrapping materials and continued articulation • around to the side and rear facade.All material changes must occur ��y on an inside corner or at logical transition location such as changes in �4 .,e' /. ,� • wall planes,recesses or pop-outs. • The second story portion of the side and rear elevations of all homes i. that back onto major roads (Class II Collector or greater),must • include a variety of window treatments,roof projections, a variety of hipped and gabled roofs and architectural detail to provide variety. 7111it • • SECOND DWELLING UNIT • The appearance and scale of a secondary dwelling unit shall be • uniform and consistent to the architectural style of the primary residence. Certain restrictions and standards are emphasized below: :� • • Permitted on lots 6,000 square feet or greater only f i L • • Minimum square footage 275 square feet,and a maximum square -- -- footage of 1,000 square feet il • it • • Limited to one(1) second dwelling unit per lot : di • Requires one additional off-street parking space,tandem space • permitted • • Maximum Lot Coverage: refer to Fallon Village Stage I PD- � • Development Standards • The second unit shall be designed in such a way that the "'` �,,1 • appearance of the combined second unit and primary residence ` •r 4. .}<. • is that of a single-family residence ' 1; • . r , ,, II F. • ,,. j.-w • • • • • • • • 11111111111111111111111111111111111111111111111111 9 , • • • • STREETSCAPE PLOTTIN MASSING • • CONCEPT • Creating a street scene that functions well and has visual variety is a • key community objective. Variable front yard setbacks and variable side yard setbacks are required. • When plotting,refrain from strict compliance to minimum garage 0 setbacks to avoid contributing to repetitious street scenes. • As street slopes allow,plans are to be reversed and plotted so that • garages and entries are adjacent to each other to create an undulating setback.This pattern should occasionally be broken to avoid 0 monotony. Garages shall be plotted on the high side of lots that are • located in hillside conditions. The home and front yard,rather than the garage, should be the • primary emphasis of the front elevation. Architectural elements such _ " �, Wa S as front porches,living space and front courtyards should project • forward of the garage. On primary units, front doorways should be r , , %j,, '` visible to the street. $ �� f ,:,;',, :=4,'°. .'` ' ` • rt Vary garage types,locations and access (see Garage Placement& 0 Treatments Section). • • CORNER LOT HOMES "'' '' w.• ~fit • Neighborhood quality will be enhanced by adding an elevation • designed specifically for corner lots,or by enhancing an interior lot { plan for use on the corner with additional architectural elements and/ 0 or details as found on the front elevation. • Varied roof forms are encouraged on corner lot homes and may • include front-to-back or side-to-side gables and hipped roofs. • In Neighborhoods of lots 5,500 square feet and greater: • One-story or"nested"one-story homes shall comprise a minimum 0 50%of the homes on corner lots • • Dormers are permitted if entirely located within the roof mass • and shall not penetrate the roof eave of the one-story facade Elements to consider include: • • A corner related front entry door placement • A wraparound porch or pop-out side gable __ 1:.1 1 liii li • In neighborhoods of lots less than 5,500 square feet,one-story de- • ments or massing is required. One-story homes are permitted and • encouraged. • Elements to consider include: • • A corner related front entry door placement 4 - . 9 • A wraparound porch or pop-out side gable x _. • • * { i`. 6brJ` • • .,� 0 • • • • • C2 • STREETSCAPE PLOTTING &MASSING • • ROOF FORMS • Rows of homes seen from a distance or along major roads are • perceived by their contrast against the ridgeline or background.The dominant impact is the shape of the building and roof line.Articulate • the building mass and roof lines to express a variety of conditions and • minimize the visual impact of repetitious flat planes,similar building silhouettes and similar ridge heights. This can be achieved by using a • variety of front to rear, side-to-side,gables and hipped roofs and/ or • by the introduction of a one story element. • On"nested" one story homes,interior lots may only have front to back(side-gabled or hipped) main roof massing. • • • Two-Story One-Story Two-Story Two-Story • • • MAJOR STREET EDGE TREATMENT • • In neighborhoods of lots 5,500 square feet and greater, 50%of homes backing up to major streets (Class II collector or greater), • shall be one-story or incorporate one-story elements • • In neighborhoods of lots 5,500 square feet and greater, 50%of • homes backing up to major streets (Class II collector or greater), shall have a minimum 10 feet offset at the rear elevation. (Refer to • Fallon Village Stage I PD-Development Standard) • • In neighborhoods of lots less than 5,500 square feet,50%of • homes backing up to major streets (Class II collector or greater), shall have a minimum 2.5 feet offset at the rear elevation. (Refer to • Fallon Village Stage I PD-Development Standard) • • • ,, • 5 , . • y�. . . ;;r' • ii . • • • • • • • • • • • • • • GARAGE PLACEMENT tti 1 EATMENTS •• • • CONCEPT • The impact of repetitive,street-front garages can be reduced by using • the following techniques: • Vary garage placement • • Vary garage door appearance • • Optional garage treatments I pi •1, • Vary garage placement from plan to plan • • All garage doors shall be recessed a minimum of 12"behind the ga- • rage wall plane. Refer to setback criteria for garage placement restric- • bons. • Driveway curb cut shall be limited to 16 feet in width (exclusive of • taper) except for neighborhoods of 6,000 square feet and greater lots rit with 3-car front-facing garages,which shall be 24'maximum. (See ir • page 104) _ ' • •.�. VARY GARAGE PLACEMENT • Vary garage placement mix within neighborhood plotting plan. Vary • garage placement whenever possible by alternating front setbacks. • Alternate plans with different garage types when plotting adjacent --a homes. , i. : a�d+ w RI iie •MO Garages should be offset behind living area facade a minimum of 5' i 1 ��, • feet. In instances where the living area and garage plane are at similar II ,. - 4�►_ •: • front setbacks,the maximum offset of the living area behind the ga- ' rage plane shall be 5'and shall provide a front porch or garden wall/ • courtyard that extend beyond the garage plane by 5'minimum. • VARY GARAGE DOOR APPEARANCE • Vary garage door pattern,windows and/or color as appropriate to _ • individual architectural styles.Additional treatments are encouraged 7 t " to buffer direct view of the garage door. n ''r,`:' • r. • " l V R+ R a'. • (I • • • • • P 102 FaWitiage a Eck 6-Logan Properties IIIRIMIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII • • • di if • • GARAGE PLACEMENT &TREATMENTS • • OPTIONAL GARAGE TREATMENTS • A Porte Cochere added to a deep recessed garage plan creates an • additional screened parking space and occasional outdoor private 3 , _ .> .- • spaces _ • • Single car garage doors •� f T l -,X _ • VARY GARAGE PLACEMENT FROM PLAN TO PLAN ; — • . • Provide a minimum of 3 of the following 7 garage placements in each single family detached home neighborhood: • • • Shallow Recessed • • Mid-Recessed • Deep Recessed (may be detached) k P • J • Swing-in Garage or Split Garage �,t • • 3-Car Tandem n a *11 • • 3-Car Front-Facing Garage K ' ''' '. "�^ .,:x-... • • Garage Forward • T1-- I • SHALLOW RECESSED GARAGE y ilii • Front facing garages shall be located a minimum of 5'from the • adjacent living space facade of the house excluding porches.This • strives to reduce the overall visual mass of the garage. M • I to.isL • • • MID-RECESSED GARAGE k ; • Mid-recessed garages are located 10 feet back of the front facade, a+: • excluding porches,or mid-point of the home to allow maximum living space forward while the garage remains attached to the house. • • il_ • • DEEP RECESSED GARAGE • Deep recessed garages are located 20 feet back of the front facade, • excluding porches, or to the rear of the lot.Attached or detached allowed.This achieves more living space toward the street and creates • additional usable side yard outdoor space. t L ill .. • ......0.6.• ,�, • • • • a • • GARAGE PLACEMENT �z TREATMENTS • • • SWING-IN GARAGE OR SPLIT GARAGE • 6 • These garage placements may be located at the front, side or rear of • a plan. Swing-in garages greatly reduce the impact of garage door faces on the streetscape.The resultant street-facing garage wall shall _ t • be articulated with the same level of detail as the front facade of the 11! • home including windows,trim,etc. Swing-in or split garages are prohibited on lots less than 55'wide. az, • • 3-CAR TANDEM GARAGE i f • When a three car garage is planned,the impact on the streetscape can • be reduced by constructing the additional car bays in tandem behind • the standard 2-car garage door. • m • YY+/ • 4bir/ 3-CAR FRONT-FACING GARAGE • 3-car garages with all doors facing front are limited to: • • Lots 6,000 square feet and greater. • • no more than 25%of the house plans per neighborhood When a 3-car front-facing garage is used,the following standards are • required: • • Provide a minimum offset of 2.5'feet between double garage and i • single garage doors • • Driveways within a minimum of 20' feet of the front property • line to include score lines,texturing,or landscape areas separating driveways • • Driveway curb cut shall be limited to maximum 24' feet wide • I • GARAGE FORWARD I • This garage placement is located forward of the living area,no greater • i than 5',and is permitted only if the following conditions are met: • • Limited to no more than 25%of the house plans per • neighborhood ; • • Incorporate a front courtyard,garden wall or porch that extend beyond the garage plane by 5'or more. 1 a • • • • 0 0 40 0 0 a • • 41, ARCHITECTURAL STYLES • • CONCEPT • The style information on the following pages provides the builder and design consultants with the tools to create attractive authentic • architectural designs that embrace the integrity of each style. • Each architectural style is defined by elements that are typical • characteristics of that style. (See individual style matrices for appropriate required elements). • • FALLON VILLAGE STYLE SELECTION • The design character of the neighborhoods will be one of continuity, • individuality and compatibility. These concepts bring about • neighborhood designs that"feel right"and are embraced by those • who live and work in the community. • The architectural styles selected have a regional historic background and/or context in keeping with the character of the East Bay • community. Each neighborhood builder shall select and utilize a • minimum of three of the following architectural styles: • • Cottage • French Country • • Craftsman • Spanish Colonial • • Monterey • Italianate • • East Coast Traditional • Tuscan • • Cape/Coastal Seaboard • • • S S • • S S S S S S S S S S S S S • • ARCHITECTURAL STYL • • COTTAGE STYLE • • • y ry i�2µ�: * • 'YY, I + PJ•S'$k C O• - • I, j� , r 4 y,ryx,f,N' 3 --4,'>'.;;, , it y �ti —t to //,,,,,,\ -t T N y r • '1i, 'AL.' m,v- ` ? i%''' ! �' :i .*Y t 11 • -._•.�. ∎ '_ fr---I —9 -0 r ' IIIII • Cottage is a picturesque style derived from medieval Norman and • Tudor domestic architecture.The resulting English and French in- .,. . Alb. • – spired"cottage"became extremely popular nationwide after the adop- I — lion of stone and brick veneer techniques in the 1920's. • Although the cottage is looked upon as small and not costly,it was ,, " • recognized as one of the most popular styles in suburban America. • The design of the home was reflected in the rural setting that they evolved in. Established neighborhoods in the east bay communities lf i • contain many homes of charm and character that depict the alluring, • yet unpretentious lifestyle o the Cottage home. ¢ ,; • •A • " • • - ;v • TT I , r- • it, ,° , r • • • • II ' • I • • • • • • MI • • ARCHITECTURAL STYLES • • COTTAGE STYLE REQUIREMENTS • • Element Required • Form • 1-2 story massing with some recessed • 2nd floor area • Roof • Main roof hip or gable with intersecting gable roofs LIM • 6:12 to 12:12 roof pitch* 9 I • 0" to 12"overhangs (limit tight overhangs ,,; • to distinguishing character elements) • • Smooth flat or shake appearance concrete tiles • Walls • Stucco with stone and/or brick accents. • • Wood or cementitious wood siding may be used as an accent in eaves . • Windows • Vertical multi-paned windows on front, • sides and rear elevations where visible at street levels • Vinyl wrapped windows • • Simple 4"min.window and door trim- wood on stone or siding, foam on stucco • • Details • Entry accents and base with natural or manufactured stone • • Shutters • Surface mounted fixtures on front . elevations must complement architectural style `' • Colors • Field: Whites or light tinted colors ` • • Trim:Whites or light shades complementary to field color • Accents: Light or dark shades in contrast • with field color S S S • *Possibly lower pitch at main roof S S S S • • 07 • S • • • ARCHITECTURAL STYLES • • • CRAFTSMAN STYLE • • � - iJour , �'i A4 ,4lELI �I ,0,. e„ t i.;♦ µ.ari •• • The Craftsman style was inspired by the English Arts and Crafts • Movement of the late 19th century. The style stressed the impor- • tance of insuring that all exterior and interior elements receive both • tasteful and "artful" attention. The movement influenced numerous California architects such as Green and Green, and Bernard Maybeck. `'`. • 9 • The resulting Craftsman style responded with extensive built-in ele- • ments and by treating details such as windows or ceilings as if they were furniture. The overall affect was the creation of a natural,warm • and livable home. • The style is further characterized by the rustic texture of the building ;. i . • materials, broad overhangs with exposed rafter tails at the eaves and >r • trellises over the porches. In California, the Craftsman style spun out - .-. • of bungalows that were the production home of the time. This type "'` of architecture can be found in the classic tree lined neighborhoods ••t. a of the Central Valley as well as the Bay Area.This unique predomi- i� 11' • � gym_ , i nant look promoted hand crafted quality; thus the name Craftsman. • .w . • • • • • • • • • • • ' ... . . ., •III • • ................... ....... . .. ....... .. • JD ‘017 a • ARCHITECTURAL STYLES IP • CRAFTSMAN STYLE REQUIREMENTS • • Element Required • Form • Cross gabled or gable fronted one or • 2-story massing,with a significant single • story element main Ma lit „! • Full front porch with heavy square upper 401***6 0 column or post on a massive pier base - • Roof • 3:12 to 4:12 low roof pitch • Unenclosed eave overhang with elaborate 1 e ,°'-} }{}t( 1; r`i l 0 exposed rafter tails ���i,; '"N1� ) (l l • • Decorative ridge beams and purlins • • Triangular knee braces • Overhangs at 18"to 24" • • Gable roofs • • Smooth flat or shake appearance concrete tiles • Walls • Horizontal siding • • Plain wood shingle siding Stone or brick base • Windows • Ribbon windows -3 or more ganged • • Single hung windows • • Mullion upper half of window • White vinyl wrapped aluminum frame • • Simple 4"min.window and door trim- • wood on siding or shingle,foam on stucco • Details • Black wrought iron or copper accents • Stone and/or brick accents • • Full length porch- stone finish • • Wood entry door with basic geometric • pattern • Battered columns • . h d -.. • Colors • Siding,stucco and trim are earthtonesr. . - m ranging from warm greens and browns to �, • tans and ochre yellows. • • Both lighter body and darker body palettes • • Accent colors are rich,earthy shades of green,red and brown. .TM • o • • • • • Architectural Styles 109 • • ai • • ARCHITECTURAL STYLES • • MONTEREY STYLE • • • -._ 4 • •...-.��....,e�- L ¢ � �' Air • • �� �1N l ' ' �� � - ������! � i14111111lI�I i111#t1 ��l1i�l!■ `�i�: a �l .'''°...:1 • ,,,,t.1 t I ll.0.1*g a -1`.. . .' . '* ' . III- ..I1 . ,.k• . ,i 110,'AO PA .„, ' 1 ! ; Ili ... i.• 1 hi A/..'1 1,1,.'I '. - . • J 1--.iof , ' a... r .,, . ,,a1 .i1 i a# "', 1,417.4- 77;,1.,, 1 �l . E +1 �r► — • _ • • The Monterey style is a combination of the original Spanish Colonial ado- • be construction methods with the basic two-story New England colonial • house. Prior to this innovation in Monterey,all Spanish colonial houses were of single story construction. • • The style was popularized by the use of simple building forms.First built .:� {�a • by Thomas Larkin in 1835,this style introduced two story residential con- € r �11�' '! '`,' • strucuon and shingle roofs to California and the southwest.This Monterey style and its single story counterpart eventually had a major influence on • the development of modern architecture in the 1930's. • Traditionally,the first and second stories had distinctly different cladding • materials;respectively siding above with stucco and brick veneer base be- low.The cantilevered balcony is the distinctive element of the style. • -- • i --- --- • • _ ,, .. • • • I • • I :. OOP" Air t,-.. , • • I • • • • • I • al • • • ARCHITECTURAL STYLES • MONTEREY STYLE REQUUIREMENTS • • • Element Required • Form • Two-story massing with low-pitched gabled • roof,occasionally hipped,combined with • some one-story elements iioi • Second level balcony,usually cantilevered, • and covered by main roof_ �!'tP ""l riti "" • Roof • Main hip roof front to back at 4:12 to ,0 f` ' ' ', ' : i, 7:12 and shed roof break over balcony at • 31/2 to 41/2:12 roof pitch • • 12"to 24"overhangs • Barrel or`S'concrete tiles • • Walls • Contrasting materials of stucco or brick and T" siding between first and second floors. I� � i 1 1.11,,_&_,u N: • '1�a VIII 1 gig '` ' mei • Windows • Vertical multi-paned windows on front, • sides and rear elevations where visible at t�, . I y , ,I street levels ,;„„,. • How'. • Vinyl wrapped windows Ittttttinu;;,111111��IIIiIIOEp;'°° .e7 ee1" • • Simple 4"min.window and door trim- _ • wood on siding,foam on stucco • Details • Wood balcony and railing / • • Chimney top trim -� • Round tile attic vents - I • Shutters on primary windows /l • • Surface mounted fixtures on front • elevations must complement architectural , vi • style . y is ._....reP`� tR mow.:. a f • Colors • Field:Whites or light beige buff pink tints • • Trim:Off-whites,rust or light to dark brown(balconies) m. 111.-% • • Accents:Deep jewel tones of green,blue, T • red(shutters) �� u ..__,...a__, • • • • • al ryes 111 • • • ARCHITECTURAL STYLES • • EAST COAST TRADITIONAL STYLE • • • • �i " 4(yrs 4 tte •E y Jam_ d.F - / mac. • t it-107, ( ..^.. '"i�� 1�� 7.,,,,,,,t_,��I ICJ � A� r ss,.� _ • J. 5 p,a 8. ik, ‹` '_ ► . r iY • : + . t I I 1 r .j -r I 0 4;, • • • • The East Coast Traditional style evolved in the early twentieth • century being influenced by American Colonial styles as formal as • Georgian Revival and those as simple and functional as Cape Cod, ' New England Colonial and Farmhouse. • • With respect to East Coast traditions and regional culture, the , ,. r ", • Colonial Revival vocabulary of white-painted columns, clapboards and shuttered windows were combined with the less symmetrical, c j • unpretentious massing and functional forms of the Cape Cod and ' '� _ • farmhouse. Combined one and two story massing with single story . '. wings, gabled roofs with dormered windows, or occasional saltbox • roof forms were favored solutions, later becoming classic forms of s • the Traditional style. These inspirations yielded a truly American ,� .. • inspired architecture for a more relaxed,yet still dignified style that •would become the new American dream. ;�, a ii:q 1 $ C ®! S wt !17;d3 • It rC,„„,...„.+aS! __ •— - Y��YMV • rw • • / • • • I 111 III 1 • • • • • • • A W 0 • 40 CO • ARCHITECTURAL STYLES • • EAST COAST TRADITIONAL STYLE REQUIREMENTS • • Element Required • Form • 2-story massing with a vertical and a • horizontal break,combined with single story elements -,. • Roof • 6:12 to 12:12 roof pitch w 1 f - 1 --1 1 1 , • • 18"to 24"overhangs l 4� • Smooth flat or shake appearance concrete tiles 1 101 • • Front to back able or hip roof g p roo with Li rN • intersecting hip or gable roofs . • Walls • Blended stucco and siding,light to medium • sand finish stucco • t- ,, • Windows • Single pane windows on sides and rears p `'�" • White vinyl windows r 1 • • Round top accent windows '111! ,. ii as • • Simple 4"min.window and door trim j d • Details • Full porches and or balconies with wood , +r ; .„ t# • columns and wood-like railings :w_ ',•,,,"- MI6 • • Simplified versions of Colonial cornice • trim at gable ends • • Garage door patterns complimentary ° KK.. • to style • Colors • Pastel to cool colors,fascias and trim • elements rrin • • White or off-whites detailing '93r i ' ' ! a ! ilk i, I ?'`. 1I '; • Dark color shutters and accents ;; • '..r r , °. .. l:, • • • • • • • • • • • • 111111111111111111111111111111111111111.1111111111111111111tch itectural Styles 113 • • ■ • ARCHITECTURAL STYLE) • • CAPE/COASTAL SEABOARD STYLE • • • p,�t y P .9 4 .,,.� 'v+�... t ask ` t • •''^may arts 7A MMIP � ' • ,,,,t or _. ...., ,,,,,.• ;y, ',- 1 1 1 1 1 1 1 1 1 1 1 1 1/J -. .„.. ' d�Z f 4 0u,s s • y xy i 4s; • • The Cape style has been around since the 1600's and is an icon of the American architectural landscape. Popularized by its simple form and • economy of construction, the resurgence of the style became most • notable following World War II. The cape style is found in towns, t • suburbs, and rural areas alike. The most common term used is the Cape Cod style as it captures the memory and image of the coastal /L ■ • seaboard. Defining characteristics are rectangular boxes with • steep roofs. The houses traditionally are sided with shingles _— or clapboards, painted or left to weather to a distinctive grey. a 1 1111111 4' • Capes are also occasionally seen in brick, stucco and stone. t 1111 0 p Y The Shingle style is largely an architecture of coastal areas , • of New England and the mid-Atlantic states. It was first • intended as a design for an informal secondary home. These homes popularized the areas of New York and New Jersey as 0 summer homes dotting the coastal resort areas. The Shingle , °�l• • style character was organic and sculptural with its weathered • siding. Simple interpretations of the traditional Colonial style .--` I • emerged, with characteristic shingles covering exterior walls. • Additionally, the use of towers, gabled dormers, shutters, stair • railings, as well as the application of shingling porch posts, • embodied this style and created the sense of continuous sur- • facing which was basic to the shingle style. 1, . w • • i,` • • • • • • • ® • ARCHITECTURAL STYLES • • CAPE/COASTAL SEABOARD STYLE REQUIREMENTS • • Element Required • Form • 1-2 story simple`salt-box'massing • • Masses with steeply pitched roofs and a • single story porch elements. • Roof • Front to back gable or hip roof with • intersecting hip or gable roofs 1 . i •• 6:12 to 12:12 roof pitch �` dr • 12"to 24"overhangs • • Smooth flat or shake appearance concrete tiles • • Walls • Shingle or horizontal siding • Blended stucco and siding,light to medium • sand finish stucco • • Brick or stone accents w • Windows • Double-hung or casement windows on t` r : • front,sides and rear elevations where • visible at street levels • White vinyl windows • • Simple 4"min.window and door trim • • Round or oval accent windows Ft • Shutters , • • Dormers • • Bay windows T '4a' =y'' Details • Porches and or balconies with wood • columns and wood like railings r..... . I • • Garage door patterns complimentary • to style • Colors • The siding and stucco color range shall be • from white to light beige and brown • Contrasting color on trim and fascia • • Contrasting colors at posts,porches and • supporting exposed beams • • • • • • • • • • AI • • ARCHITECTURAL STYLES • FRENCH COUNTRY STYLE • • •• • % 44;,_ a._.i; `✓ ? ?`rt fi'4' `. fit'# 4.e,:, he_t{•2.,...„,4, .s#s ' ..�.. - ` t„ �,7 !;'4.41' i � `.1 `'-""""fit u� ' "',- t.f 4• • '° tfs � . d� ifs �Itl,_ y $0,„ ,, t j. LL _ it �.c tr ,M` J e.I 1 113 •• • "' • The identity of the French Country home is classified as part farmhouse • and part chateau. This style is born out of the rural hillsides and villages • within the Dordogne region in France. - %- . :gip • Looked upon as an enchanting style,the many details of stone lintels and r _ t ,7**. • surrounds at doorways and windows,capture the aging essence of the character. The wide use of chiseled stones and weathered shutters provide ' : ' imr-- a common thread of elements that are subtly placed on elevations. U` al • Roof pitches vary from shallow to steep,but with very little overhang. ,,, • Rafter tail ends and wood or wrought iron balconies are silhouetted against s= _ , building facades,with an unassuming brown terra cotta tile roof. ;.�_ ,• • • • • • • • • • • _ • • • • • • • • • • MI • ARCHITECTURAL STYLES • • FRENCH COUNTRY STYLE RECZUIREMENTS • Element Required • Form • Rectangular plan form massing with some • recessed 2nd floor area 7 Roof • Main roof hip or gable with intersecting . gable roofs • • 6:12 to 12:12 roof pitch .,: • • 0"to 12"overhangs . • Smooth flat concrete tiles • Walls • Light to medium sand finish or light lace • finish stucco • Windows • Vertical shaped windows with mullions • • and simple wood 4"trim on front,sides �'` '• • and rear elevations where visible at street levels • • Single paned windows on sides and rears 411 • White or color vinyl wrapped windows • Stucco over foam 4"min.window and door trim • Details • Entry accents with real or faux stone • • Entry porches with stucco columns and T • wood railings • Garage door patterns to compliment style • • Shutters • Wood or wrought iron balconies • • Decorative pot shelves P. .tif, !': I 1' r` • Colors • Whites and earth tones • • Dark color accents /trim (shutters) • • • • • • • S S S • S S ARCHITECTURAL STYLES • •• • SPANISH COLONIAL STYLE • • r Ar „9. • a S • {y4 a1 !`k. +. Z.�y� : i , !j R AV,. ,{{ cJr 1. • •417,."^`.` '''.:,"'• X112:1:i..1:,„ '". � 2 1i y ,j, e • I, , .0,7 0,4 /i11tL`.♦♦.,k .:Y 3� Mnlr.4,4 moo!' x] >. t- 4 e i••� •' z . .tG. ,s^+. ..�..+.-` a+:.! R.��vRr''FF.."''" • Yz % 4:4%) ,I\tk * 1/.?ill *. -''. Wilii.' W : *.' i'''" • • Spanish Colonial,also known as Spanish Eclectic is an adaptation of • • Mission Revival enriched with additional Latin American details and f 1 • • elements.The style attained widespread popularity after its use in the • Panama-California Exposition of 1915. The simple courtyards of the Spanish Colonial heritage with hanging pots, • a flowering garden and sprawling shade trees are hardly surpassed as fore- • ground design elements.Further architectural distinction was established • through the use of tile roofs,stucco walls,heavily textured wooden doors • and highlighted ornamental ironwork. ,_ • The plans were informally or anized around a courtyard with the front • P g ty •., �.���► r gm ND, elevation very simply articulated and detailed.The charm of this style lies ".`• ;'.. 41111111',OM INN!— • in the directness,adaptability and contrast of materials and textures. 1 nisi l� was • i V. a. . am l • • . M R • • l: • • • • • • • • • • • • . . • • 0 0 ARCHITECTURAL STYLES • • SPANISH COLONIAL STYLE REQUIREMENTS • • Element Required • Form • 2 story massing with strong one story • element • Roof • 4:12 to 5:12 roof pitch ,�, , • • 12"to 18"overhang " • • Simple hip or gable roof with one • intersecting gable roof , t • Barrel or`S'shape concrete tiles ,� • Walls • Stucco with smooth finish • • Brick or ceramic spanish tile may be used as decorative accent material • , • Windows • Vertical multi-paned windows on front, sides and rear elevations where visible at ``' r • street levels it • • Vinyl wrapped windows I Y ' • • Simple 4"min.window and door trim- wood or stucco over foam,or recessed • 4"to 6"with no trim • Details • Stucco over foam window and door trim • • Arched stucco column porches • • Surface mounted fixtures on front elevations must complement architectural ' " • style • • Optional stucco garden wall/courtyard j iii Al -.41t • consistent with color of main residence ' Colors • White tone body with bright accent trim • • Light Trims 4 Tt f " .,,."kd:',: • • r • IL • .ii, i _ • • • • • • • ■ • ARCHITECTURAL STYLES • • ITALIANATE STYLE • •• ��e�s��� urrtu�r i rrt ' � • ...,.GtiIPti r+rdItiocora e4. r— kris • l�at�ifWMlhllilMirN+ fiMl�ti3 } u i Ii iIYJ�l� rir W ,,„,.rlr i X41 r w Iii `"- ,...: ..,n�.04.1 t Sri` Rrf?a9� inner anew. aun ;sa4OOftf_J�_t� :22 o IL:is ire ,, 3':. fib /� k ��i:i I�t/IL i c • ... ..,..,... „. ., A _ ' , ,� III {{ • 1j • • The Italianate style began as part of the picturesque movement, a • shift away from a strict classical direction in art and architecture. rill."- Although few American architects could afford to travel to Italy in • the mid-nineteenth century, the European influence came through i - • English buildings and pattern books. Old world prototypes were re- fined,adapted and embellished,evolving into a classic revival period gl§0 S • style. • •_� • l Although the new period style generated less formality, traditional t • classical elements such as the symmetrical façade, squared tower entry i forms,arched windows, quoined corners and bracketed eaves persist- ; ' • ed as the enduring traits of this style. When cast iron became a popu- • lar building material,it became a part of the Italianate vocabulary, embellishing homes with a variety of designs for porches,balconies, railings and g fences. y g p e • •Of the three styles of Italian homes built in America; the Villa, Italianate and Brownstone,the Italianate became the most popular. Its sophisticated facade and graceful details made it easily recogniz- • able,but the decorative brackets that articulate the eaves became such • a prominent feature that it sometimes was known as the"Bracketed" :'f • style. • • • • ink !' • s R • • `• I11' • • • • • • • AI lay 1 • C • ARCHITECTURAL STYLES • • ITALIANATE STYLE REQUIREMENTS • • Element Required • Form • 2-story massing with a vertical and • a horizontal break, combined with single • story elements `� - #' ''. • Roof • Main hip roof with minor intersecting • hip roofs _, • • 31/2:12 to 41/2:12 roof pitch • 24"overhangs, stucco soffit , 0 • Barrel or`S'shape concrete tile,or smooth ._'i' • � � flat concrete tiles • Walls • Fine to light sand finish or light lace • finish stucco • Windows • Vertical multi-paned windows at front • g;r elevations,often ganged in pairs ,' s • • Single-paned windows or inserts on side • and rear elevations where visible at street P : levels ,, ; 0 • Simple 4"min.window and door trim- d • wood or stucco over foam,or recessed 4"to 6"with no trim • • White vinyl windows z.. �. • . • Details • Tapered round or square simple stucco columns ,4.44 ' "'r' 4 • • Entry porch • • Belt course trim ; _, • Arched windows #u : _ ■ 0 • Shutters • • Optional stucco garden wall/courtyard • consistent with color of main residence • Colors • Mid-value saturated colors or warm hues • • Contrasting trim elements • • Dark accents on shutters • 1 • • • 0 S S S S di ARCHITECTURAL STYLES elk TUSCAN STYLE • • • • 14 ' ., "" • yi+ 3 }r t ' r �� i •• fir.. ... , -��. . ...h.# M"' ' "7',..', '4. .:4 ter. y�. 12.1 4'w .i '. .t`, Y ' a ''[ , 0 ...R f.RRiat i�`i;:!y . .Vi i s ' . .��p ii � (¢ s . ��s� sir j .� t{ j 7�lh;,,, :Ili woos_.-lo* 456 ii. i �� u • - 4,4..,..1111.,-,-(1,11 IN fat gg it;i i ,During the 15th and 16th century large numbers of houses were built along ,-- • roads and hillsides in rural Tuscany,many of which are still in use today. As - • • this region is primarily agricultural,these homes reflected the character of the • farmhouse estate or`podere'. Being built by their owners with the materials .'. , ' ,i and colors of the surroundings,these buildings blend naturally with the land. f -"f •The building form and massing is an example of simplicity. Smaller compo- nents including single story elements similar to the original form were typi- /-,1 i If i:; . cally added to meet the spatial needs of the owner. • The informality of rural farmhouse and settlement building types,including W ' Li ii 0 their traditional squared towers,eventually became the inspiration for Tuscan i'i el , • .c. of villas. The villa,as a housing type,found great popularity as a country home. + 1, • Larger than a cottage and more stately than a farmhouse,the scale of villas was more appropriate for family residences on larger parcels of land. Their • building types reflect a greater complexity in overall plan and individual details • than the informal farmhouse. Their appeal is in their informal,rustic charac- ' ter,expressed in warm colors,textures and materials. _' y�•a` • ■4 1 • Iws y+► 0 .{_, -', • ,_ • • 0 • • • • • • • • • II • ARCHITECTURAL STYLES • • TUSCAN STYLE REQUIREMENTS • Element Required • Form • Simple 2-story rectangular plan form with a significant single story element • • Roof • Main hip roof with secondary shed roofs +. r over one story elements • • 3 1/2:12 to 4 1/2:12 roof pitches • • Barrel shaped concrete tiles • 18" to 24"overhangs • • Walls • Fine to light stucco finish with stone • veneer • Windows • Minimum 6"wide stucco overtrim • • Vertically shaped 4 to 6 panel windows on front, rear and side elevations where • visible at street level • • Simple 4"min.window and door trim- et4 • stone or stucco over foam,or recessed t#�, ► 4"to 6"with no trim i r 'x- ii • • Details • Continuous fascia boards t� • Thick,overscaled arches without trim • • Lacy ornamental iron balconies • • Shutters on windows front, back and sides • • Strong stone veneer accents • Optional stucco or stone veneer accent "• • garden wall/courtyard consistent with color • of main residence Colors • Body colors are a variety of earth tones; .i } • ochres,beiges,tans,and yellows • • • • • • • • • • • • • • • ARCHITECTURAL DISCLAIMER • • • • • • • • • • WILLIAM HEZMALHALCH • A R C H I T E C T S I N C. • This document has been produced by William Hezmalhalch Architects, Inc.for Braddock and Logan Properties for the sole use of the Fallon Village Specific Plan Document.All rights reserved. No part of this • design guideline document and/or images may be reproduced or used in any form or by any other means • including graphics, electronic file, or mechanicah including photocopying, or any other form of storage and retrieval system, without written authorization from William Hezmalhalch Architects, Inc. • ©2005 WILLIAM HEZMALHALCH ARCHITECTS, INC. • 2004024.02/October 10, 2005 S S S S • • • • • • • • • • • • • _'~_~'''_M_ ~.~.- ~,.~.~~~ -~..-.~~.. ~_....'~ \jJ r-- \Í) J J I I t III. U U .!fI ,~ ~ ~ II n " 'n 'n ," " ee~~Æ ~ ¡¡. ¡¡. -;;. - - ~ ª ~ ~ i I I U . ~~.~"~ !it l! t! j 'b ~ ~ fI ~~e.g.a¡;~~ ~ .........~~jjt!3 f f f f f ~ ! ~ ~ ¡ CI;I v.. ,% ~ ð \ \ "',\ ,',' ~ , " ,'~__ ___d \ ¡'F ' \ _ .\ ¡,- ,~ I, ~,~¡" ~~ ~d¡~,)¡11~ì:~t::'- \~ ,~:~,J1jV~. ·'Æ,~ ~\ ,~._"--",.,, '\ '. '\(.../_, ,J, \ ~ ,I ¡ \ ~_;J,,~L,! 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APPROVING THE DEVELOPMENT AGREEMENT FOR PA 05-038 BRADDOCK & LOGAN PORTION OF FALLON VILLAGE DEVELOPMENT THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. The proposed Braddock & Logan portion of the Fallon Village Development, refefTed to herein as the "Developer's project", will be located within the boundaries of the Eastern Dublin Specific Plan, upon approval of the proposed Specific Plan Amendment (P A 04-040), in an area designated on the General Plan Land Use Map and Eastern Dublin Specific Plan Land Use Map as Low Density Residential land uses. B. Pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15168, the Developer's project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Spccific Plan, which was certified by the City Council by Resolution No. 51-93, and the Addenda datcd May 4, 1993 and August 22, 1994 (hereafter "Eastern Dublin ElR" or "program ElR") (SCH91 103064). The program EIR was integral to the City Planning Department and is incorporated herein by reference. The program EIR was integral to the planning process and cxamincd thc direct and indirect effects, cumulative impacts, broad policy altcrnatives, and area wide mitigation measures for developing Eastern Dublin. In connection with an annexation and prezoning request for the project area in 2002, the City certificd a Supplemental ElR that is available for rcview in the planning department and is incorporated herein by reference. In connection with the 2002 projcct approval, thc City Council adopted supplemental mitigation measures, mitigation findings, a statcmcnt of ovcrriding considerations and a mitigation monitoring program. All adopted supplemental mitigation measures continue to apply to the project area. Consistent with CEQA and the CEQA Guidelincs, the City prepared a 2005 Supplement to the 1993 and 2002 ElRs for the Fallon Village project. The 2005 Supplemental ElR contains Draft and Final Supplemental ElR documents and was presented to the Planning Commission for review prior to its recommendation on the project. The Developer's project is part of the project that was analyzed in thc prior EIRs and the 2005 Supplemental ElR; and C. A Development Agreement between the City of Dublin and Dublin RE Investors, L.L.C. for Braddock and Logan has been presented to the City Council, Exhibit A, attached hereto. D. A public hearing on the proposed Development Agreement was held before the Planning Commission on November 22, 2005, for which public notice was given as provided by law. E. The Planning Commission has made its recommendation to thc City Council for approval of the Development Agreement. F. A public hearing on the proposed Developmcnt Agreement was held before the City Council on December 6, 2005, and December 20, 2005, for which public notice was given as provided by law. ATTACHMENT 3 ;þC¡O G. The City Council has considered the recommcndation of the Planning Commission who considered the item at the November 22,2005 meeting, including the Planning Commission's reasons for its recommendation, the Agenda Statement, all comments received in writing and all testimony received at the public hearing. Section 2. FINDINGS AND DETERMINATIONS Therefore, on the basis of (a) the foregoing Recitals which are incorporated herein, (b) the City of Dublin's General Plan, (c) the Eastcrn Dublin General Plan Amendment, (d) the Specific Plan, (e) the EIRs, (f) the individual Mitigated Negative Declarations (g) the Addendums and (h) the Agenda Statement, and on the basis ofthe specific conclusions set forth below, the City Council finds and determines that: 1. The Development Agreement is consistent with the objectives, policies, general land uses and programs specified and contained in the City's General Plan, as amended by the Eastern Dublin General Plan Amendment, and in the Specific Plan in that (a) the General Plan and Specific Plan land use designation for the site is Low Density Residential Land Uses and the Developer's project is consistent with that land use, (b) the Developer's project is consistent with the fiscal policies of the General Plan and Specific Plan with respect to provision of infrastructure and pubJic services, and (c) the Development Agreement includes provisions relating to vesting of development rights, and similar provisions set forth in the Specific Plan. 2. The Development Agreement is compatible with the uses authorized in, and the regulations prescribed for, thc land use districts in which the real property is Iocatcd in that the project approvals include a Stage 1 Development Plan Amendment, Stage 2 Development Plan, and Vcsting Tentative Map. 3. The Development Agreement is in conformity with puNic convenience, general welfare and good land use policies in that the Developer's project will implement land use guidelines sct forth in the Specific Plan and the General Plan which have planned for Low Density Residential, Rural Residential! Agriculture, a Neighborhood Park, a Neighborhood Square, an Elementary School, Semi- Public, and open space uses at this location. 4, The Development Agreement will not be detrimental 10 the hcalth, safety and general welfare in that the Developer's projcct will proceed in accordance with all the programs and policies of the Eastern Dublin Specific Plan. 5. The Development Agreement will not adversely affect the orderly development of property or the preservation of property values in that the projcct will be consistent with the General Plan and with the Specific Plan. Section 3. APPROVAL The City Council hereby approves the Development Agreement (Exhibit A) and authorizes the Mayor to execute it. Section 4. RECORDATION Within ten (10) days after the Developmcnt Agreement is fully executed by all parties, the City Clerk shall submit the Agreement to the County Recorder for recordation. Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the datc of its passagc. Thc City Clerk of the City of Dublin shall cause thc Ordinance to be posted in at Icast three (3) 2 dq public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _ day of December, 2005 by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk golpo#IZ005105-038 b&1 stoge Z rollon villngelpclordinnnce dn Znd reading, doc 3 , I RECORDING REQUESTED BY: CITY OF DUBUN When Recorded Mail To: City Clerk City of Dublin 100 Civic Plaza Dublin, CA 94568 Fee Waived per GC 27383 I ðC-\ ð- Space above this line lor Racorde(a USa DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND DUBLIN RE INVESTORS, L.L,C. FOR THE FALLON VILLAGE PROJECT EXHIBIT A --/)) ~ Q¡(D. :lij THIS DEVELOPMENT AGREEMENT ("Agreement") is made and entered in the City of Dublin on this 20th day of December, 2005, by and between the City of Dublin, a Municipal Corporation (hereafter "City"), and Dublin RE Investors, a California limited liability company (hereafter "Developer"), pursuant to the authority of §§ 65864 et seq. of the California Government Code and Dublin Municipal Code, Chapter B.56. RECITALS A. California Government Code §§ 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter 8.56") authorize the City to enter into an agreement for the development of real property with any person having a legal or equitable interest in such property in order to establish certain development rights in such property; and B. DEVELOPER desires to develop and holds legal interest in certain real property consisting of approximately 488.2 acres of land, located in the City of Dublin, county of Alameda, State of California, which is more particularly described in Exhibit A attached hereto and incorporated herein by this reference, and which real property is hereafter called ''the Property"; and C. The City Council adopted the Eastern Dublin Specific Plan ("the Specific Plan") by Resolution No. 53-93, and, on December 6, 2005, the City Council adopted Resolution No. _-_, which extended the territory covered by the Specific Plan to include the entirety of the Property; and D. The Eastern Dublin Specific Plan requires Developer to enter into this development agreement; and E. Developer proposes the development of the Property with 1,043 single-family residential units along with approximately 200 acres of land to be subjected to a conservation easement or similar instrument (the "Projecf'); and F. DEVELOPER has applied for, and CITY has approved various land use approvals in connection with the development of the Project, including the certification of the 2005 Supplemental Environmental Impact Report for the Fallon Village Project (SBN ), an amendment to the General Plan and Eastern Dublin Specific Plan (City Council Resolution No. _-_), PO District rezoning and a Stage 2 Development Plan (City Council Ordinance No. _--J, and a Vesting Tentative Map for Tract 7586 (Planning Commission Resolution No. _-_) (collectively, together with any approvals or permits now or hereafter issued with respect to the Project, the "Project Approvals"); and Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project 7B5754.6 Page 2 of 16 December 20, 2005 dq~ G. Development of the Property by Developer may be subject to certain future discretionary approvals, which, if granted, shall automatically become part of the Project Approvals as each such approval becomes effective; and H. City desires the timely, efficient, orderly and proper development of said Project; and I. The City Council has found that, among other things, this Agreement is consistent with its General Plan and the Eastern Dublin Specific Plan and has been reviewed and evaluated in accordance with Chapter 8.56; and J. City and Developer have reached agreement and desire to express herein a development agreement that will facilitate development of the Project subject to conditions set forth herein; and K. On ,200_, the City Council of the City of Dublin adopted Ordinance No, _ -_approving this Agreement. The ordinance took effect on ,200_ ("the Approval Date"), NOW, THEREFORE, with reference to the foregoing recitals and in consideration of the mutual promises, obligations and covenants herein contained, City and Developer agree as follows: AGREEMENT 1. Description of Property. The Property that is the subject of this Agreement is described in Exhibit A attached hereto. 2. Interest of Developer. The Developer has a legal or equitable interest in the Property in that it owns or holds a right to purchase the Property. 3. Relationship of City and Developer. It is understood that this Agreement is a contract that has been negotiated and voluntarily entered into by City and Developer and that the Developer is not an agent of City. The City and Developer hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained herein or in any document executed in connection herewith shall be construed as making the City and Developer joint venturers or partners, Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project 765754.6 Page 3 of 16 December 20, 2005 9c¡5 4, Effective Date and Term. 4.1. Effective Date, The effective date of this Agreement shall be the Approval Date. 4.2. Term, The term ("Term") of this Agreement shall commence on the effective date and extend five (5) years thereafter, unless said Term is otherwise terminated or modified by circumstances set forth in this Agreement. 4.3, SUlVival of Certain Provisions Followina Termination of Aareement. The following provisions shall sUlVive the termination of this Agreement: _ Subparagraph 5.3.2 (including the provisions set forth in Exhibit B) _ Subparagraph 5.3.4 (including the provisions set forth in Exhibit B) _ Subparagraph 5,3.5 (including the provisions set forth in Exhibit B) _ Subparagraph 5.3.6 (including the provisions set forth in Exhibit B) _ Subparagraph 5,3.7 (including the provisions set forth in Exhibit B) 5, Use of the Property. 5,1. Riaht to Develop. Developer shall have the vested right to develop the Project on the Property in accordance with the terms and conditions of this Agreement, the Project Approvals (as and when issued), and any amendments to any of them as shall, from time to time, be approved pursuant to this Agreement (such amendments once effective shall become part of the law Developer is vested Into without an additional amendment of this Agreement). 5.2. Permitted Uses. The permitted uses of the Property, the density and intensity of use, the maximum height, bulk and size of proposed buildings, provisions for reselVation or dedication of land for pUblic purposes and location and maintenance of on-site and off-site improvements, location of public utilities (operated by City) and other terms and conditions of development applicable to the Property, shall be those set forth in this Agreement, the Project Approvals and any amendments to this Agreement or the Project Approvals, 5.3. Additional Conditions. Provisions for the following ("Additional Conditions") are set forth in Exhibit B attached hereto and incorporated herein by reference. 5.3,1. Subsequent DiscretionalV Approvals. Conditions, terms, restrictions, and requirements for subsequent discretionary actions. (These conditions do not affect Developer's responsibility to obtain all other land use approvals required by the ordinances of the City of Dublin other approvals from regulatory agencies.) Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project 765'1$4.6 Page 4 of 16 December 20, 2005 ;¿C1 \..P See Exhibit B 5.3.2. Mltioation Conditions. Additional or modified conditions agreed upon by the parties in order to eliminate or mitigate adverse environmental impacts of the Project or otherwise relating to deveiopment of the Project, See Exhibit B 5.3.3. Phasino, Timino, Provisions that the Project be constructed in specified phases, that construction shall commence within a specified time, and that the Project or any phase thereof be completed within a specified -time. See Exhibit B 5.3.4. Flnancino Plan. Financial plans which identify necessary capital improvements such as streets and utilities and sources of funding. See Exhibit B 5.3.5. Fees, Dedications. Terms relating to payment of fees or dedication of property. See Exhibit B 5.3.6. Reimbursement. Terms relating to subsequent reimbursement over time for financing of necessary public facilities. See Exhibit B 5.3.7. Miscellaneous. Miscellaneous terms. See Exhibit B 6. Applicable Rules, Reoulations and Official Policies. 6,1. Rules re Permitted Uses. For the term o/this Agreement, the City's ordinances, resolutions, rules, regulations and official pòlicies governirig the permitted uses of the Property, governing density and intensity of use of the Property and the maximum height, bulk and size of proposed buildings shall be those in force and effect on the effective date of the Agreement. 6.2. Rules re Desion and Construction, Unless otherwise expressly provided in Paragraph 5 of this Agreement, the ordinances, resolutions, rules, regulations and official policies governing design, Improvement and construction standards and specifications applicable to the Project shall be those In force and Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project 785754.6 Page 5 of 16 Deoember 20, 2005 (?Cj 1 effect at the time of the' applicable discretionary approval, whether the date of that approval is prior to or after the date of this Agreement. Ordinances, resolutions, rules, regulations and official policies governing design, improvement and construction standards and specifications applicable to public Improvements to be constructed by Developer shall be those in force and effect at the time of the applicable discretionary approval, whether date of approval is prior to or after the date of this Agreement. 6.3. Uniform Codes Aoolicable. Unless expressly provided in Paragraph 5 of this Agreement, the Project shall be constructed in accordance with the provisions of the Uniform Building, Mechanical, Plumbing, Electrical and Fire Codes and Title 24 of the California Code of Regulations, relating to Building Standards, in effect at the time of approval of the appropriate building, grading, or other construction permits for the Project. 7, SubseQuentlv Enacted Rules and Reoulations. 7.1. New Rules and Reoulations. During the term of this Agreement, the City may apply new or modified ordinances, resolutions, rules, regulations and official policies of the City to the Property which were not in force and effect on the effective date of this Agreement and which are not in conflict with those applicable to the Property as set forth in this Agreement if: (a) the application of such new or modified ordinances, resolutions, rules, regulations or official policies would not prevent, impose a substantial financial burden on, or materially delay development of the Property as contemplated by this Agreement and the Project Approvals and (b) if such ordinances, resolutions, rules, regulations or official policies have general applicability. 7.2. Aooroval of Application. Nothing in this Agreement shall prevent the City from denying or conditionally approving any subsequent land use permit or authorization for the Project on the basis of such new or modified ordinances, resolutions, rules, regulations and policies except that such subsequent actions shall be subject to any conditions, terms, restrictions, and requirements expressly set forth herein. 7,3, Moratorium Not Aoolicable. Notwithstanding anything to the contrary contained herein, in the event an ordinance, resolution or other measure is enacted, whether by action of City, by Initiative, referendum, or othetwise, that imposes a building moratorium, a limit on the rate of development or a voter- approval requirement which affects the Project on all or any part of the Property, City agrees that such ordinanoe, resolution or other measure shall not apply to the Project, the Property, this Agreement or the Project Approvals unless the building moratorium is imposed as part of a declaration of a local emergency or state of emergency as defined in Government Code § 8558. Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project 7B6754.6 Page 6 of 16 December 20, 2005 :;iiß 8, Subsequently Enacted or Revised Fees, Assessments and Taxes, 8.1. Fees. Exactions, Dedications. City and Developer agree that the fees payable and exactions required in connection with the development of the Project for purposes of mitigating environmental and other impacts of the Projeot, providing infrastructure for the Project and complying with the Specific Plan shall be those set forth in the Project Approvals and in this Agreement (including Exhibit S), The City shall not impose or require payment of any other fees, dedications of land, or construction of any public improvement or facilities, shall not increase or accelerate existing fees, dedications of land or construction of public improvements, or impose other exactions in connection with any subsequent discretionary approval for the Property, except as set forth in the Project Approvals and this Agreement (including Exhibit S, subparagraph 5.3.5), 8.2. Revised Application Fees. Any existing applioation, processing and Inspection fees that are revised during the term of this Agreement shall apply to the Project provided that (1) such fees have general applicability; (2) the application of such fees to the Property is prospective only; and (3) the application of such feeswQutd not prevent, impose a substantial financial burden on, or materially delay development in accordance with this Agreement. Other than agreeing that Developer has no vested right against such revised application, processing and inspection fees, Developer does not waive its right to challenge the legality of any such application, processing and/or inspeotion fees under the controlling law then in place. 8.3. New Taxes. Any subsequently enacted city-wide taxes shall apply to the Project provided that: (1) the application of such taxes to the Property is prospective; and (2) the application of such taxes would not prevent development in accordance with this Agreement. Other than agreeing that Developer has no vested right against such new taxes, Developer does not waive its right to challenge the legality,of any such taxes under the controlling law then in place. 8.4. Assessments. Nothing herein shall be construed to relieve the Property from assessments levied against it by City pursuant to any statutory procedure for the assessment of property to pay for infrastructure and/or services which benefit the Property. 8.5. Vote on Future Assessments and Fees. In the event that any assessment, fee or charge which is applicable to the Property is subject to Article XIIID of the Constitution and Developer does not return its ballot, Developer agrees, on behalf of itself and its successors, that City may count Developer's ballot as affirmatively voting in favor of such assessment, fee or charge, 9. Amendment or Cancellation. DublinlDublin RE Investors Development Agreement for the Fallon Village Project ?857M.e Page 7 of 16 December 20,2005 d-qG¡ 9.1. Modification Because of Conflict with State or Federal Laws, In the event that state or federal laws or regulations enacted after the effective date of this Agreement prevent or preclude compliance with one or more provisions of this Agreement or require changes in plans, maps or permits approved by the City, the parties shall meet and confer in good faith in a reasonable attempt to modify this Agreement to comply with such federal or state law or regulation, Any such amendment or suspension of the Agreement shall be approved by the City Council in accordance with Chapter 8,56. 9.2. Amendment bv Mutual Consent. This Agreement may be amended in writing from time to time by mutual consent of the parties hereto and in accordance with the procedures of State law and Chapter 8.56, 9.3. Insubstantial Amendments, Notwithstanding the provisions of the preceding paragraph 9.2, any amendments to this Agreement which do not relate to (a) the term of the Agreement as provided in paragraph 4,2; (b) the permitted uses of the Property as provided in paragraph 5,2; (c) provisions for "significant" reservation or dedication of land as provided in Exhibit B; (d) conditions, terms, restrictions or requirements for subsequent discretionary actions; (e) the density or intensity of use of the Project; (f) the maximum height or size of proposed buildings; or (g) monetary contributions by Developer as provided in this Agreement, shall not, except to the extent otherwise required by law, require notice or public hearing before either the Planning Commission or the City Council before the parties may execute an amendment hereto, City'S Public Works Director shall determine whether a reservation or dedication is "significanf' . 9.4. Amendment of Proiect Approvals. Any amendment of Project Approvals relating to: (a) the permitted use of the Property; (b) provision for reservation or dedication of land; (c) conditions, terms, restrictions or requirements for subsequent discretionary actions; (d) the density or intensity of use of the Project; (e) the maximum height or size of proposed buildings; (f) monetary contributions by the Developer; or (g) public improvements to be constructed by Developer shall require an amendment of this Agreement. Such amendment shall be limited to those provisions of this Agreement which are implicated by the amendment of the Project Approval. Any other amendment of the Project Approvals, or any of them, shall not require amendment of this Agreement unless the amendment of the Project Approval(s) relates specifically to some provision of this Agreement. 9.5. Cancellation bv Mutual Consent. Except as otherwise permitted herein, this Agreement may be canceled in whole or in part only by the mutual consent of the parties or their successors in interest, in accordance with the provisions of Chapter 8,56, Any fees paid pursuant to Paragraph 5.3 and Exhibit ª of this Agreement prior to the date of cancellation shall be retained by City. Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project 785754,6 Page B of 16 December 20, 2005 3/)0 10, Term of Proieot Approvals. The term of the Vesting Tentative Map described in Recital F shall be extended automatically for the longer of the term of this Agreement or the term otherwise given the Vesting Tentative Map under the controlling law then in place. Notwithstanding the roregoing, the parties agree that the extension of the term of the Vesting Tentative Map, pursuant to this section and any other extensions under the Subdivision Map Act, shall not extend the Vesting Tentative Map more than 10 years from its approval or conditional approval. The term of any other Project Approval shall be extended only if so provided in Exhibit B. 11, Annual Review. 11.1. Review Date, The annual review date for this Agreement shall be between July 15 and August 15, 2006 and each July 15 to August 15 thereafter. "11.2. Initiation of Review. The City's Community Development Director shall initiate the annual review, as required under Section 8.56.140 of Chapter 8.56, by giving to Developer thirty (30) days' written notioe that the City intends tei undertake such review. Developer shall provide evidence to the Community Development Director prior to the hearing on the annual review, as and when reasonably determined necessary by the Community Development Director, to demonstrate good faith compliance with the provisions of the Agreement. The burden of proof by substantial evidence of compliance is upon the Deveioper. 11.3. Staff Reports. To the extent practioal, City shall deposit in the mail and fax to Developer a copy of all staff reports, and related exhibits concerning contract performance at least five (5) days prior to any annuai review, 11.4. Costs. Costs reasonably incurred by City in connection with the annual review shall be paid by Developer in accordance with the City's schedule of fees in effect at the time of review. 12, Default. 12.1. Other Remedies Available. Upon the oocurrence of an event of default, the parties may pursue all other remedies at law or in equity which are not otherwise provided for in this Agreement or in City's regulations governing development agreements, expressly including the remedy of specifio performance of this Agreement. 12.2. Notice and Cure. Upon the occurrenoe of an event of default by either party, the nondefaulting party shall selVe written notice of such default upon the defaulting party, If the default is not cured by the defaulting party within DubllnlDublln RE Investors Development Agreemerit for the Fallon Village Project 7aS? 54.6 Page 9 of 16 December 20. 2005 30\ thirty (30) days after service of such notice of default, the nondefaulting party may then commence any legal or equitable action to enforce its rights under this Agreement; provided, however, that if the default cannot be cured within such thirty (30) day period, the nondefaulting party shall refrain from any such legal or equitable action so long as the defaulting party begins to cure such default within such thirty (30) day period and diligently pursues such cure to completion. Failure to give notice shall not constitute a waiver of any default. 12.3. No Damaqes Äoainst City. In no event shall damages be awarded against City upon an event of default or upon termination of this Agreement. 13, Estoppel Certificate. Either party may, .at any time, and from time to time, request written notice from the other party requesting such party to certify in writing that, (a) this Agreement is in full force and effect and a binding obligation of the 'parties, (b) this Agreement h~s not been amended or modified either orally or in writing, or if so amended, identifying the amendments, and (c) to the knowledge of the certifying party the requesting party is not in default in the performance of its obligations under this Agreement, or if in default, to describe therein the nature and amount of any such defaults. A party receiving a request hereunder shall execute and return such certificate within thirty (30) days following the receipt thereof, or such longer period as may reasonably be agreed to by the parties. City Manager of City shall be authorized to execute any certificate requested by Developer. Should the party receiving the request not execute and return such certificate within the applicable period, this shall not be deemed to be a default, provided that such party shall be deemed to have certified that the statements in clauses (a) through (c) of this section are true, and any party may rely on such deemed certification. 14. Mortaaaee Protection; Certain Riahts of Cure. 14.1. Mortaaoee Protection, This Agreement shall be superior and senior to any lien placed upon the Property, or any portion thereof after the date of recording this Agreement, including the lien for any deed of trust or mortgage ("Mortgage"). Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish or impair the lien of any Mortgage made in good faith and for value, but all the terms and conditions contained in this Agreement shall be binding upon and effective against any person or entity, including any deed of trust beneficiary or mortgagee ("Mortgagee") who acquires title to the Property, or any portion thereof, by foreclosure, trustee's sale, deed in lieu of foreclosure, or otherwise. 14.2. Mortoaaee Not Obliqated, Notwithstanding the provisions of Section 14.1 above, no Mortgagee shall have any obligation or duty under this Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project 785754.6 Page 10 of 16 December 20, 2005 308- Agreement, before or after foreclosure or a deed in lieu of foreclosure, to construct or complete the construction of improvements, or to guarantee such construction of improvements, or to guarantee such construction or completion, or to pay, perform or provide any fee, dedication, improvements or other exaction or imposition; provided, however, that a Mortgagee shall not be entitled to devote the Property to any uses or to construct any improvements thereon other than those uses or improvements provided for or authorized by the Project Approvals or by this Agreement. 14.3. Notice of Default to Mortaacee and Extension of Rioht to Cure, If City receives notice from a Mortgagee requesting a copy of any notice of default given Developer hereunder and specifying the address for service thereof, then City shall deliver to such Mortgagee, concurrently with service thereon.to Developer, any notice given to Developer with respect to any claim by City that Developer has committed an event of default. Each Mortgagee shall have the right during the same period available to Developer to cure or remedy, or to commence to cure or remedy, the event of default claimed set forth in the City's notice. City, through its City Manager, may extend the thirty-day cure period provided in paragraph 12.2 for not more than an additional sixty (60) days upon request of Developer or a Mortgagee. 15, Severabilitv. The unenforceability, invaiidity or illegality of any provisions, covenant, condition or term of this Agreement shall not render the other provisions unenforceable, invalid or illegal. 16. Attornevs' Fees and Costs. If City or Developer initiates any action at law or in equity to enforce or interpret the terms and conditions of this Agreement, the prevailing party shall be entitled to recover reasonable attorneys' fees and costs in addition to any other relief to which it may otherwise be entitled. If any person or entity not a party to this Agreement initiates an action at law or in equity to challenge the validity of any provision of this Agreement or the Project Approvals, the parties shall cooperate in defending such action, Developer shall bear its own costs of defense as a real party in interest in any such action, and shall reirnburse City for all reasonable court costs and attorneys' fees expended by City in defense of any such action or other proceeding. . 17. Transfers and Assianments. 17.1, Richt to Assian, Developer may wish to sell, transfer or assign all or portions of its Property to other developers (each such other developer is referred to as a "Transferee"). In connection with any such sale, transfer or Dublin!Dublin RE Investors Development Agreement for the Fallon Village Project 785754.6 Page 11 of 16 December 20, 2005 303 assignment to a Transferee, Developer may sell, transfer or assign to such Transferee any or all rights, interests and obligations of Developer arising hereunder and that pertain to the portion of the Property being sold or transferred, to such Transferee, provided, however, that: no such transfer, sale or assignment of Developer's rights, interests and obligations hereunder shall occur without prior written notice to City and approvai by the City Manager, which approval shall not be unreasonably withheld or delayed, 17.2. Aooroval and Notice of Sale, Transfer or Assianment. The City Manager shall consider and decide on any transfer, sale or assignment within ten (10) days after Developer's notice, provided all necessary documents, certifications and other information are provided to the City Manager to enable the City Manager to determine whether the proposed Transferee can perform the Developer's obligations hereunder. Notice of any such approved sale, transfer or assignment (which includes a description of all rights, Interests and obligations that have been transferred and those which have been retained by Developer) shall be recorded in the official records of Alameda County, in a form acceptable to the City Manager, concurrently with such sale, transfer or assignment. 17.3. Effect of Sale. Transfer or Assianment. Developer shall be released from any obligations hereunder sold, transferred or assigned to a Transferee pursuant to subparagraph 17.1 of this Agreement, provided that: a) such sale, transfer or assignment has been approved by the City Manager pursuant to subparagraph 17.1 of this Agreement; and b) such obligations are expressly assumed by Transferee and provided that such Transferee shall be subject to all the provisions hereof and shall provide all necessary documents, certifications and other necessary information prior to City Manager approval pursuant to subparagraphs 17.1 and 17.2 of this Agreement. 17.4, Permitted Transfer. Purchase or Asslanment. The sale or other transfer of any interest in the Property to a purchaser ("Purchaser") pursuant to the exercise of any right or remedy under a deed of trust encumbering Developer's interest in the Property shall notrequire City Manager approval pursuant to the provision of paragraph 17,1. Any subsequent transfer, sale or assignment by the Purchaser to a subsequent transferee, purchaser, or assignee shall be subject to the provisions of paragraph 17,1. 17.5. Termination of Aqreement Uoon Sale of Individual Lots to Public. Notwithstanding any provisions of this Agreement to the contrary, the burdens of this Agreement shall terminate as to any lot which has been finally subdivided and individually (and not in "bulk") leased (for a period of longer than one year) or sold to the purchaser or user thereof and thereupon and without the execution or recordation of any further document or instrument such lot shall be released from and no longer be subject to or burdened by the provisions of this Agreement; provided, however, that the benefits of this Agreement shall continue to run as to DubllnlDublln RE Investors Development Agreement for the Fa.llon Village Project 785754.6 Page 12 of 16 December 20,2005 30'-1 any such lot until a building is constructed on such lot, or until the termination of this Agreement, if earlier, at which time this Agreement shall terminate as to such lot. 18, Aoreement Runs with the Land. All of the provisions, rights, terms, covenants, and obligations contained in this Agreement shall be binding upon the parties and their respective heirs, successors and assignees, representatives, lessees, and all other persons acquiring the Property, or any portion thereof, or any interest therein, whether by operation onawor in any manner whatsoever. All of the provisions of this Agreement shall be enforceable as equitable selVitude and shall constitute covenants running with the land pursuant to applicable laws, including, but not limited to, Section 1468 of the Civil Code of the State of California. Each covenant to do, or refrain from doing, some act on the Property hereunder, or with respect to any owned property, (a) Ii> for the benefit of such properties and is a burden upon sucll properties, (b) runs with suoh properties, and (c) is binding upon each party and eaoh successive owner during its ownership of suoh properties or any portion thereof, and shall be a benefit to and a burden upon each party and its property hereunder and eaoh other person sucoeeding to an interest in suoh properties. .' 19. Bankruptcv. The obligations of this Agreement shall not be dischargeable in bankruptcy. 20. Indemnification, Developer agrees to indemnify, defend and hold harmless City, and its elected and appointed councils, boards, commissions, officers, agents, employees, and representatives from any and all claims, costs (including legal fees and costs) and liability for any personal injury or property damage which may arise directly or indirectly as a result of any actions or inactions by the Developer, or any actions or inactions of Developer's contractors, subcontractors, agents, or employees in connection with the construction, improvement, operation, or maintenance of the Project, provided that Developer shall have no indemnification obligation with respect to negligence or wrongful conduct of City, its contractors, subcontractors, agents or employees or with respect to the maintenance, use or condition of any improvement after the time it has been dedicated to and accepted by the City or another public entity (except as provided in an improvement agreement or maintenance bond). If City is named as a party to any legal action, City shall cooperate with Developer, shall appear in such action and shall not unreasonably withllold approval of a settlement otherwise acceptable to Developer. Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project 785764.6 Page 13 of 16 December 20, 2005 3D~ 21. Insurance. 21.1. Public Liability and Propertv Damaae Insurance. During the term of this Agreement, Developer shall maintain In effect a policy of comprehensive general liability insurance with a per-occurrence combined single limit of not less than one million dollars ($1,000,000.00) with a One Hundred Thousand Dollar ($100.000) self insurance retention per claim, The policy so maintained by Developer shall name the City as an additional insured and shall include either a severability of Interest clause or cross-liability endorsement. 21.2. Workers Comoensation Insurance. During the term of this Agreement Developer shall maintain Worker's Compensation insurance for all persons employed by Developer for work at the Project site. Developer shall require each contractor and subcontractor similarly to provide Worker's Compensation insurance for its respective employees. Developer agrees to indemnify the City for any damage resulting from Developer's failure to maintain any such insurance. 21,3. Evidence of Insurance. Prior to City Council approval of this Agreement, Developer shall furnish City satisfactory evidence of the insurance required in Sections 21,1 and 21.2 and evidence that the carrier is required to give the City at least fifteen days prior written notice of the cancellation or reduction in coverage of a policy. The insurance shall extend to the City, its elective and appointive boards, commissions, officers, agents, employees and representatives and to Developer pertorming work on the Project. 22, Sewer and Water. Developer acknowledges that it must obtain water and sewer permits from the Dublin San Ramon Services District ("DSRSD") which is another public agency not within the control of City. 23. Notices, 23.1. All notices required or provided for under this Agreement shall be in writing. Notices required to be given to City shall be addressed as follows: City Manager City of Dublin 100 Civic Plaza Dublin, CA 94568 FAX No. (925) 833-6651 Notices required to be given to Developer shall be addressed as follows: DUblin/Dublin RE Investors Development Agreement for the Fallon Village Project 766764.6 Page 14 of 16 Deoember 20, 2005 30LP Jeff Lawrence Dublin RE Investors 4155 Blackhawk Plaza Circle, Suite 201 Danville, CA 94506 FAX No, (925) 648-5700 A party may change address by giving notice in writing to the other party and thereafter all notices shall be addressed and transmitted to the new address. Notices shall be deemed given and received upon personal delivery, or if mailed, upon the expiration of 48 hours after being deposited in the United States Mail. Notices may also be given by overnight courier which shall be deemed given the following day or by facsimile transmission which shall be deemed given upon verification of receipt. 24, Recitals. The foregoing Recitals are true and correct and are made a part hereof. 25. Aareement is Entire Understandina, This Agreement constitutes the entire understanding and agreement of the parties. 26. Exhibits, The following documents are referred to in this Agreement and are attached hereto and incorporated herein as though set forth in full: Exhibit A Legal Description of Property Exhibit B Additional Conditions 27. Counterparts. This Agreement is executed in two (2) duplicate originals, each of which is deemed to be an original. 28, Recordation. City shall record a copy of this Agreement within ten days following execution by all parties, Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project 76$754.6 Page 15 of 16 December 20, 2005 301 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the date and year first above written. CITY OF DUBLIN: By: Mayor Date: ATTEST: By: City Clerk Date: APPROVED AS TO FORM: City Attorney DUBLIN RE INVESTORS, LLC By: Braddock and Logan Services, Inc. a ~~(.. corporation -"~~. ( Its:~"""" ~ ~~ l-ANtCJ::.5:~ (NOTARIZATION ATTACHED) Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project rSS754.6 Page 16.of 16 Deoember 20, 2005 CALIFORNIA ALL.PURPOSE ACKNOWLEDGMENT State of California } ss. County of c., t>¡,)-r,z. A CL'JS'f'"f\ on-WI'1 {oS - personally appeared ::fF..f ç.. before me, tV A ~~:;;;L_~':'Jo"E~~~'-J I A .....I (t.G ,.J c...E: Name(i) ¡;I ei¡¡n..-{II) i!"t personally known to me o proved 10 me on Ihe basis of sslisfaC>\ory avldence ~, - - - - - ~i7; -I 18 =:::d~ j _ _ _ ~~E~;-::~ 10 be the parson(l) whose namete') IsJa:re sUbscribed 10 the wllhln Inslrument and aoknowledged to me that he/BI."",'U 'WI executed the same În hls/RBFAI '....;1 authorized capaclty(itM'!, and thai by hlsill<m'tfrnlr slgnalure(K) on Ihe Inslrument Ihe person(\ ), Or Ihe entity upon behalf of which the person(s) sC>\ed, executed the Instrument. OPTIONAL Tl'lough the infan'mitHm bttJow Is nor reql,lir¢ by law, It may pfOYfJ vsJuabJÐ to p~r.¡on/il re yln~ on the cJDcurMnr tmd c;f)f,Ild prsVéf'lt fravdl,J/ent rømovlll and nJElttachrrH;ml 0' this form to fltJOthør document. """'ptioo of__ e ~ ~ C;.. rl, , 1111e or Type of Dooument:'ù ;gf .,¡¡~6 -1-.' 't:;,"n O~._ '~:Ue..¢" Document Dete: \ V-\2.-ù J oC; Number of Pages: Slgner(s) other Than Named Above: Capaclty(les) Claimed by Signer Signer's Name: D Individual D Corporate Officer - TrtJe(s): o Partner - 0 Limited 0 General o Attorney-in-Fact o Trustee o Guardian or Conservalor o other: Top of thumÞ hO'ro Signer Is Represenfing: ?-úß J = 1~ ~[~n&1 NQtary ~ I~!ln . 9u,o DfI S!IIO ,",Vii" Þ.O. aox 24C2. ChI!l.IaWO\'\I'I, CA 91313-24r;14!' www.nllllonaif..Q\II!. I.org prod,No,ðW7 R6IJrOvr:!:alli!lII-F~1:801).ð:76-6B27 3Dq Exhibit ~ Legal Description ofthe Property ".'~ ,," ,..' ~ -~'~'. ,.. .':~. 3/0' Ord.r Number: OUDofI12.2.80AlA page Number: ô LEGAL D!SCRIPTION Real property In the City of Dublin, County of Alameda, State of California, described as follows: . The northwest 1/4 of Section 35, Township 2 South, Range 1 East, Mount Diablo Base and Meridian. " Exc:epbng therefrom that portion conveyed to the County of Alameda by deed recorded January 2, 1918, Book 2630 of Deeds, Page 80, Alameda County Records, APN: 905-0002-003 . " " , First American 77t/a 3\1 Ordor Numb.r: OUD·Sg38g2ll1. Pig. NUmber: 5 LEGAL DESCRIPTION Real property In the City of Dublin, County of Alameda, State of California, described as follows: PARCEL ONE: A portion of the south 1/2 of Section 27 and ~ portion of the north 1/2 of Section 34, Township 2 South, Range 1 East, Mount Diablo Base and Meridian, described as follows: Beginning at the northerly terminus of the center of Fallon Road In the southem bounda¡y of the F~lIon Ranch; thence along the center of an existing roadway; North 18° 40' We&, 63.33 feet, North 34° 59' 21" West, 100.06 feet, North 21° 15' West, 100.00 feet, North 3° 00' Wef/r., 100,00 feet; ~nd North 1° 00' Eaf/r., 100.00 feet; hence leaving said center of said ro~dway and running along ~ tengent 170.00 foot radius alrve to the left through ~ central angle of 40° 20' for an arc distance of 119.67 feet to ~ point of Reverse Curvature in ~n existing fence line In the westerly line of the westerly fork In said roadway¡ thence along s~ld westerly line of ~Id roadway and s~ld fence line on 500.00 foot radius curve to the right, through a central angle of 35° 45' for an arc dlstHnce of 311.98 feet to a comer In said fence line; thence leaving said line of said roadway and continuing along s~id fence line ~ndlts westerly prolong~tlon, North 82° 40' West, 200.00 feet; hence North 15° 51' 43" West, 272.48 feet; thence North 13° 30' East, 453,59 feet¡ thence E~st 470.00 feet to the hereinabove said westerly line of said roadway; thence along said line of s~ld ro~dway on the following courses: North 37° 40' E~st, 177,15 feet, North 27° 15' Eat, 182.90 feet. North 7° 00' West, 100,00 feet, and North 11° 00' West, 130,00 feet; thence the following courses; from a tangent bearing North 68° 00' West, running ~Iong a 160.00 foot radius curve to the right through ~ central ~ngle of 55° 00' for an ~rc distance of 153,59 feet to ~ point of Reverse Curvature; thence along a 100.00 foot radius alrve to the left through ~ central ~ngle of 15° 20' for an arc distance of 26.75 feet to a point of Reverse Curvature; thence along a 400.00 foot r~dlus curve to the right through ~ central angle of 34° 15' for an arc distance of 239.11 feet to ~ point of Reverse Curvature¡ thence along 170.00 foot radius alrve to the left through a central angle of 34° 35' for an arc dlf/r.ance of 102.61 feet; thence North 28° 40' West, 200,00 feet; thence along a ten~nt 165.00 foot radius curve to the right through ~ central angle of 57° 00' for an arc distance of 154.15 feet; thence North 28° 20' East, 250.00 feet North 20° 30' West, 220.00 feet to the southerly line of an existing roadway; thence from a tengent be~rlng South 86° 35' West, running along said southerly line of said roadway on a 300.00 foot radius CUrve to the left through ~ central ~ngle of 19° 35' for an arc distance of 102.54 feet; thence North 23° 00' West, 208.22 feet¡ hence East 660.80 feet; thence at right angles, North 1,781.78 feet; hence Nortl> 89° 43' 43" E~st, 2,258.55 feet; hence South 0° 40' 34" West, 5277.52 feet; thence West 2,640.35 feet to the point of beginning. Excepting therefrom ~ny portion thereof described In the Qultdalm Deed toCh~ng Su~O Un, et ai, recorded December 27, 1991, Series No. 91~344397, OffIcial Records. PARCEL TWO: The land conveyed to Fallon Enterprlses, Inc., ~ Callfomla Corporetion by Quitclaim Deed recorded December 27,1991, Series No. 91-344396, Offld~1 Records. PARCEL THREE: An e~sement for ingress and egress, appurtenant to P~rcel One above, granted to Fallon Enterprises, Inc., a Callfoml~ corporation, recorded July 21, 1970, Series No, 77340, Reel 2658 first Ameriam T7t/e order Numblilr: 0150-5"'882..111 Pagß Numbsr: 6 OR, Image 335, over a portion of the southwestern 1/4 of Section 34, Township 2 South, Range 1 East, Mount Diablo Base and Meridian described as follows: Beginning at the northerly telTTllnus of the center of Fallon Road in the southern boundary of Fallon Ranch; thence west 31.67 feet along an existing fence line; thence leaving said fence line and running North 18' 40' West 63,33 feet; thence parallel with said fence line, Eest 31.67 feet; thence South lB' 40' East 63,33 feet 1p the point of beginning. . APN: 985-0028-002 Rrst American 77tfe '3 \ -z..- 313 EXHIBIT B Additional Conditions The following Additional Conditions are hereby imposed pursuant to Paragraph 5.3 of this Agreement. . SubparaQraph 5.3.1 - Subseguent Discretionary Approvals Development of the Project will require site development review approval. SubparaQraph 5.3.2 .- Mitigation Conditions Subsection a. Infrastructure Seguencing ProQram The Infrastructure Sequencing Program for the Project is set forth below. (i) Roads: The project-specific roadway improvements (and offers of dedication) identified in Resolution No. 05-61 of the City of Dublin Planning Commission approving Vesting Tentative Tract Map 7586 (hereafter "VTM Resolution") shall be completed by Developer to the satisfaction of the Public Works Director at the times and in the manner specified in the VTM Resolution unless otherwise provided below. All such roadway improvements shall be constructed to the satisfaction and requirements of City's Public Works Director. (A) Phasina for Completion of Certain Imorovements. As set forth and supplemental to the requirements in the VTM Resolution, the following improvements shall be completed prior to the below specified milestones: a. Fallon Road Initial Improvements. Fallon Road shall be improved as described in Condition 48 of the VTM Resolution (subsequent references in this Exhibit B to numbered conditions shall be. deemed to refer to the numbered conditions of the VTM Resolution) no later than prior to occupancy of the first unit in the Project. b. Emergency Vehicle Access Route. The Emergency Vehicle Access Route described in Condition 55 shall be completed no later than prior to the issuance of a building permit for the 25th residential unit within the Project. c. Temporary Second Public Street Access, The temporary second public street access described in Condition 56 shall be completed prior to the issuance of a building permit for the 76th residential unit within the Project. Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project - Exhibit B 785754.6 Page 1 of 10 December 20, 2005 3J4 c. Permanent Second Public Street Access. As specified in Conditions 57 and 52, prior to the issuance of building permits for any residential units outside of the area bounded by the Upper Loop Road on the south, Street N on the north, and Street V on the east, Developer shall complete the interim improvements to Croak Road shown on the tentative map (including the bridge connecting the eastern and western portions of the Project and the improvements to the Croak Road/Fallon Road Intersection) or such other second public street access remote from Bent Tree Drive as may be approved by the City. d. Fallon Road Widening, As specified in Condition 49, Fallon Road shall be widened to four lanes to the ultimate grade and alignment from Bent Tree Drive south to 1-580 prior to occupancy of the 719th unit within the Project. The obligations set forth in this subparagraph 5,3,2.a(i)(A) are separaté from and in addition to the requirements set forth in the conditions of the VTM Resolution. If the above requirements are not satisfied, Developer agrees that the City may withhold the issuance of building permits and authorizations to occupy structures within the Project area until such time as the requirements are satisfied. (B) Advance of Funds for Fallon Road/I-5S0 Interchanae: Condition 59 provides as follows: Fallon Road/I-SSO Interchange Improvement Contribution: The developer shall pay a fair share portion of costs' advanced by the Un Family for improvements to the Fallon Road/I-SSO Interchange. The payment will be payable at the time of filîng each final map, and shall be prorated based on the percentage of total residential units included in each map. The developer's fair share has been determined to be 4.2560% of the total funds advanced by the Un Family, Section 2 EDTIF credits will be provided for this payment. Certain improvements to the 1-5S0/Fallon Road & EI Charro Road Interchange ("Interchange Improvements") must be constructed in order to facilitate development of the Project and the development of other properties in Eastern Dublin. City has previously entered into an agreement for funding the construction of the Interchange Improvements with a developer of property within the City. Pursuant to this agreement, the Lin Family has agreed to advance monies to the City needed for the Fallon Interchange Improvements, and the Lins have already advanced a portion of those monies, The agreement with the Un Family requires the City to seek reimbursement from non-contributing developers prior to the issuance of building permits to the non-contributing developer. Development of the Project will benefit from construction of the Interchange Improvements. Pursuant to a Preannexation Agreement Between the City of Dublin and Braddock and Logan Group II, L.P., dated April 2, 2002 ("the Preannexation Agreement"), Developer's predecessor in interest agreed not to Dublin/Dublin RE Investors Development Agreement for the F"Uon Village Project - Exhibit B 785754.£1 Page 2 of 10 December 20, 2005 31:; oppose the imposition of conditions on future land-use approvals that require Developer to advance monies for the construction of the Interchange Improvements. In furtherance of Section II ofthe Preannexation Agreement and Condition 59, Developer agrees, in satisfaction of its obligations thereunder to advance monies for the Fallon Road Interchange Improvements, to, upon request by the City, advance to the City 4.2560% of the monies advanced by the Un Family pursuant that cert¡ain Agreement between the City of Dublin and the Un Family Regarding Funding for Construction of the Fallon Road/I-580 Interchange, dated May 1, 2001 and as subsequently amended ("the 1-580 Construction Agreement"). The City may request payment no earlier than the recordation of a final map and, if the developer elects to record multiple final maps, only in proportion to the number of residential lots created by the proposed final map relative to number of residential lots in the Project in the aggregate. In the event that the Developer files a final map with fewer residential lots than are proposed in the tentative map, then the amount of the payment for that final map and any future final map shall be based upon the reduced number of units. As the advances by the Un Family may be made in one or more increments, the obligations will not be satisfied until such time as the Un Family has satisfied its obligations under the 1-580 Construction Agreement. Thus, notwithstanding anything to the contrary in Condition 59, the City's requests for payments at recordation of final maps under this subsection may be requests to satisfy onlya portion of Developer's obligation, and the City may later request that the . remainder (or portion of the remainder) of the obligation be satisfied, For example, if the Un Family has contributed $5,000,000 towards the construction of the Fallon Road interchange but they have not discharged their entire obligation under the 1-580 Construction Agreement, Developer, upon filing a final map to create 500 units, will be obligated upon request by (a) to contribute $102,013.42 (4.2560% of $5,000,000 times 500 units divided by the 1043 total units in the project) and (b) upon the later request of the City, to contribute the same proportion of such other amounts as the Lins later contribute pursuant to the 1-580 Construction Agreement. City will provide a credit to Developer in the amount of Developer's payment of monies under this subparagraph, to be used by Developer against payment of the Eastern Dublin Traffic impact Fee ("TIF''). The use of credits (including limitations on the use of credits) and manner of conversion of the credit to a right of reimbursement will be as set forth in the City's then-current TIF Guidelines, subject to the following provisions: (a) the Developer shall pay an administrative fee of one-half of one percent or $1,000 whichever is greater; (b) the credit shall be granted at the time Developer makes payments of money pursuant to this agreement; and (c) the Interchange Improvements credit may be used only against the Category 2 TIF Fees. Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project - ExhIbit B 7867!:i4,6 Page 3 of 10 December 20, 2005 3\W (C) Potential Fallon Road Pedestlan Overcrossina: Condition 51 provides as follows: Pedestrian OVercrossing: The ultimate and interim design of Fallon Road shall accommodate a grade-separated trail crossing of Fallon Road north of Central Parkway, as shown on the Stage 1 Development Plan, Master Landscape and Circulation Plan, In the event that the EDTIF has been updated to include this improvement at time of filing a final map, the developer shall pay a fair share portion of the trail crossing through the EDTIF payment. The City has not yet determined whether the Eastern Dublin transportation network will include a pedestrian overcrossing connecting the area east of Fallon Road with the Dublin Sports Park. Pursuant to Condition 51, Developer hereby agrees to pay the Eastern Dublin Traffic Impact Fee if it is updated prior to the issuance of each building permit to include the costs associated with the potential pedestrian overcrossing. (D) Dublin Boulevard/Douahertv Road Intersection Contribution: Condition 58 provides as follows: Dublin Boulevardl Dougherty Road Intersection Contribution: The developer shall pay a fair share portion of the funding deficiency between the cost of the Dublinl Dougherty Intersection Improvements and available funding, The payment shall be due with the filing of the 1st final map. The amount of the deficiency, if any, shall be the amount of the deficiency as determined or estimated by the Director of Public Works at the time the map is filed. The fair share portion has been determined to be 3.0011 %. In the event that the deficit is estimated, the City will refund any excess to the developer when the actual amount of the deficit is known. Section 2 EDTI F credits will be provided for this payment. When required: Prior to first final map. Developer shall provide .CITY with Developer's fair share, as detennined by CITY on the basis of the Project's trips, for the costs of design and construction of Dublin Boulevard/Dougherty Road Intersection Improvements by a payment to CITY in cash at the filing of the first final map. The amount of the payment shall be based on the amount of the Project's fair share of the deficiency, if any, between funds available to CITY for CIP Project # 96852 [Dougherty Road/Dublin Blvd, Intersection) and the cost of such project. Based on the Project's anticipated trips, the City has detennined that the Developer's fair share of the potential deficiency is 3.0011 % of the potential deficiency. If the amount of deficiency is not known at the time of the filing of the map, the Director of Public Works, in his or her sole discretion, shall estimate the amount of such DublinlDublin RË Investors Development Agreement for the Fallon Village Project - Exhibit B 7857$4.a Page 4 of 10 December 20, 2005 311 deficiency, City shall provide a credit to Developer for funds advanced by Developer pursuant to Condition 58, All aspects of the credit shall be covered by City's Administrative Guidelines for Eastern Dublin Traffic Impact Fees (Resolution No. 23-99) (ïlF Guidelines"), (E) Santa Rita Road/IS80 Interchanae 5th Eastbound OfframD Lane: Condition 62 provides as follows: Santa Rita Roadll..sBO Interchange 5th Eastbound Offramp Lane: The developer shall be responsible for payment of a fair share portion of the costs associated with adding a 5th eastbound offramp lane at the Santa Rita Road/I-S80 Interchange, as required in the Fallon Village Traffic Study/ DEIR. The payment will be payable at the time of filing each final map, and shall be prorated based on the percentage of total units included in each map. The fair share has been determined to be 3,0010%. In the event that the EDTIF has been updated to include this improvement at time of tiling a final map, the payment will not be required if the developer agrees in writing prior to the tiling of the final map to pay the updated EDTIF. When required: Prior to Each Final Map Developer shall provide CITY with Developer's fair share, as determined by CITY on the basis of the Project's trips, for the costs associated with the improvements described in Condition 62 in cash at the filing of each final map, The payment at each final map shall be in proportion to the number of residential lots created by the proposed final map relative to number of residential lots in the Project in the aggregate. In the event that the Developer files a final map with fewer residential lots than are proposed in the tentative map, then the amount of the payment for that tinal map and any future final map shall be based upon the reduced number of units. In the event that the Eastern Dublin Traffic Impact Fee (UEDTIF") has been updated to include this improvement at time of filing a final map, the Developer may satisfy its obligations under this subsection and Condition 62 by instead paying the updated EDTIF provided that Developer agrees in writing prior to the filing of the final map to pay the updated EDTIF at building permit for each structure constructed within the are covered by the final map. (ii) Sewer. All sanitary sewer improvements to serve the project site (or any recorded phase of the Project) shall be completed in accordance with ÙSRSD requirements, (iii) Water. Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project - Exhibit B 785154.6 Page 5 of 10 . Decamber 20, 2005 3\6 An all weather roadway and an approved hydrant and water supply system shall be available and in service at the site in accordance with the tentative map conditions of approval to the satisfaction and requirements of the City's fire department. All potable water system components to serve the project site shall be completed in accordance with the DSRSD requirements. Recycled water lines shall be installed in accordance with the tentative map conditions of approval. (iv) Stonn Drainaae. (A) The storm drainage systems off-site, as well as on- site drainage systems for the areas to be occupied, shall be improved consistent with the Drainage Plan and tentative map conditions of approval and to the satisfaction and requirements of the Dublin Public Works Department applying City's and Zone 7 (Alameda County Flood Control and Water Conservation District; Zone 7) standards and policies which are in force and effect at the time of issuance of the permit for the proposed improvements. Pursuant to Alameda County's National Pollution Discharge Elimination Permit (NPDES) No. CAS0029B31 with the California Regional Water Quality Control Board, all grading, construction, and development activities within the City of Dublin must comply with the provisions of the Clean Water Act. Proper erosion control measures must be installed at development sites within the City during construction, and all activities shall adhere to Best Management Practices, (v) Other Utilities (e.a. Qas, electricity, cable televisions. telephone} Construction shall be completed by phase prior to issuance of the first Certificate. of Occupancy for any building within that specific phase of occupancy. Subsection b. Miscellaneous (I) Completion Mav Be Deferred. Notwithstanding the foregoing, City's Public Works Director may, in his or her sole discretion and upon receipt of documentation in a form satisfactory to the Public Works Director that assures completion, allow Developer to defer completion of discrete portions of any public improvements for the Project if the Public Works Director determines that to do so would not jeopardize the public health, safety or welfare. Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project - Exhibit B 785754."6 Page 6 of 10 December 20, 2005 3\9 Suboaraøraoh 5.3.3 - PhasinQ. Timina This Agreement contains no requirements that Developer must initiate or complete development of the Project within any period of time set by City. It is the intention of this provision that Developer be able to develop the Property in accordance with its own time schedules and the Project Approvals. Suboaraøraoh 5.3.4 - Financina Plan Developer will install all improvements necessary for the Project at its own cost (subject to credits for any improvements which qualify for credits as provid¡;¡d in Subparagraph 5.3.6 below). Other infrastructure necessary to provide sewer, potable water, and recycled water services to the Project will be made available by the Dublin San Ramon Services District. Developer will enter into an "Area Wide Facilities Agreement" with the Dublin San Ramon Services District to pay for the cost of extending such services to the Project. Such services shall be provided as set forth in Subparagraph 5,3.2(a)(ii) and (iii) above. SuboaraQraoh 5.3.5 -- Fees. Dedications Subsection a. Traffic ¡moact Fees. Developer shall pay the Eastern Dublin Traffic Impact Fee (''TIF'') established by Resolution No. 111-04, including any future amendments to such fee. Developer will pay such fees, in cash or credits, no later than the time of issuance of building permits and in the amount of the impact fee in effect at time of building permit issuance. Developer further agrees that it will pay eleven percent (11 %) of the "Section 1/Category 1" portion ofthe TIF in cash. Developer also agrees that it will pay twenty-five percent (25%) of the "Section 2/Category 2" portion ofthe TIF in cash. If City amends its TIF fee and as a result the City's outstanding balance due on loans is less than 25% of total Section 2/Category 2 improvements, the Developer shall pay such reduced percentage of the 'Section 2/Category 2" portion of the TIF in cash. Subsection b. Traffic ¡moact Fee to Reimburse Pleasanton for Freeway Interchanaes. Developer shall pay the Eastern Dublin 1-580 Interchange Fee established by City of Dublin Resolution No. 11-96 as amended by Resolution No. 155-98 and by any subsequent resolution which revises such Fee. Developer will pay DUblin/Dublin RE Investors Development Agreement for the Fallon Village Project - Exhibit B 785754.6 Page 7 of 10 December 20, 2005 ~L..-O such fees no later than the time of issuance of building permits and in the amount of the impact fee in effect at time of building permit issuance. Subsection c. Public Facilities Fees. Developer shall pay a Public Facilities Fee established by City of Dublin Resolution No. 214-02, including any future amendments to such fee. Developer will pay such fees no later than the time of issuance of building permits and in the then-current amount of the fee. Subsection d. Noise Mitiaatlon Fee. Developer shail pay a Noise Mitigation Fee established by City of Dublin Resolution No. 33-96, including any future amendments to such fee. Developer will pay such fees no later than the time of issuance of building permits and in the amount ofthe fee in effect at time of building permit issuance. Subsection e. School Impact Fees. School impact fees shall be paid by Developer in accordance with Government Code section 53080 and the agreement between Developer's predecessor in interest and the Dublin Unified School District regarding payment of mitigation fees. Subsection f. Fire Imoact Fees. Developer shall pay a fire facilities fee established by City of Dublin Resolution No. 12-03 including any future amendments to such fee. Developer will pay such fees no later than the time of Issuance of building permits and in the amount of the fee in effect at time of building permit issuance. Subparaaraph 5.3.6 - Credit Subsection a. Traffic Impact Fee Improvements - Credit City shall provide a credit to Developer for those improvements described in the resolution establishing the Eastern Dublin Traffic Impact Fee if such improvements are constructed by the Developer in their ultimate location, All aspects of the credit shall be covered by City's Administrative Guidelines for Eastern Dublin Traffic Impact Fees (Resolution No. 23-99 ("TIF Guidelines")). Subsection b. Traffic Impact Fee Riaht-of-Wav Dedications - Credit City shail provide a credit to Developer for any TIF area right-of-way to be dedicated by Developer to City which is required for improvements which are DublinlDublin RE Investors Development Agreement for (he Fallon Village Project - Exhibit B 7B57$4,a Page 8 of 1 0 December 20, 2005 --a 2-\ described in the resolution establishing the Eastern Dublin Traffic Impact Fee, All aspects of the credits shall be governed by the TIF Guidelines, Subparaaraph 5.3.7 - Miscellaneous Subsection a. Community Benefit Payment Developer as part of its Project has offered to pay to City a community benefrt payment of $2,396,93 for each residential unit in the Project. In addition to any other fees and payments due and payable, Developer hereby agrees to make a $2,396.93 community benefrt payment prior to issuance of the building permit for each residential unit in the Project, In connection with the Developer's proposal to satisfy its obligations under the City's Inclusionary Zoning Regulations, Developer intends to increase the total community benefit payment by one million dollars ($1,000,000.00). Under Developer's proposal, this payment would be instead of paying the one million dollars as an in-lieu affordable housing fee under the Inclusionary Zoning Regulations. Developer proposes to pay the one million dollar amount on a per residential unit basis prior to issuance of the building permit for each residential unit in the Project. The additional amount per residential unit would be $958.77. The City Council has not approved the Developer's proposal to satisfy its obligations under the City's Inclusionary Zoning Regulations, but, if the proposal is approved in the form proposed by Developer, the total amount of per-unit community benefit payment would be $3,355.70. Subsection b. Advance of Funds for Construction of Fire Station 18. Condition 1 provides as follows: Fire Station 18: The developer shall pay a fair share portion of costs advanced by the Developer of Dublin Ranch Area A for Fire Station 18. The payment will be payable at the time of filing each final map, and shall be prorated based on the percentage of total residential units included in each map. The developer's fair share has been determined to be $805,526.30. Fire Facilities Fee credits will be provided for this payment. When required: Prior to approval of Final Maps, The City required the developer of Dublin Ranch Area A ("Area A Developer") as a condition of approval of that project to construct, at no cost to the City, a fire station ("Fire Station 18") to serve a portion of Eastern Dublin that includes the Property. Area A Developer has now completed Fire Station 18. In conjunction with Area A Developer's construction and outfitting of Fire Station 18, DublinlDublin RE Investors Development Agreement for the Fallon Village Project - Exhibit B 786764,6 Page 9 of 10 December 20, 2005 the City agreed to recover from subsequent applicants for certain land use approvals in Eastern Dublin the subsequent applicant's proportionate share of the Fire Station 18 construction costs and costs of equipment and apparatus to outfit Fire Station 18 advanced by Area A Developer. Pursuant to those provisions, Developer agreed in Section III of the Preannexation Agreement not to oppose a requirement on future development approvals that requires Developer to pay funds, prior to approval of final subdivision maps, in order to allow the City to reimburse the Area A Developer for its advance of costs to construct and equip the Fire Station 18. In furtherance of this provision in the Preannexation Agreement and Condition 1, Developer agrees to advance to the City $805,526,30 prior to the approval of the final map for Tract 7586. If the Developer elects to file multiple final maps, the required payment for each final map shall be $805,526.30 multiplied by that the number of residential lots in the final map filed divided by 1043. For example, if the first final map would create 75 residential lots, the required payment under this provision would be $57,923.75 ($805,526.30 x [75 / 1043]). In the event that the Developer files a final map with fewer residential lots than are proposed in the tentative map, then the amount of the payment for that final map and any future final map shall be based upon the reduced number of units. 31-2- ZJb "2-¡.,-V ~ City will provide a credit to Developer in the amount of Developer's payment of monies under this subsection, to be used by Developer against payment of Fire Facilities Fee, The amount of the credit, once established, shall not be increased for inflation and shall not accrue interest. The credits may be used by Developer against payment ofthe Fire Facilities Fee for any project in Dublin or, with written notice to City, may be transferred by Developer to another developer of land in Dublin. If Developer has not been able to use the credits within ten years of the City's acceptance of Fire Station 18 Improvements, the remaining credits will convert to a right of reimbursement and shall terminate after ten years. Any reimbursement shall be from Fire Facilities Fees only, if available, Other aspects of the credit and right of reimbursement shall be consistent with the City's Traffic Impact Fee Guidelines. Dublin/Dublin RE Investors Development Agreement for the Fallon Village Project ~ Exhibit B 785754.e Page 10 of 10 December 20, 2005