HomeMy WebLinkAboutAttachmt 3 Land Use & Design Standards
GRAFTON STATION
AT
DUBLIN RANCH
AREA "H"
DESIGN STANDARDS
Granan Station at Dublin Ranch. May 2006
TABLE OF CONTENTS
SECTION I: PLANNING & SITE DESIGN
STANDARDS
SECTION II: ARCHITECTURAL DESIGN
STANDARDS
SECTION III: COLOR AND MATERIAL
GUIDELINES
SECTION IV: LANDSCAPE DESIGN
GUIDELINES
SECTION V: SIGNAGE DESIGN GUIDELINES
APPENDIX I: ARCHITECTURAL STYLE GUIDELINES
Planning & Site Design Standards
Grakon Station at Dublin Ranch. May 2006
SECTION I: PLANNING & SITE DEVELOPMENT
STANDARDS
l. SITE DEVELOPMENT REVIEW (SDR)
2. COMMUNITY DESIGN CONCEPT
STATEMENT & GOALS
3. GRAfTON STATION RETAIL CENTER
4. CONVENTIONAL RETAIL AND
COMMERCIAL DEVELOPMENT
5. GENERAL COMMERCIAL (BIG BOX)
DEVELOPMENT
6. GRAFTON STATION SITE
DEVELOPMENT STANDARDS
7. SITE DEVELOPMENT CONCEPT
8. GRAFTON STATION CONCEPTUAL SITE
DEVELOPMENT EXHIBIT
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Grakon Station at Dublin Ranch. May 2006
SECTION I.
PlANNING & SITE DESIGN STANDARDS
1. SITE DEVELOPMENT REVIEW (SDR)
These Design Standards are intended to provide the necessary framework for the
development of a future Site Development Review (SDR) submiltal(s) to the City of
Dublin for the Grafton Station Project, either for the overall Project Area or for separate
development projects on individual pad sites. While the theme and character for
Grafton Station has been defined to promote an altractive and harmonious
environment providing continuity throughout Grafton Street and adjacent streets which
make up the General and Village Commercial areas, the SDR will resolve detailed
issues related to the specifics of the design.
It is intended that this SDR process would encompass all sidewalk and landscaped
areas between the back of curb and the building face along Grafton Street and Dublin
Boulevard as well as the paseos, plazas, parking, private streets and drives and other
landscaped areas within the Project Area. Details that will be developed further in the
SDR include such items as the selection of specific paving materials, locations and
palterns, street furniture and accessories, entry monuments, sculptural elements,
planting areas and ownership/maintenance program.
Refer to the Grafton Station Conceptual Site Development Exhibit for additional
information regarding development boundaries and limits and location of specific
project elements. Refer also to Section II for Architectural Design Standards, Section III
for Color and Material Guidelines, Section IV for Landscape Guidelines and Section V
for Signage Design Guidelines.
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2. COMMUNITY DESIGN CONCEPT STATEMENT & GOALS
Grafton Station is envisioned as an extension of the Village Center commercial
development along Grafton Street south of Dublin Blvd. As such, it also proposes to
continue selected elements of the design theme established in Area "G" by the Village
Center (now known as The Promenade at Dublin Ranch) along Grafton Street north of
Dublin Blvd. We therefore continue to draw upon the small towns of the Tri-Valley area
for the inspiration of the architecture and the small town community theme we seek to
establish in Grafton Station. In addition, the Grafton Station design concept
incorporates General Commercial uses, which are in keeping with the Eastern Dublin
Specific Plan.
Such towns were found throughout Central and Northern California serving the
surrounding farms and ranches. These towns provided the opportunity of a fulfilled life
for the community with the necessary shopping, housing, entertainment, education,
religious and medical services, as well as being the focal point for transportation and
civic needs of the local residents. The unique sense of place was nurtured and
achieved through a rich and varied architectural character developed over time, based
upon the local history of the communities.
Today the "Main Streets" of some of these towns continue to draw people from the
surrounding larger, more modern urban and suburban commercial developments
because their pedestrian-oriented character and small town scale offer more than just
necessary services. They provide a needed simplicity coupled with a greater sense of
community, which people seek today, just as they did a century ago.
The visual elements of these "Main Streets" appeal to both the people of the past and
present because they helped create a place with a sense of history in a community
environment in which people want to participate in, be part of and simply enjoy.
It is possible to identify many of the design elements which help create the "Main
Street" visual character. While the successful development of Grafton Station depends
on many considerations beyond the built environment, the implementation of these
standards and guidelines will help to pravide an initial step in creating the physical
environment in which the retail development will live and thrive within the community it
serves.
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3. GRAFTON STATION RETAIL CENTER
Introduction:
The Grafton Station Retail Center is located within Area H south of Dublin Blvd. at
Grafton Street and is a continuation of the Village Center to the north, which consists
of Grafton Street Retail, Commercial and the Residential Mixed-Use areas north of
Dublin Blvd. Adjacent future development to the east is currently slated for Campus
Office uses, however, an alternative mixed use development containing residential,
commercial and office elements may be proposed at that location. While some of the
components in this area are different in building type, activity and scale, it is the goal
to have development along Grafton Street south of Dublin Blvd. feel as a physical
continuation of the Village Center north of Dublin Blvd., but with its own distinct
identity as a retail destination.
These Standards include a description of design objectives and stylistic analogs to be
incorporated into the overall architectural concept for Grafton Station.
Grafton Station "Main Street" Character:
Grafton Station consists of two general types of commercial activities: Conventional
Retail and Commercial development, which would typically be characterized by
small scale stores, shops, offices, branch banks, restaurants, etc, and General
Commercial development, consisting of large scale Big Box Retail uses. The goal is to
maintain the feel of the small town pedestrian-oriented "Main Street" retail environment
for both types and scales of retail activity within Grafton Station. The elements that
typically define the "Main Street" character are:
Building Fa~ade Forms, Details and Massing
Entrances and Store Front Details
Walkways and Paving Materials
Streetscape Elements and Lighting
Landscape Elements
Street Parking
Color and Materials
Graphics and Signage
Utility and Service Locations and Access
These components are fundamental to the creation of a successful "Main Street". They
must each be addressed in regard to design, location, scale and use.
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4. CONVENTIONAL RETAIL AND COMMERCIAL DEVELOPMENT
Building Fa~ade, Forms Details and Massing is the primary means to establishing
the street character. The individual building with the design elements of walls, columns,
pilasters, fenestration, overhead shade structures, colonnades and roof forms can be
addressed in one of two ways; as a total building concept or as a collection of
concepts woven into a composition to make a complete building appear to be several
buildings connected together and possibly developed and adapted over time. Either
approach is acceptable. The choice should be made in part based on the concept of
single or multiple users as well as the overall scale and size of the building.
Material and Color selections and applications shall be applied to reinforce a
building form, wall mass, an individual detail or a collection of design elements. The
location of materials should also determine material selections and application for their
durability in daily exposure to pedestrian activity and environmental conditions.
Materials should be chosen for being pedestrian friendly and in keeping with the
character of the Architectural Style (Refer to the Architectural Styles Guidelines -
Appendix I for additional informationj. Refer to Section III for Color and Material
Guidelines information.
Storefront and Entries shall be treated differently to reinforce the entrance by
recessing the doorways to prevent conAict with pedestrian traffic with doors opening or
closing. Sliding doors are not permilted along Grafton Street unless used as a
storefront to completely open a store fa~ade to the street and remain in a fixed open
position during business operation. Entry doors may be automatic or manually
operated. Storefront design shall be voried from store to store or based on a building
concept. Variety is desired over monotony or overly repetitive palterns and window
design.
Four-sided architecture is required. The side and rear facades of buildings in Grafton
Station will be actively used, therefore, they should have an appeorance similar to a
"front" in regard to doors, windows, etc. Although the architectural treatment may be
simplified and vary according to function, these elevations should remain consistent
through style, use of materials, colors and details.
Street Design Elements:
Street Character beyond the building edge is developed from streetscape elements,
such as walkway palterns and materials, furniture, lighting, signage, landscaping,
parking, service access and utilities location. The following is a brief overview and
discussion of design considerations. Refer to Section IV - Landscape Design Guidelines
and to Section V - Signage Design Guidelines for additional requirements.
Walkway palterns, color and/or materials shall be varied and used to denote entry
locations, special use areas, edges, and street crossings and to help create a sense of
scale and interest in the pedestrian pathway. Minimum walkway width shall be not less
than 12 feet. Encroachments may occur within this area, but shall not create a clear
walking area less than 8 feet minimum width.
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Street Furniture shall be planned for and space provided for seating, outdoor dining,
information kiosks, bicycle racks, trash receptacles, clocks, newsstands or vending
boxes, postal boxes and traffic bollards. A detailed plan showing locations for these
elements is required at the time of submiltal of specific site plans for Site Development
Review of building development proposals.
Lighting shall be provided for general walkway areas, paseos, plazas, courtyards,
landscape accents, storefront displays and entryways, and for building accents.
Lighting fixtures should be designed for their specific purposes and may be wall
mounted, pole maunted, light bollards, recessed or suspended as appropriate.
Uniformity of design style or character is not required on the buildings but standard
streetlights shall generally match the design character, mounting heights and spacing
established in the Village Center portion of Grafton Street (Area "G").
Signage shall conform to City ordinances and the Signage requirements set forth in
Section V - Signage Design Guidelines".
Landscape Elements may occur in several ways; street trees in tree wells protected
with metal tree well grates, planter boxes of various sizes and shapes, raised planters
or planter areas at grade. Overhead trellis structures, hanging plants or arbors are
allowable so long as minimum clearances are maintained in the pedestrian walkway
areas. Wall trellises for planting support is also acceptable for vine pockets at
buildings. Refer to Section IV for Landscape Design Guidelines information.
Street Parking on Grafton Street may be parallel or angled parking where
appropriate. On-street parking allows for the convenience of short-term stops for
shoppers as well as providing a sense of an older, traditional "Main Street" and will
help act as a traffic-calming element as cars transition from Dublin Blvd. into the main
parking area off Grafton Street. On-Street Parking shall be maintained as a free
parking zone (not metered) with a 45 min. time limit.
Utility, Mechanical, and Service Locations ond Access shall be coordinated and
located to not be visually intrusive or obstruct pedestrian activity. These elements shall
not be located immediately adjacent to either Dublin Blvd. or Grafton Street and must
be adequately screened from public view. Where feasible, utilities shall be enclosed
in closets, rooms, wells, or screened from view by walls or landscaping.
Service access for the freestanding retail buildings on Grafton Street shall be located at
secondary elevations or at ends of buildings whenever feasible. Alternate locations for
access may occur from the parking lot side of the building with service entries
integrated into the overall character of the buildings but distinctly separated and
screened from the business entries.
The preferred location for trash facilities is to integrate them into the building design
such that they shall be secured and screened from public access and view. Trash
facilities shall conform to the current City Ordinances and water quality treatment
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regulations. Where it is necessary for trash facilities to be freestanding elements, they
shall be located on the parking plan layout with proposed screening elements noted.
Mechanical systems for retail buildings shall be screened and secured from pedestrian
view and access and meet current City Ordinances. Fire safety equipment shall be
located in coordination with the local Fire jurisdiction and code requirements.
Locations of equipment shall not conflict with public walkways and access.
Architectural Styles:
Historical references to Architectural Styles or detailing may be used, but contemporary
interpretations of styles or modern contemporary design are acceptable. The successful
design composition incorporates the proper use and application of materials, color
theory, praportion and human scale, program function, engineering and construction
practices. The end goal is to create a sense of place and not merely a place that
encloses space.
Architectural Styles that may be developed for the Grafton Station are as follows:
Italianate
Brick-Front
Romanesque
Arcaded Block
False-Front
Gable-Front
Artistic-Front
Modern Broad Front
Central California Vernacular
Mid-Century Modern
Post Modern
Refer to Appendix I for specific Architectural Style Guidelines.
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5. GENERAL COMMERCIAL (BIG BOX) DEVELOPMENT
The single user program of the typical big box retail often creates a problem of scale
and a general lack of Architectural diversity. In response to this, the following
principles are required be used in approaching the design of the shell:
The Principle of Building Massing:
Building Massing must be broken into three or more primary forms through changes in
volume, wall heights, roof forms, parapet heights and offsets in wall planes.
Color and material applications are used to reinforce and help define each of the
massing forms.
The Principle of Building Massing must be applied to all four elevations. In addition
detailing used on primary elevations should be in part continued on other elevations to
complete the building overall character(sl.
Main Street Character:
The Main Street Character is typically lost in the large scale parking lots required to
support the retail activity of the big box retail programs. In addition the lack of
streetscape elements and the scale of these buildings tends to destroy any Main Street
feel in part to the overall size but also the sameness in detail, wall surfaces and often
mega-scale details that reinforce the overall size of the building.
In response to this it is required that the following principles be used in developing the
exterior elevations and planning the site:
Entrances:
Entrances shall incorporate special forms, materials, signage and lighting to announce
their locations and function. Primary and secondary entries and exits should be treated
differently to recognize their function of arrival or departure as well as help create
diversity in the Building Facade.
Overhead Design Elements:
Overhead elements for shade and weather protection over defined walk areas are
required on 30% or more of the building fa~ade. The application and details should
coincide or relate to the Building Massing changes. Awnings, canopies, roofed or
partially roofed arcades with columns are all acceptable solutions. The covered portion
should be wide enough to cover a clear walk area of 8 feet minimum. Overhead
design elements minimum height above finish grade shall not be less than 8'-0".
Walkways:
A required walkway in front of the entire building fa~ade shall be a minimum of 12
feet in width. Design elements, column arcades and other street furniture may encroach
within this so long as a clear walkway not less than 8 feet is maintained. Walks should
have a variety of palterns and/or colors that reinforce the building massing, entry
conditions and boundary areas such as the walkway edge or a special function area
such as for outdoor displays or other activities.
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Landscape Elements:
Adjacent to the walk areas between the walkway and the parking or driveways is an
area reserved for street tree and landscape planting. This area shall be a minimum of
6 feet. Street trees shall be protected by the use of metal tree well grates. Planter boxes
and or raised planters may also be used. Shape, sizes and color may vary. Bollards
may also be used to define and protect this landscape edge. Multiple pedestrian
access points are desirable. Landscaping and streetscape elements are not meant to be
a barrier to access or any loading areas. Refer to Section IV - Landscape Design
Guidelines.
Streetscape Elements:
Streetscape elements such as benches, tables, lighting, clocks, postal boxes, trash
receptacles, signage, bicycle racks, display areas, and banners shall be incorporated
into the overall planning of the "Main Street" along the building facade. Signage shall
conform with the City ordinances and as referenced in the Section V - Signage Design
Guidelines.
Storefront Design:
Storefront window design is required to be included in the building design wherever
compatible with interior space functions. Alternate storefront design may use display
windows, glass block, false windows, or grille and wall palterns that simulate a
storefront window without being glazed. Detailing of false windows should reinforce
the concept of a storefront window by use of changes in wall surfaces, color and/or
materials behind the window grille paltern to reinforce the idea of a window where
none exists. Window palterns should be consistent with the actual storefront windows.
Styles and palterns may vary in response and support of the changes in the building
massing forms.
Wall Materials:
Wall finish materials and colors should be varied for application locations and
differences in color in part to create variety and interest and smaller scaled elements,
but also used to reinforce the Building Massing concept. Material applications should
not be equally or uniformly distributed throughout the elevations but applied to create
elements of importance or to define a specific form or building mass. Applied details
need not be consistent throughout the building but varied to create interest and
differentiation in the building to give it more than one uniform character. This needs to
be done in a balanced way and not make the building overly busy or too fragmented
within the overall massing concept composition. Refer to Section 111 - Color and
Materials Guidelines.
Parking:
The scale of the parking required to support the big box single user retail activity or a
typical shopping center tends to destroy the "Main Street" character of the past.
Parking lots tend to be unfriendly to pedestrian traffic. The amount of paving and/or
parked cars creates a harsh desert-like environment. To mitigate this shade trees and
accent landscape elements are to be incorporated uniformly throughout the field of
parking. Formal pedestrian pathways shall be incorporated into the parking plan
wherever possible to provide direct access between the Big Box retail pads and the
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Conventional Retail uses along Grafton Street. Refer to Section IV-Landscape Design
Guidelines and the Conceptual Site Development Exhibit for additional requirements
and information.
Lighting:
Lighting shall be provided for general walkway areas, parking areas, landscape
accents, storefront displays and entryways, and for building accents. Lighting fixtures
should be designed for their specific purposes and may be wall mounted, pole
mounted, light bollards, recessed or suspended as appropriate. Uniformity of design
style or character is not required on the buildings but standard streetlights shall
generally match the design character, mounting heights and spacing established in the
Village Center portion of Grafton Street (Area "G"). Parking area lights shall be
uniform in character, style, mounting height and general spacing throughout the
parking areas.
Architectural Styles:
Historical references to Architectural Styles or detailing may be used, but contemporary
interpretations of styles or modern contemporary design are acceptable. The successful
design composition incorporates the proper use and application of materials, color
theory, proportion and human scale, program function, engineering and construction
practices. The end goal is to create a sense of place and not merely a place that
encloses space.
Architectural Styles that may be developed for the Grafton Station are as follows:
Italianate
Brick-Front
Romanesque
Arcaded Block
False-Front
Gable-Front
Artistic-Front
Modern Broad Front
Central California Vernacular
Mid-Century Modern
Post Modern
Refer to Appendix I for specific Architectural Style Guidelines.
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NOTES:
(AI Setbacks measured from property line or face of curb as applicable.
(Bl See Section 11- Architectural Design Standards for additional Architectural Treatment requirements.
Ic) Encroachment items may occur within the minimum setbacks for all conditions and shall comply
with the following standards as applicable:
Building Fa~ade First Floor: Not Allowed
Building Fa~ade Second Floor: 2 Feet
Roof Overhang, Cornices, Etc.: 4 Feet
Pilasters and Columns: 2 Feet
Arcade CoIumns/Walkway: 10 Feet (8' Ft. clear walkway min.)
Seating Areas: No restrictions as long as minimum 8
ft. walkway maintained
Covered Walkways/Canopies: 8 Feet
Entry Doors: No Encroachment Allowed
Exterior Stairs: NA
Bay Windows: 2'
Balconies: 2'
Window Boxes: NA
Chimney: NA
A/C Units: NA
(D) Setbacks for accessory structures shall be in accordance with the Building Code in effect at the
time of construction/installation.
(E) Retaining walls up to 3' high may be used to create a level usable area. Retaining walls in excess
of 3' to create usable area are subject to review and approval of the Building Official or
Community Development Director and Director of Public Works. Walls over 30" in height are
subject to safety criteria as determined by the Building Official.
(F) Parking requirements for other land uses not identified in these Design Standards shall conform to
the current requirements of the Dublin Zoning Ordinance.
1 . Measured from average of finished ground surface to highest point of roof including
equipment/penthouse, architectural elements, etc. The Community Development Director may allow
appurtenances subject to his/her approval.
2. Determination of setbacks must consider visibility and landscape requirements.
3. Shared/reduced parking standards permit these uses to reduce required number of parking stalls
by 10% from the standards shown here.
4. An exception to the standard for setbacks from Grafton Street may be permilted for buildings
located at the corners of Dublin Boulevard/Grafton Street. See additional requirements regarding
Gateway Plazas in the Design Standards.
5. At least 40% of building facade shall be 20'minimum height.
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6. Setbacks subject to review and approval of Building Official for Building Code and Fire Code
issues. Setback to building overhang to be 3' minimum or as required by current City Building
Code Standards.
7. Curbside and on-street parking may be counted toward required number of parking spaces.
8. The maximum FAR noted in the table is for the overall Grafton Station Project Area. The FAR on an
individual parcel(s) may exceed the .25 threshold as long as the average FAR for the Project Area
does not exceed the .25 FAR maximum limit.
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PROPOSED CONCEPTUAL SITE USE ANALYSIS.
Site LocaHon Proposed Proposed Parking Spaces Parking Spaces
Commtlrr:ia/ A/lowabl6 S.F. IitKIuinKi Provicled
TYDtI A180
Anchor nAil General 139,410 Sq. Ft.
Commercial
Bi~ Box Retail
Pad "A" General 118,830 Sq. Ft.
Commercial
Bi~ Box Retail
Pad liB" Conventional 13,500 Sq. Ft.
Commercial &
Retail
Pad "C-1" Conventional 21,260 Sq. Ft.
Commercial &
Retail/Office
Mixed Use
Pad "C-2" Conventional 6,000 Sq. Ft.
Commercial &
Retail/Mixed
Use
Pod IIDIl Conventional 9,000 Sq. Ft.
Commercial &
Retail
Pad "E-1" Conventional 5,000 Sq. Ft.
Commercial/
Restaurant
Pad "E-2" Conventional 5,000 Sq. Ft.
Commercial/
Restaurant
Total 318,000 Sq. Ft. 1,127-1,147.. 1,299
*
Based on Planning and Site Development Design Standards and Proposed Conceptual Site
Development Exhibit
**
Off-street parking spaces within the Project Area will be subject to a reciprocal parking
easement between all affected property owners. Based on this, all parking spaces required
for an individual building/use are not required to be provided on the parcel on which the
building/use is located.
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Planning & Site Design Standards
PAD 'A'
118,830 S.F.
NORTHSIDE DRIVE
GRAFTON STATION
Conceptual Site
Development Exhibit
O'
I
100' 200'
I
SECTION 11: ARCHITIECTURAL DESIGN
STANDARDS
1. GENERAL REQUIREMENTS AND
CONSIDERATIONS
2. INTRODUCTION
3. CONVENTIONAL RETAIL
AND COMMERCIAL
4. GENERAL COMMERCIAL
5. GRAFTON STATION CONVENTIONAL
RETAIL AND COMMERCIAL &
GENERAL COMMERCIAL DESIGN
ST ANDARDS
6. ARCHITECTURAL ELEMENTS,
MATERIALS AND DETAILS
7. CONCEPTUAL CHARACTER
ELEVATIONS AT PADS
'A' THRU 'E'
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SECTION II.
ARCFrECTRI<\L DESIGN STANDARDS
1. GENERAL REQUIREMENTS AND CONSIDERATIONS
Building Concepts should be approached from a basis of a
proposed Architectural Style, the scale or size of the building
being contemplated and whether or not it is a single tenant use
or multiple tenant use building. From this the design may evolve
as a composition based on a single Architectural Style or as a
collection of Architectural Styles. Variety and interesting forms
and details are encouraged.
Structure should be considered as an expressive element in the
design as it establishes the underlying rhythm of column bays,
storefront design, pilasters, fenestration, and material and color
applications.
Materials and colors can create a sense of place and time
evoking interest through paltern, surface changes and detail.
Material selection and placement at the pedestrian levels shall
be made based on durability and authentic use and detail.
Elements above the pedestrian levels may incorporate synthetic
materials while still paying altention to detail and durability.
Material use and color shall be in keeping with the
Architectural Style.
Application of good design principles that incorporate
sensitivity to view corridors, scale, proportion, color theory,
lighting, storefront design, landscape design, historic
references, proper use of materials and integration with
modern construction practices are expected to be adhered to in
building development throughout Grafton Station. The goal is
to create a sense of place and community.
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2. INTRODUCTION
The Grafton Station Retail Center consists of two types of retail
activity: Conventional Retail and Commercial and General
Commercial.
The Conventional Retail and Commercial is characterized by
smaller scale Conventional Retail stores and shops, restaurants,
offices, branch banks, etc. and typically are one or two story in
building height. These buildings generally occur along Grafton
Street, and Dublin Blvd. and can be single or multiple tenant
buildings.
The larger Big Box, General Commercial warehouse or a
single large square footage tenant characterizes the General
Commercial. Buildings are usually one story in height and
while primarily a single tenant user, multiple tenants are
permissible and may occur in a Big Box format.
These Design Standards include a description of design
objectives and stylistic analogs to be incorporated into the
overall architectural concept for Grafton Station and
distinguishes between the various types and scale of retail
activity from an Architectural viewpoint.
In this Section we will primarily concentrate on the Building
aspects of the "Main Street". But in the design of these
buildings the Site Planning goals must be kept in mind and
building forms need to respond or even create conditions to
allow for the other elements that make up the "Main Street"
environment.
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3. CONVENTIOANL RETAIL & COMMERCIAL
Building Dtl$ign Concept:
Individual retail buildings may be designed as a single entity,
style or concept or composed as a collection of several smaller
buildings with varying styles and architectural treatments. The
overall composition of either approach shall provide for three
to seven changes in building massing and form with
corresponding changes in surfaces, wall offsets, roof and
parapet heights, fenestration, color and/or material
applications. Each building shall provide consistent
Architectural detailing on all visible sides, including rear
elevations. The principle of mass and form changes shall apply
to all elevations.
Building Setbacks:
Buildings must be setback a minimum of 12 feet from the face
of curb at Grafton Street and parking areas. Within this 12 foot
setback, walkways, street trees in grated tree wells,
encroachments by architectural projections, canopies, outdoor
dining, benches, lighting, trash receptacles, etc. may occur.
The building setback along Dublin Blvd. is not more than 20
feet from face of curb or less than 10' from the street ROW.
Walkways will not be wider than 12 feet along Dublin Blvd.
Additional area remaining between walkways and curb will be
for landscape uses, streetscape elements and/or utilities.
Primary Building Facad8$:
The treatment of the building fa~ade may be approached as a
single Architectural style building concept with articulation of
building mass, form, materials and color or as a collection of
buildings through changes in Architectural styles, materials and
colors. The loiter approach may further the impression of a
place built and perhaps adapted over time establishing a sense
of history for Grafton Station.
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Long, monotonous uninterrupted walls or roof planes are not
allowed. Design techniques include incorporating wall offsets,
recesses, changing the exterior expression of the second floor
plate line, and varying head and sill heights of windows, as
well as their shape and spacing.
Building offsets (12 inches minimum) shall be provided at least
every 75 feet or at changes in the storefront facade design.
This may be achieved by use of pilasters or columns, which
may encroach up to 24 inches into setback areas, or fa~ade
offsets that increase the setback up to 15 feet maximum.
Setbacks greater than 15 feet are allowed to provide for
plazas, paseos and courtyards for outdoor features and
activities such as fountains, artwork, seating and/or dining
areas.
Where upper story windows occur they should be vertically
aligned or organized with the location of windows and doors
on the ground level in mind including storefront or display
windows. These architectural fenestrations shall be compatible
with the style, materials, colors and details of the building.
All Grafton Station area buildings shall have a minimum front
facade height of 15 feet, with at least 40% of that facade
having a height of 20 feet or greater.
Material and color applications should be selected to evoke a
period in time where historic architecture references are being
used, and/or to reinforce a building mass or form, and to call
altention to detail. Refer to Section III Color and Material
Guidelines for additional information.
2004580
11-5
Architectural Design Standards
Grafton Station at Dublin Ranch · May 2006
POST MODERN
MID CENTURY
MODERN
BROAD FRONT
IT ALlANA TE
BRICK FRONT
ignage Opportunities
Vary Cornice
Eave & Parapet
Styles &Heights
Streetscape
Elements
Canopies
Varied Storefront Design &
Window Articulation
Offset Wall Planes
Pedestrian Signage
Opportunity
PAD D
SINGLE BUILDING I MULTIPLE TENANT IBLDG. CONCEPT
2004580
11-6
Architectural Design Standards
Grafton Station at Dublin Ranch · May 2006
MINIMUM OF 3 CHANGES IN BUILDING MASSING
Mixed Use Opportunities
Offices Over Retail
Vary Parapet
Heights & Details
Vary Material
Applications
II
..
Articulated Entries
Varied Storefront Designs
J 1 1
Offset Wall Surfaces
Fenestration Ordered &
Organized With
Storefront & Bay Structure
PAD C-l
SINGLE BUILDING CONCEPT WITH MULTIPLE TENANTS
2004580
11-7
Architectural Design Standards
Grafton Station at Dublin Ranch. May 2006
Secondary Building Facades:
Grafton Station buildings along Grafton Street and Dublin Blvd.
will be visible from the sides and rear and should therefore
create the same sense of arrival and pleasing entry statement
found on the front facade. Side and rear elevations should be
articulated with an appropriate level of detail as front facades
and support the concept and requirement of four-sided
architecture.
Mixed-Use Building Facades and Entries:
Where second level offices or retail uses may occur over
ground level retail uses, the use of awnings or other overhead
structures extending from second floor facades are encouraged
to provide some separation and privacy for the second floor
occupants where they are not a part of the same tenant or
business activity. In mixed use buildings, where ground floor
commercial/retail uses and entrances for upper level offices
occur, entrances shall be highlighted by differences in facade
treatment, use of distinct but compatible exterior materials,
signs, awnings, and exterior lighting.
Entry Design:
Entrances to buildings fronting on Grafton Street and/or Dublin
Boulevard shall be articulated and defined by architectural
elements such as pilasters, columns, lintels, pediments, porches,
porticoes, balustrades, railings and overhangs, where
appropriate. These elements, when utilized, shall be
compatible with the architectural style of the building and its
materials, colors and details. Entries may be recessed or flush
with the main building fa~ade. Secondary entries shall be
articulated differently than main entries to denote their type of
function and/or importance. Sliding type entry door operation
is not permilted however swing door operation may not
encroach into pedestrian walkways where the walkway would
become less than 8' clear. An exception to sliding door uses is
2004580
11-8
Architectural Design Standards
Grafton Station at Dublin Ranch. May 2006
allowed where sliding doors are used to open an entry wall
face and remains open during business hours.
Slorefront Design:
At Conventional Retail buildings (Village Commercial) ground
floor building facades fronting on Grafton Street are to be at
least 60% transparent window surface. Storefront design shall
encourage the use of colorful awnings or pedestrian arcades
and pedestrian oriented store signs.
Encroachments:
Building Encroachments may occur within the minimum
setbacks from face of curbs for all conditions (Dublin Blvd,
Grafton Street, & Parking Lots) as follows:
Building Fa~ade First Floor:
Building Fa~ade Second Floor:
Roof Overhang, Cornices, Etc.:
Pilasters and Columns:
Arcaded ColumnsjWalkway:
Seating Areas:
Covered Walkways/Canopies:
Entry Doors:
Exterior Stairs:
Bay Windows:
Balconies:
Window Boxes:
Chimney:
A/C Mechanical Equipment:
Not Allowed
2 Feet
4 Feet
2 Feet
10 Feet (8 Feet. clear
walkway min.)
No restrictions as
long as minimum
8 ft. walkway
maintained
8 Feet
No Encroachment
Allowed
Not Allowed
2 Feet at Second
Floor Locations
2 Feet
Not Allowed
Not Allowed
Not Allowed
2004580
11-9
Architectural Design Standards
Grafton Station at Dubtin Ranch' May 2006
Archil8clural Styles:
Historical references to Architectural Styles or detailing may be
used, but contemporary interpretations of styles or modern
contemporary design are acceptable. The successful design
composition incorporates the proper use and application of
materials, color theory, proportion and human scale, program
function, engineering and construction practices. Refer to
Appendix I for specific Architectural Style Illustrations
Roofs and Roof Forms:
Roofs are a dominant architectural element as viewed across
the street and from the surrounding area. Provide roofline
offsets in order to add architectural interest and variety to the
massing of each building and to relieve the effect of a single,
long roof. Gable and/or hipped conditions may be used to
add variety and interest to the skyline. Roof types should be in
keeping with the character of the architecture. Parapet roofs,
varied in height and design, are an appropriate solution to
provide opportunities for architectural enhancement and
transitional heights between buildings or changes in massing.
Architectural elements such as dormers, belvederes, chimneys,
cupolas, clock towers and other elements, which add visual
interest to roofs, are encouraged in keeping with the
Architectural Style.
2004580
11-10
Architectural Design Standards
Grafton Station at Dublin Ranch. May 2006
"Gateway" Archil8cture:
Buildings with dominant building styles and/or greater height
shall be designed for the Grafton Station Gateways Icorners of
Grafton Street and Dublin Boulevard in order to emphasize the
importance of these "entries" to Grafton Station. Appropriate
scale and facade treatments include multi-story and/or stepped
facades with "front" facades on all visibly exposed sides.
Vertical elements, upper story balconies, towers or unique
architectural features are used at these corners to aid in
altaining a sense of arrival and place. Architecture may be
recessed or extended into these prominent corners to provide
public plaza spaces.
2004580
II-II
Architectural Design Standards
Grafton Station at Dublin Ranch' May 2006
Gateway Architecture
Tower Element
Project Signage
& Logo
Street Trees Per Landscape
Design Guidelines
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Corner Plaza Building
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PAD B
GATEWAY ARCHITECTURE AT DUBLIN BLVD AND GRAFTON STREET
2004580
11-12
Architectural Design Standards
Stone Elements
Dublin Ranch Recurring
Theme
Durable Authentic Base
Course Material ego
Quarry Stone, Tile or
Precast
Grafton Station at Dublin Ranch. May 2006
Comer and Mid-8lock Conditions:
Buildings located at major and minor street intersections will
have at least two front facades visibly exposed to the street.
Two story and/or stepped facades or special Architectural
design elements are encouraged at these corner locations to
further emphasize corners. Vertical architectural elements, such
as corner towers, and added embellishments, such as flags or
fountains, also may contribute to the special nature of these
locations.
Squares, courts, plazas, building recesses and/or colonnades
at mid-block and corner locations are desirable for variety and
visual relief to the street. At least one pedestrian Paseo between
buildings must be developed to connect the parking area to
Grafton Street.
Building Separation and Plazas:
Provide a minimum of 20 feet between individual buildings.
Pedestrian passageways or paseos between buildings shall
provide a minimum clear walkway of 8 feet. Encourage the
development of sidewalk cafes and indoor/outdoor restaurants
by providing recessed storefronts and building offsets or
orientations to promote pedestrian interaction along Paseos.
landscaped elements shall be incorporated into the plazas and
paseos.
Special Considerations:
The building designs shall consider and provide for location of
signs along Grafton Street oriented toward pedestrians rather
than the automobile. Refer to Section V-Signage Design
Guidelines.
Screen all loading docks and service areas from public streets
and adjacent land use views. These facilities should be
incorporated into the building architecture.
2004580
11-13
Architectural Design Standards
Grafton Station at Dublin Ranch. May 2006
Trash facilities, service entries, loading docks, utilities
equipment such as transformer vaults, telephone boxes, and
meters, mechanical equipment such as A/C units, etc., shall
take place at the rear or sides of buildings. These elements
shall be screened from view and public access and/or
incorporated into facilities within the building design.
2004580
11-14
Architectural Design Standards
Grafton Station at Dublin Ranch . May 2006
@2006 WILLIAM HEZMALHALCH ARCHITECTS, INC.
Arcade, Paseo
Entry May Occur
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VIGNETTE PASEO
2004580
11-15
Architectural Design Standards
Grafton Station at Dublin Ranch . May 2006
4. GENERAL COMMERCIAL
Building Dtl$ign Concept:
Individual retail buildings may be designed as a single entity,
style or concept or composed as a collection of several smaller
buildings with varying styles and architectural treatments. The
overall composition of either approach shall provide for three
to seven changes in building massing and form with
corresponding changes in surfaces, wall offsets, roof and
parapet heights, fenestration, color and/or material
applications. Each building shall provide consistent
Architectural detailing on all visible sides, including rear
elevations. The principle of mass and form changes shall apply
to all elevations.
Building StltbacltS:
Big box retail buildings are required to have a minimum
building setback of 12 feet from the face of curb at the drive
aisle or parking area. Building setbacks greater than 12 feet
are permissible to establish special outdoor use areas. A clear
walkway width of 8 feet minimum must be maintained.
Within this 12 foot setback from face-of-curb to the building
face, walkways, street trees in grated tree wells, encroachments
by architectural projections, canopies, outdoor dining,
benches, lighting, trash receptacles, etc. shall occur. A clear
walkway width of 8 feet minimum must be maintained.
Buildings adjacent to Dublin Blvd. and without intervening
parking areas shall be setback not more than 20 feet from face
of curb or not less than 10 feet from the street ROW.
Walkways will not be wider than 12 feet or less than 8 feet
along Dublin Blvd. Additional area remaining between
walkways and curb will be for landscape uses, streetscape
elements and/or utilities.
2004580
11-16
Architectural Design Standards
Grafton Station at Dublin Ranch · May 2006
BIG BOX RETAIL PRINCIPLE OF MASSING
REQUIRED CHANGES: 3 MIN. 7 MAX.
SINGLE BUILDING W IMULTIPLE
BUILDING CHARACTER CONCEPT
MID CENITURY MODERN
ARCADE BLOCK
MODERN BROAD FRONT
@2006 WILLIAM HEZMALHAlCH ARCHITECTS, INC.
Color & Material
changes to Reinforce
Massing Changes &
Forms
Arcaded 1 Covered
Wall For 113 of
building Overall
Varied Roof
Types and
Heights
Glazing Required For 30% of
Building Fac;:ade Length Overall
Signage 1 Logo Space Refer
to Signage Standards
Entry Articulation With Awning
and Recessed Doors
PAD A
BIG BOX MULTIPLE TENANT DESIGN & MASSING CONCEPTS
2004580
11-17
Architectural Design Standards
Grafton Station at Dublin Ranch . May 2006
Primary Building Facad8$:
Long, monotonous uninterrupted walls or roof planes are not
allowed. Design techniques include incorporating wall offsets,
recesses, changing the exterior expression of the roof or
parapet line, and varying head and sill heights of storefront
windows, as well as their shape, spacing and detailing.
Building offsets (12 inches minimum) shall be provided at least
every 100 feet or at changes in the storefront facade design.
This may be achieved by use of pilasters or columns, which
may encroach up to 24 inches, or fa~ade offsets that increase
the setback up to 15 feet maximum. Setbacks greater than 15
feet are allowed only at plazas to provide for outdoor activities
such as display or dining areas. Entry arcades and arcaded
walks may also be used in meefing this requirement of fa~ade
offsets. Refer to encroachments listed below for additional
information regarding arcaded walks.
Upper clerestory windows should be vertically aligned with the
location of windows and doors on the ground level, including
storefront or display windows. These architectural fenestrations
shall be compatible with the style, materials, colors and details
of the building.
The treatment of the front fa~ade may be develaped as a single
building concept with changes in massing and forms or as
though the single building were a collection of buildings with
changes in Architectural styles, materials and colors that may
further the impression of a place built and adapted over time.
All Grafton Station area buildings shall have a front facade
with a minimum height of 15 feet, with at least 40'7'0 of that
facade having a height of 20 feet or greater and a maximum
height of 45'. Maximum height of Building to a roof ridgeline
or tower element is 65'.
2004580
11-18
Architectural Design Standards
Grafton Station at Dublin Ranch. May 2006
Secondary Side and Rear Facades:
Grafton Station Big Box buildings will be visible from the sides
and rear. Side and rear elevations shall be articulated with a
simplified level of detail consistent with primary front facades.
Side and rear facades generally will contain service areas and
shall be screened from public areas as well as integrated into
the building design to the extent possible. Screening elements
may include walls and fences as well as Landscape elements.
Lighting in these areas should be addressed for aesthetics as
well as function and prevent light pollution from occurring on
adjacent properties.
Entry Design:
Entrances to buildings fronting parking areas or Dublin
Boulevard shall be articulated and defined by architectural
elements such as pilasters, columns, lintels, pediments, arcades,
canopies, porticoes, and roof overhangs, where appropriate.
These elements, when utilized, shall be compatible with the
architectural style of the building and its materials, colors and
details. Entries may be recessed or flush with the main building
fa~ade. Entry door operation may be swinging or sliding type
doors, however door operation may not encroach into
pedestrian walkways where the walkway would become less
than 8 feet clear.
Starefront Design:
At Big Box Retail buildings (General Commercial) Storefront
window design is required to be included in the building
design wherever compatible with interior space functions.
Alternate storefront design may use display windows, glass
block, false windows, or grille and wall palterns that simulate a
storefront window without being glazed. Detailing of false
windows should reinforce the concept of a storefront window
by use of changes in wall surfaces, color and/or materials
behind the window grille paltern to reinforce the idea of a
2004580
11-19
Architectural Design Standards
Grafton Station at Dublin Ranch. May 2006
window where none exists. Window palterns should be
consistent with the actual storefront windows. Styles and
palterns may vary in response and support of the changes in
the building massing forms. A total of 30% of the length of the
building fa~ade shall contain glazed elements with a minimum
window head height of 8 feet and a maximum sill height of 4'.
Half of the required glazing may consist of clerestory windows
occurring above 8 feet with a minimum window height of 2
feet. Glazing does not need to be evenly distributed across the
building fa~ade but may be grouped at entries or other discrete
locations. Wall openings and open fencing or wall grilles that
remain open on a full time basis during business hours can also
be counted as fulfilling part of the required wall glazing for up
to 50% of the total required glazing.
Overhead Design Elements:
Overhead elements for shade and weather protection over
defined walk areas are required on 30% or more of the
building fa~ade. The application and details should coincide or
relate to the Building Massing changes. Awnings, canopies,
roofed or partially roofed arcades with columns are all
acceptable solutions. The covered portion should be wide
enough to cover a clear walk area of 8 feet minimum.
Overhead design elements shall nat be less than 8 feet in
height above finish grade.
2004580
11-20
Architectural Design Standards
Grafton Station at Dublin Ranch. May 2006
Encroachments:
Building Encroachments may occur within the minimum
setbacks from face of curbs for all conditions (Dublin Blvd,
Grafton Street, & Parking Lots) as follows:
Building Fa~ade First Floor:
Building Fa~ade Second Floor:
Roof Overhang, Cornices, Etc.:
Pilasters and Columns:
Arcaded Columns/Walkway:
Seating Areas:
Covered Walkways/Canopies:
Entry Doors:
Exterior Stairs:
Bay Windows:
Balconies:
Window Boxes:
Chimney:
A/C Mechanical Equipment:
Not Allowed
2 Feet
4 Feet
2 Feet
10 Feet (8 feet clear
walkway min.)
No restrictions as
long as minimum 8
feet walkway
maintained
8 Feet
No Encroachment
Allowed
Not Allowed
2 Feet at Second
Floor Locations
2 Feet
Not Allowed
Not Allowed
Not Allowed
Archileclural Styllt$:
Historical references to Architectural Styles or detailing may be
used, or contemporary interpretations of the approved list of
styles noted in the appendix are acceptable. The successful
design composition incorporates the proper use and
application of materials, color theory, proportion and human
scale, program function, engineering and construction
practices. Refer to Appendix A for specific Architectural Style
Illustrations.
2004580
11-21
Architectural Design Standards
Grahan Station at Dublin Ranch. May 2006
5. GRAFTON STATION CONVENTIONAL RETAIL & & GENERAL
COMMERCIAL ARCHITIECTURAL DESIGN STANDARDS
Design Standard Conventional Retail and General Commercial
Commercial
Massing Changes 3 Min; 7 Max; 3 Min; 7 Max
Building Heights 15 ft. Fa~ade Minimum; 20 ft. to 20 ft. Min; 45 ft. Max.
35 ft. for 40% of Building
Fronta~e Min.
Tower & Roof Elements 65 feet Max. 65 feet Max.
Number of Stories 2 Max. 2 Max.
Storefront Facades 12 inches Min. for every 3 12 inches Min. every 100 ft. or less
Offsets storefronts or every 75 feet of
storefront which ever is ~reater
Storefront Glazing 60% Length of Store Fa~ade 30% Length of Store Fa~ade 1
Storefront Clerestory Glazing No Limits or Requirements 50% Maximum of required Storefront
(above 8') Glazina (2'-0" Min Heiaht Rea.)
Storefront Glazing Head and Head Height Min: 8'-0" Head Height Min; 8'-0"
Sill Heights Sill Heiaht Max: 3 '-0" Sill Heiaht 4'-0" Max.
Awnings, Arcades, May Occur; 8'-0" Min Clearance 30% Length of Store Fa~ade; 8'-0"
Trellis/Shade Structures Min Clearance
Roof / Mechanical Screened from View Screened from View
Equipment
Trash/Utility/Mechanical Incorporated into Buildings at Incorporated into Buildings at
Equipment/Service Entries/ secondary elevations and secondary elevations and screened
Storage Yards and Loading screened from view from view
Docks
1. Big Box Retail Stores may count up to half of the 30% Glazing
requirement by use of alternate design techniques such as
screened or open fenced areas, display windows, clerestory
windows, non-glazed window palterns that mimic a storefront
window such as grids, wall trellis structures, bas-relief wall
surfaces with color changes and/or murals or wall openings
that remain open during business hours.
2004580
11-22
Architectural Design Standards
Grahon Station at Dublin Ranch. May 2006
6. ARCHITECTURAL ELEMENTS, MATIERIALS AND DETAIlS
Roof Malerials:
Different roof types include various pitches, shapes and forms.
This provides the opportunity to introduce a variety of roof
materials.
Acceptable materials include:
High Quality Composition roof (comparable to 50 yr. +
grades)
Concrete tiles - (all shapes)
Standing seam / corrugated metal (appropriate to style}
Built-up asphalt/membrane - (Flat Roofs only)
Facade T reatmenb and Malerials:
The facade is the primary element that defines the character of
a building. Primary facade elements include windows; doors,
base course, wall surfaces, and pitched roofs or articulated
cornices.
Acceptable facade materials include:
Smooth plaster or lightly textured (no rough plaster)
Wood siding/composite materials (such as Hardie Plank)
Brick, stone, pre-cast concrete
Tile - as a secondary material
Glass block - as a secondary material
EFIS materials & foam materials are not allowed within 6'
of finished grade.
Doors:
Doors are one of the most important facade features because
they are the store/building entry. Illustration of the location,
orientation and proportion of entries and doors is required.
Door types and edge treatments should be illustrated including
sidelights, trim and transoms. Acceptable door materials
include:
2004580
11-23
Architectural Design Standards
Grahon Station at Dublin Ranch. May 2006
Wood, metal and/or glass
Multi-pane glazing shall have true divided light at
ground floor. Upper stories may use other forms of
pane dividers provided that their appearance matches
ground floor glazing treatment.
Windows:
The shape and paltern of window openings should vary at
required changes in storefront facade design. Where a single
use such as office is proposed, a common window vocabulary
can be used in various restaurant or store ways to create an
infinite variety of facades. Important window features include
the number of panes, the way it opens, and the trim around it.
Window styles should be designed in keeping with the
architectural character of each building, (refer to Architectural
Styles section Acceptable window types and materials include:
Metal and wood
Vinyl clad (at window locations above 1 st floor only -
match first floor window design)
Fixed pane and operable styles
Multi-pane glazing shall have true divided lites at
ground floor. Upper stories may use other forms of
pane dividers provided that their appearance matches
ground floor glazing treatment.
Awnings/Canopies
Awnings or canopies overhead are an integral part of Grafton
Street. They should be used to call altention to entries, provide
shade/shelter, help to create a sense of intimate scale and
enhance the visual character of the buildings and street scene,
and provide privacy to potential residential units.
The use of fixed or retractable awnings in various colors,
shapes and materials and detailing are encouraged if they
compliment a building's architectural style, materials, colors and
details. Awnings are required to be designed as an integral
part of the facade so they do not unnecessarily conceal
2004580
11-24
Architectural Design Standards
Grahon Station at Dublin Ranch. May 2006
architectural features, such as cornices, columns, pilasters, or
decorative details and do not impair facade composition.
Acceptable materials include:
Wood
Fabric (Fire rated material)
Metal
Glass
Signage
Building signs should be varied in format, graphic style, shape
and method of lighting according to the function and
architectural style of each building. Back lighting is not
permilted. Signs perpendicular to and extended from the face
of the building orient to the pedestrian and are encouraged
(refer to Section V Grafton Station Tenant Sign Guidelines, for
specific criteria and standards).
UghHng
Exterior lighting fixtures altached to the building shall be
compatible with the style, materials, colors and details of the
building. Lighting used on the exterior of buildings and signs,
and the light quality produced, shall be appropriate and
compatible. Facades shall be lit from the exterior, and, as a
general rule, lights should be concealed through shielding or
recessed behind architectural features.
Outdoor Dining
Outdoor dining areas may encroach up to 4' into the 12'
sidewalk area. Where additional depth may be required for
outdoor dining beyond the 4' allowable encroachment, the
building envelope must provide it. Where separation from
pedestrian space is desired, a maximum 42" high, moveable,
self-supporting divider (e.g., railings, partitions, planter boxes,
etc.l should be used. The material, design and color of the
divider shall be compatible with the subject building's
architecture.
2004580
11-25
Architectural Design Standards
Grahon Station at Dublin Ranch. May 2006
Other permilted moveable fixtures associated with outdoor
dining include: tables, chairs, umbrellas, low level lighting,
heaters and landscape planters, pots, etc.
Secondary Elemenls/Delails
Trim
Trim should include, where appropriate to the style, eaves,
corner boards, gable and eave boards, pediments, friezes,
lintels, sills, quoins, belt courses, balustrades, soffits, etc.
Gutters
Roof gulters and down spouts, whether built in or altached,
should be specified as to shape and integrated with the trim.
Utility Meter
Above ground meters shall be located at the sides or rear of
buildings away from adjacent streets or pedestrian walkways.
All meters except those placed underground shall be enclosed
or set behind architectural or mature landscape elements to
screen them from view.
Mechanical Equipment
All mechanical equipment, including air conditioners, gas
regulators, telephone/cable TV pedestals, satellite dishes, solar
panels, etc. shall be located in visually unobtrusive locations,
screened from view from surrounding areas and baffled for
noise altenuation where necessary.
Skylights ond Rooftop Windows
Unless they are integral elements of the architectural design,
skylights and rooftop windows shall be completely screened
from view from surrounding areas.
Roof Flashing & Vents
Roof flashing shall be integrated with the roof design. Place
vents in unobtrusive locations away from public view from
surrounding areas, unless they are part of the building's
architectural style. Roof flashing & vents hall be painted to
2004580
11-26
Architectural Design Standards
Grahon Station at Dublin Ranch. May 2006
match adjacent material colors. Use of unpainted metal flashing
and/or vents as a design element is subject to review and
approval during SDR process.
2004580
11-27
Architectural Design Standards
Grahon Station at Dublin Ranch. May 2006
7. ARCHITECTURAL CHARACTIER IUUSTRATIONS
PAD A - EAST ELEVATION AT PARKING LOT
PAD A - NORTH ELEVATION AT DUBLIN BLVD.
PAD B - NORTH ELEVATION AT DUBLIN BLVD.
PAD C-! / B - EAST ELEVATION AT GRAFTON STREET
PAD C-2 - EAST ELEVATION AT GRAFTON STREET
PAD D - EAST ELEVATION AT GRAFTON STREET
PAD E-2 / E-! - NORTH ELEVATION AT GRAFTON
STREET
2004580 11-28
Architectural Design Standards
Grafton Station at Dublin Ranch · May 2006
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CONCEPTUAL EAST ELEVATION AT PARKING LOT
2004580
11-29
Architectural Design Standards
Drive
@2006 WILLIAM HEZMAlHAlCH ARCHITECTS, INC.
Grafton Station at Dublin Ranch · May 2006
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CONCEPTUAL NORTH ELEVATION AT DUBLIN BLVD, SINGLE TENANT OPTION
2004580
11-30
Architectural Design Standards
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2004580
11-31
Architectural Design Standards
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2004580
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Architectural Design Standards
Grafton Station at Dublin Ranch · May 2006
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CONCEPTUAL EAST ELEVATION AT GRAFTON STREET
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Architectural Design Standards
Grafton Station at Dublin Ranch · May 2006
Entry Drive
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2004580
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Architectural Design Standards
Grafton Station at Dublin Ranch · May 2006
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2004580
11-35
Architectural Design Standards
Street & Plaza Trees
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Grafton Station at Dublin Ranch · May 2006
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RESTAURANT
CONCEPTUAL NORTH ELEVATION AT GRAFTON STREET
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Architectural Design Standards
Grafton Station at Dublin Ranch. May 2006
SECTION III.
COLOR AND MATERIALS
Colors and Materials Overview
Effective use of colors and materials will promote an
underlying sense of old town character with dynamic variety
to create a visually stimulating environment at Grafton
Station, Dublin Ranch Area 'H'. Variety in texture hue and
value are the keys to avoiding undesirable monotony.
Each architectural theme shall utilize appropriate historic
references for colors and materials selections. When
contemporary building materials are intended to replicate
those from yesteryear, colors should be used within the tonal
ranges from history's originals. For instance, concrete'S'
tile should be used in the terra colta hues found in clay roof
tile.
To provide unity at Grafton Station, Dublin Ranch Area 'H'
all color paleltes shall have a dominant theme of warm,
nature-based hues combined harmoniously with cool, vibrant
accents. Warm colors are defined as those found in the
spectral range between purple, red and yellow or those
colors that are influenced by red and yellow. Cool colors
range between green and blue or those colors influenced by
blue.
Colors and materials applications should be applied with an
emphasis on contrast. Different building materials will be
visually highlighted with deliberate placement of smoother
surfaces adjacent to those with rougher textures. Roof
planes should vary from wall planes in texture and color to
avoid a monolithic appearance. Colors should be applied
strategically providing well-designed use of contrast in hue
and value to create a visual hierarchy. Value is defined as
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Color And Materials
Grafton Station at Dublin Ranch' May 2006
the relative lightness or darkness of a color compared
against the gray scale. Architectural elements of greatest
importance, such as main entrances, shall receive the
highest contrast for dominance. Secondary architectural
features should be down played by the use of lower contrast.
Each architectural vernacular included in the Grafton
Station, Dublin Ranch Area 'H', General Commercial Design
Guidelines has its own unique colors and materials
vocabulary that assist in further defining the theme. The
paleltes suggested for each architectural vernacular should
be the foundation for colors and materials selections within
that theme.
ltalianale:
Brick and stone quoins, decorative cornices, lintels and
pilasters with elaborate capitals are all hallmarks of the
Italianate style. Floral motifs, roseltes and anchor irons were
also common historic elements. Where brick and stone occur,
emphasis should be placed upon them through the use of
contrasting adjacent surfaces. Brick and stone should be rustic
in texture and earthy in color. Areas of stucco, for Italianate
architecture, offer an exciting color opportunity for the dark,
saturated, warm hues of southern Europe. Pre-cast concrete
details, or those intending to mimic them, should be used in
tones that replicate the natural colorations created by sand,
cement and water. Bronze or black tones are appropriate for
decorative metal accents.
Brick-Front:
As its name implies, Brick-Front architecture relies on a
predominant use of brick as the main building material.
Ornamental accents of stone or pre-cast concrete are
appropriate and add visual interest. The use of different types
of brick and multiple brick coursing techniques are
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Color And Materials
Grahon Station at Dublin Ranch' May 2006
encouraged to heighten the textural and tonal variation. Brick
that is uniform in color and machined with no texture should
be limited in use as only minor accents. The dominant hue for
Brick-Front should be red ranging from yellow-based terra
coltas to bluer influenced burgundies. Neutral toned bricks
may be used as accents.
Roman8$que:
Coursed, rock-faced sandstone blocks, stone and brick are the
main materials that define the Romanesque style. When
designed primarily with stone or brick, the opposite material
should be used for trim. Brick can be simple or ornamental
with geometric designs. Stone should be block-like and not
irregularly shaped. Stucco or siding may be used in
combination with more traditional appearing Romanesque
materials. Historic Romanesque buildings were often banks
or public buildings implying a formality that should be
maintained and translated through the appropriate use of
materials and colors. Richness in texture and the use of
neutral, naturally occurring colors should be employed to
achieve dignified sophistication.
Arcaded Block:
Arcaded Block architecture borrows from the Romanesque the
same characteristic use of stone blocks or bricks with the
addition of arches or arcades as the dominant design feature.
Eclectic combinations of classical and picturesque elements
such as spires, metal roofs and canvas or metal awnings
further define this style. Stucco walls may be employed as a
part of the material mix with buildings grounded by the look
of a masonry base. The variety of materials utilized should
be accentuated by the use of different colors between them.
The overall palelte for Arcaded Block will blend neutral,
natural masonry colors with vibrant hues, both warm and
cool, as accents.
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Color And Materials
Grafton Station at Dublin Ranch . May 2006
False-Front:
With its association in the seltlement of the West, the
vernacular of False-Front is inherently basic. Characteristic
materials used for these first commercial buildings include
clapboard, board and balten or brick. Modern interpretations
can include wainscots made of wood paneling, masonry,
metal, tile or stucco. Simplicity is key in the use of materials
and colors for False-Front. Machined or industrial looking
materials are to be avoided. Colors should be predominan~y
warm and earth-toned in light to dark values avoiding
relationsh ips of extreme contrast.
Gable-Front:
Gable-Front buildings of yore, with their rural selting and
everyday use for hardware, feed and general stores are most
casual in concept. Clapboard, wood siding, stucco and
masonry can be used with wooden brackets at gables and a
dominant signboard. Contemporary elevations may also
utilize tile, metal or wood paneling at wainscots. Unadorned
informality is the goal for material applications. The full
spectrum of color may be employed without undue complexity
or sophistication to create an informal appeal.
Mstic-front:
Characterized by its residential, coltage nature, the Artistic-
Front includes decorative bases of stucco or masonry with
wood detailing. Walls can be stucco or various siding types.
Combinations of different materials should be used with an
emphasis on textural contrast as the main focus. Random
shaped stone and rustic, hand-molded brick are suitable for
Artistic-Front elevations. Dynamic color combinations that are
nature based will translate the altention gelting design intent
of Artistic-Front retail architecture.
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Color And Materials
Grafton Station at Dublin Ranch' May 2006
Modem Broad Front:
This double-width, single story, storefront, architectural style,
as the name implies, requires design elements that visually
assist in broadening the front of the building and creating
openness. Brick cladding and pre-cast ornamentation are
direct historic references. Contemporary interpretations can
include stucco, tile, masonry or metal wainscoting and canvas
or metal awnings. Modern materials that are industrialized in
appearance are most appropriate. Thin window mullions will
assist in increasing the visual width of elevations. The usual
colors of industrial and raw materials should be the basis for
Modern Broad Front color paleltes.
Central California Vernacular:
The residential feel inherent to the late 19th century Central
California Vernacular is facilitated by the use of materials
reminiscent of those found on the homes of this period in
agricultural communities. Wood shake or composition
roofing, indigenous-looking stone, used brick and wood
siding are all appropriate to communicate this style. Colors
can vary, warm to cool and light to dark. Color combinations
should exhibit variety that is more subdued than flamboyant.
Mid Century Modern:
The sleek simplicity of the Mid Century Modern style requires
only a limited palelte of materials. Roofing materials should
not be mixed. Restrained combinations of tile, metal, stucco,
glass block, masonry and wood siding may be used.
Materials should maintain overall geometric lines with an
emphasis on a machined and not naturally procured
appearance. Subdued color paleltes in predominan~y neutral
tones are most appropriate.
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Color And Materials
Grafton Station ot Dublin Ranch' May 2006
Post Modern:
The Post Modern style provides the greatest opportunity for
exuberant use of color and material combinations. A wide
range of building materials can be implemented including
stucco in varying textures, masonry in angular shapes, wood
siding and tile. The mix of materials should be lively.
Saturated color in primarily warm tones with high-contrast
combinations is thematically correct.
Submittal Requirements and Review:
Color and materials submiltals are required for the Specific
Design Review. Submiltals must consist of samples that
accurately represent the textures and colors proposed for the
essential components of the exterior elevations including, but
not limited to, visible roof materials, stucco, siding, masonry,
pre-cast, storefront, windows, doors, trim and accent colors as
well as significant architectural details like shulters, awnings
and decorative metal. Mounted color and material samples,
clearly labeled and mounted on boards, no larger than 24" x
36", will be accepted for review. Colored elevations, cross
referenced to the samples are also required.
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Color And Materials
Grahan Station at Dublin Ranch . Mav 2006
SECTION IV: LANDSCAPE DESIGN
GUIDELINES
l. VEHICULAR CIRCULATION
2. GENERAL DESIGN STRATEGIES
3. GRAFTON STREET MAIN ENTRY
4. GRAFTON STREET LANDSCAPE
5. PlAZA AND TRAFFIC CIRCLE AT SOUTH
TERMINATION OF GRAFTON STREET
6. ENTRY STREETS TO PARKING LOTS
7. PARKING LOTS
8. PlAZA AT PADS BAND C
9. RETAINING WALLS
10. BIOSWALE LANDSCAPE
11. OWNERSHIP AND MAINTENANCE OF
GRAFTON STATION COMMON AREAS
IV - 1 Landscape Design Guidelines
Grahan Station at Dublin Ranch . May 2006
SECTION IV
LANDSCAPE DESIGN GUIDELINES
1. VEHICULAR CIRCULATION
Principal Entry
The Grafton Street right-of-way is the principal vehicular access
route within the Project Area. It extends two blocks south from
Dublin Boulevard and divides Area H into two sections with Grafton
Station ta the west and future Campus Office uses ta the east. The
Water Quality Treatment Basin is to the south. Grafton Station
provides opportunities lor pedestrian circulation in addition to
vehicles.
Building and Site Access
Grafton Street provides the main connection from Dublin Boulevard
to Conventional Retail and Commercial pads B, C-], C-2, D, E-1
and E- 2 along Grafton Street itself; and to Anchor A and Pad A to
the west. It also is one of the streets which serve the Water Quality
Treatment Basin and the future Campus Office site.
Street Organization
The northern portion of Grafton Street at Dublin Boulevard has a
median to facilitate traffic movements by dividing the one south-
bound lane from the three north-bound lanes. The southem portion
of Grafton Street narrows ta one lane in each direction, with
diagonal parking serving the shops which open onto the street.
Grafton Street terminates at a traffic circle and adjacent plaza with
large trees, outdoor seating areas, public art and a fountain. This
plaza also serves as a pedestrian access point to the Water Quality
Treatment Basin.
Connections From Grafton Street
From Grafton Street there are three vehicular connections to the east
and west. Two connections extend west from Grafton Street to
porking lots serving the retail building pads. The primary one is a
private interior lane lined with trees that divides Grafton Station into
two halves and breaks down the scale of the development. This lane
provides motarists direct access to all parking lots and buildings.
The second connection to the west from the Grafton Street is at the
traffic circle and provides a more direct access ta Anchor A, as well
as Pads E-1 and E-2. The third connection from Grafton Street is a
future street extending east from the traffic circle to the Water
Quality T reatrnent Basin and the Campus Office site.
Other Auto and Delivery Connections From Dublin Blvd.
From Dublin Boulevard there are two vehicular connections besides
Grafton Street. One is an auta connection which goes directly ta
Pad A and Anchor A. The other is lor large delivery trucks.
IV- 2
Landscape Design Guidelines
Grahon Station at Dublin Ranch . Mav 2006
Ingress and egress for delivery trucks serving Anchor A and Pad A
is provided directly 011 Dublin Boulevard at the northwest corner of
the site. Delivery vehicles use a 35' wide driveway behind Anchor
A and Pad A for access to loading docks. A loop around the outer
edges of the Anchor A porking lot with a minimum 15' wide travel
lane in each direction is provided for trucks to turn around and exit
the site at the same location they entered from Dublin Boulevard.
Trucks making deliveries to Anchor A and Pad A are not allowed ta
use Grafton Street.
Connections From Northside Drive
From Northside Drive, the frontage road parallel to the freeway,
there is an additional access point which bridges over the linear
bioswale, which serves ta treat stormwater runoff from the Project
Area.
(See Overall Key Plan for further information in the Grafton Station
project slJe.)
2. GENERAL DESIGN STRATEGIES
Mixing Autos and Pedestrians
Grafton Station is pari of Area H of Dublin Ranch, which includes
plans for future residential, campus office and commercial uses. In
addition to serving the larger Dublin community, which will access
the site by car, Grafton Station will serve local residents as well as
business and office workers who will be able to walk to shopping
and services.
Traffic Calming
Landscaping will be used ta encourage pedestrian usage while
accommodating and slowing cars. Starling on Grafton Street at the
Project Site entry at Dublin Boulevard, sidewalks and plazas will
include concrete unit pavers, closely spaced street trees and grates,
fountains, public art and pedestrian scale lighting.
Traffic calming devices within Grafton Station include:
. Dublin Boulevard/Grafton Street corner entry plaza at Pads B
and C-l
. Concrete unit pavers in crosswalks
. Courtyards with seating and landscaping at other Grafton Street
intersections
. Traffic circle with public art and plantings
. Plaza at Pads E-1 and E- 2
. Pedestrian connections and trees in porking lots
Identity
In order ta create a cohesive and unified identity within Grafton
Station, there will be consistency and compatibility between
IV- 3
Landscape Design Guidelines
Grafton Station at Dublin Ranch . Mev 2006
architecture and landscape by using a simple and limited palelte of
construction materials, site lighting, fumishings, paving and plant
materials. Street and building signage shall conform ta the Master
Signage Program prepared by the GNU Group for Grafton Station.
In addition to the master signage program, buildings at the
intersection of Grafton Street and Dublin Boulevard will have taller
architectural elements on the corners ta announce arrival at Grafton
Station.
A fountain with bubblers and accent lighting will be located in the
sidewalk area between Grafton Street and Pad B.
Site Planting Concept
The landscape concept is expressed primarily through the use of
street trees, which establish a hierarchy of spaces and provide the
much needed shade:
. The porkway on Dublin Boulevard is planted with a staggered
double row of large deciduous trees which continues the
landscape treatment which has already been established.
. Grafton Street sidewalks are planted with the large flowering
Robinias which continues the same tree anticipated from the
northem portion of Grafton Street within the Village Center,
while the median is planted with a smaller flowering accent
tree. The traffic circle has a ring of low shrubs and ground
cover that circle the public art; and possibly a ring of trees.
. Metal tree grates are provided for all trees planted in paved
areas and along street frontages, and are to be a minimum of
6' square.
. The large plaza at the end of Grafton Street is also planted with
a grid of Robinia trees, with water feature, low hedges and
seating for outdoor dining.
. The parking lots have four types of trees - one for shading
cars, one far shading pedestrian walkways, one ta mark the
interior ease-west street which divides the main parking lot in
two, and one that marks the vehicular circulation on the
perimeter.
. There are evergreen screening trees and understory shrub
plantings to block the view of the back of Anchor A from the
sauth and west.
. There are riparian plantings in the bioswale associated with
stormwater management parallel and adjacent to the freeway.
3. GRAFTON STATION MAIN ENTRY
Intersection of Grafton Street and Dublin Boulevard
Pad B on the south western corner of the Grafton Street/Dublin Blvd.
intersection is set back to provide an "entrance" or a "gateway" to
Grafton Street with a low fountain and signage which is unique
IV-4
Landscape Design Guidelines
Grahon Station at Dublin Ranch . Mav 2006
relative ta other locations in Dublin Ranch, yet within the consistent
pallelte of materials used throughout Area H.
Landscape Treatment
The Dublin Boulevard street tree will continue in front of Pad B ta the
corner of Grafton Street, with additional shrubs facing Dublin Blvd.
These additional plantings will be placed ta complement the
building's architecture, retail entries and windows.
Paving Materials
Unit pavers on sand with a simple geometric paltem, including 2
contrasting but subdued colors, will match the paving used
throughout the main shopping areas. The entry band of enhanced
poving, consisting of matching unit pavers and concrete restraining
edges will be used at the intersection of Dublin Boulevard to serve as
a threshold leading into Grafton Station.
(See Grafton Street Enlargement Sheets I ond 2, and Entry Plozo
Enlargement Sheet, for further informotian on Grofton Sfreef.)
4, GRAFTON STREET LANDSCAPE
Paving for Sidewalks and Crosswalks
Grafton Street will have a 12' minimum wide sidewalk with the lace
of buildings typically located at the back of the sidewalk. In some
locations, the buildings will be located further than the 12' minimum
from the back of curb. Sidewalks along both sides of Grafton Street
will be paved with the same 2 color concrete unit pavers from back
of curb to the face of the buildings, as will adjacent courtyards,
crosswalks, and a collar around the traffic circle.
Crosswalks paved with concrete unit povers and concrete restraining
edges are located at all of the intersections on Grafton Street
providing pedestrians with connections to retail buildings as well as
adjacent Campus Office uses and the Water Quality T reatrnent
Basin.
Planting
In order to connect with Grafton Street north of Dublin Boulevard,
Grafton Street is planted with the same deciduous, flowering
Robinia 'Idahoensis' street tree at approximately 30' on center, in
cast iron tree grates. In areas where the building lace is further
from the back of curb than the 12' minimum, there will be
additional pots and/or planters with shrubs and ground cover.
The landscape median that divides the north and south bound travel
lanes on the first block of Grafton Street will be planted with a
smaller flowering accent tree, with low shrubs and ground cover.
(See Recommended Plant Poleffe on the Overall Key Plan.)
IV-5
Landscape Design Guidelines
Grafton Station at Dublin Ranch . Mav 2006
Site Amenities
Furnishings and colors shall be standardized throughout Grafton
Station. Bicycle racks, trash receptacles and benches shall be used
at building entries in a similar style as other such street furnishings
at the Village Center across Dublin Boulevard.
Lighting standards along Grafton Street and the two entry streets
between Pad buildings shall be the same as used on Grafton Street
north of Dublin Boulevard in the Village Center. Fixtures shall be
100 walt metal halide on a 14' pole with a single luminaire
mounting arm. Fixtures shall be spaced at 60' - 90' on center and
aligned in poirs instead of staggered along the street.
5. PLAZA AND TRAFFIC CIRCLE AT SOUTH TERMINATION OF
GRAFTON STREET
Plaza at Pads E-l and E-2
At the end of Grafton Street is the large shaded plaza on the north
side of building E- 2 which fronts onta the traffic circle and
terminates Grafton Street. It is large enough to relate to the scale of
the traffic circle, and is also divided ta make smaller areas for
outdoor dining, pedestrian circulation and casual seating with a
fountain and low hedges.
Paving Materials
Paving materials may be a combination of concrete unit povers and
colored, sandblasted concrete ta match other Grafton Station open
spaces.
Planting
Low shrub plantings at the southern edge of the traffic circle provide
a screen between the plaza and autos on Grafton Street. A bosque
of large shade trees in cast iron tree grates provide a cool, leafy
space for outdoor seating.
Amenities
A series of connected water features with bubblers and accent
lighting will be located in the plaza, and will be similar in design to
the fountain in the entry plaza at Grafton Street and Dublin
Boulevard. With the plaza's proximity to 1-580 ta the south, the
water feature's design should include jets and bubblers that will
mask some of the highway noise for plaza users.
A massive concrete, wood and steel trellis is suggested in four
locations around the traffic circle. This trellis will help to define the
traffic circle at the end of Grafton Street, and provide an additional
layer of separation between the plaza and Grafton Street.
IV-6
Landscape Design Guidelines
Grahon Station at Dublin Ranch . Mev 2006
Public Art
Public Art will be located in the center of the traffic circle at the
tennination of Grafton Street on an elevated platform. The
landscape concept will be designed ta work with the public art, and
may be surrounded by a ring of large trees.
(See Traffic Circle Enlargement Sheet for further infonnofion.;
6, ENTRY STREETS TO PARKING LOTS
Street Design Concept
The northem entry street off Grafton Street that divides Pads C - 2
and D, and extends into the parking lots between Anchor A and
Pad A will consist of one travel lane in the west-bound direction and
two travel lanes in the east-bound direction. A landscape median is
located between the two directional lanes. As this is a significant
access point, the Pad buildings have a generous 20' wide minimum
sidewalk ta separate cars from buildings, and to provide
opportunities for pedestrian circulation and for retail uses at Pad D
to spill out onta the sidewalks.
The southern Entry Street that connects the traffic circle with the
Anchor A parking lot will consist of one 12' wide travel lane in each
direction of travel. This road divides the Pad buildings D and E-l
along Grafton Street and both sides shall have extremely wide
sidewalks to encourage retail uses from Pads D and E-1 to spill out
onto the sidewalks.
Planting
The predominant Ieoture of both entry streets are the double rows of
evergreen street trees with low shrubs and seating. Trees are
planted in metal tree grates at approximately 20' on center. The
large areas from building to back of curb allow for layers of
landscaping to define smaller scaled spaces for outdoor seating,
dining or shopping.
In order to define the northern entry street as it extends west past
Grafton Street Pad buildings to divide the two parking lots for
Anchor A and Pad A. a wide planting island is proposed on both
sides of the street ta be planted with a large accent tree at
approximately 40' on center, with medium height, evergreen shrubs
ta screen parked cars in adjacent lots.
Paving Materials
Sidewalks along entry streets will be paved with the same concrete
unit pavers from back of curb ta the lace of the retail buildings to
match sidewalks along Grafton Street. Crosswalks located at all of
the intersections along both entry streets shall be paved in concrete
unit pavers to match sidewalks with concrete restraining edges.
IV-7
Landscape Design Guidelines
Grahon Station at Dublin Ranch . May 2006
Lighting
Lighting standards along Entry Streets between Grafton Station Pad
buildings shall be the same as what is used on Grafton Street.
Fixtures shall be 100 walt metal halide on a 14' pole with a single
luminaire and mounting arm. Fixtures shall be spoced at 60' - 90'
on center and aligned in poirs along both sides of the street instead
of staggered along the street. Fixtures in the landscape median
shall be 100 walt metal halide on a 14 pole with double luminaire
and mounting arms. Light Poles shall be painted ta match other site
furniture within the Grafton Station Project Site.
(See Entry Street Enlargement Sheets I and 2 for further
informahon.}
7. PARKING LOTS
Parking Layout
Parking spaces in both lots are laid out with a repeating module of
three standard sized spaces adjacent ta two compact spaces.
Parking spaces include the City of Dublin standard parking space of
9' wide by 20' deep, a compact porking space of 9' wide by 17'
deep, and a handicapped parking space of 9' wide by 20' deep
with a striped loading zone of at least 5' wide by 20' deep.
Parking spaces in both lots take advantage of a 2' overhang inta a
landscape planting island. This allows for less paving, more
landscape, and a more efficient parking lot layout.
Landscape Treatment
Each of the landscape planters adjacent to pairs of compact spoces
is at least 16' wide and 10' deep and is planted with a large
deciduous canopy tree, shrubs and ground cover. Landscape
planting islands are bordered with flush concrete curlbs on all sides.
Where islands abut parking spaces, a 6" raised concrete curb
extend across half of each parking space to act as a wheel stop,
and to allow parking lot runoff to be filtered by the planters. The 6"
raised concrete curlbs are also located on the outside edge of all
landscape planting islands facing the vehicular drive aisles.
Each parking aisle is terminated with a 36' long landscape planting
end island planted with two large accent trees, shrubs and ground
cover. There are also unique, enlarged landscape planting islands
through both lots, which are more heavily planted with trees, shrubs
and ground cover plantings to modulate the scale of the porking lot.
Along the southern edge of the parking lot serving Anchor A, there
are enlarged landscape planting areas at the termination of drive
aisles that run in the north-south direction. These planting areas will
be planted with large scale evergreen trees which will eventually
accent the southern edge of the lot and soften the views for
motorists.
IV-8
Landscape Design Guidelines
Grahan Station at Dublin Ranch . Mav 2006
lSee Parking Lot at Dublin Boulevard Enlargement Sheet,
Hondicopped Parking enlargement Sheet, ond Parking Lot
Enlargement Sheet for further informotion.)
Parking Lot Lighting
Parking lots shall be lighted with both single and double 180 degree
mounted fixtures on 30' high poles. Fixtures shall have double
tension mounting arms. Lights will be 400 walt super metal halide.
Fixtures are approximately 80' apart and placed in each parking lot
parking aisle and in locations around parking lot perimeter. Light
poles shall be painted ta match other site furniture within the
Grafton Station Project Site.
Paving Materials
Parking lots are to be paved in asphalt and striped per City design
standards. Handicapped parking spaces, loading zones and
crosswalks are improved at building entries with unit pavers with
concrete restraining edges 10 define autocourt areas to slow traffic
and improve porking lot appearance.
Pedestrian Connections
Each parking lot in the Grafton Station Project Site will have at least
one 16' wide landscape planting aisle that contains a 5' wide
concrete pedestrian walkway connection running its entire length.
This connection serves 10 connect Anchor A and Pad A to the Pad
buildings along Grafton Street. These connections encourage users
to navigate the entire Grafton Station development on loot instead
of in a vehicle.
Each pedestrian walkway connection is to be colored sandblasted
concrete. Walkways are lined with shrub and ground cover
plantings as well as a double row of medium-sized evergreen
accent trees. Two in-ground up lights shall be placed 10 accent each
tree along Pedestrian Connections.
(See Materials List for more informotion.)
8, PLAZA AT PADS B AND C
Design Concept
The primary outdoor plaza spoce lor the site is at the interior sides
of Pads Band C-1. It will have seating and outdoor dining space
shaded by trees and wood and steel trellises. A series of connected
water features with jets and lighting will serve as the local point of
the plaza, and will be similar ta the fountain at the corner of
Grafton Street and Dublin Boulevard.
The plaza will tie in with pedestrian circulation along the retail
starefronts under the building arcade which fronts the plaza. Entries
IV- 9
Landscape Design Guidelines
Grahon Station at Dublin Ranch . Mav 2006
to the Pad buildings will be flanked by large polled plants. Benches
will be provided throughout the plaza, under architectural arcades
and along pedestrian passages between Pad buildings. Shade
trees in metal tree grates provide a buffer between the plaza and
the adjacent porking lot.
Paving Materials
The main triangular seating area is defined by colored concrete with
sandblast finish, and is surrounded by the same unit pavers in 2
colors to match those used throughout.
(See Plaza at Refo/1 Pads 8 and C Enlargement Sheet for further
information.)
9. RETAINING WALLS
Design Concept
Retaining walls are necessary in three locations and shall be of
similar design. One retaining wall is necessary on the southwest
corner of the site because the loading dock and truck turnaround at
Anchor A is at a different elevation than the grade at the adjacent
property line. Similarly, a second retaining wall is necessary along
the southern edge of the Anchor A porking lot because of the grade
difference between the parking lot and the proposed bioswale that
parallels Northside Drive and 1-580 ta the south. A third retaining
wall is necessary along the delivery truck entry that runs behind Pad
A because of a grade difference between the delivery entry and the
western property line.
Dimensions
The three retaining walls are of similar design. The wall at the
southwest corner of the site will be approximately 78' long. It shall
vary in height from approximately 2' high ta approximately 4' high.
The wall at the southem edge of the parking lot at Anchor A and
roughly aligns with the length of the bioswale will be approximately
234' long. The wall will hove a break at the vehicular connection
between the parking lot and Northside Drive. It shall vary in height
from approximately 2' high to approximately 6' high and will
extend an additional 24" above the finish grade of the adjacent
parking lot along its whole length. This wall's design will include an
ornamental steel railing because of its proximity ta pedestrian
traffic.
The third retaining wall located along the delivery entry drive will be
approximately 550' long. It shall vary in height from approximately
2' high ta approximately 8' high. This wall's design will include an
ornamental steel railing because of the height of the wall and its
proximity to vehicular traffic.
IV-10
Landscape Design Guidelines
Grahan S1ation at Dublin Ranch . May 2006
Retaining Wall Design and Materials
Retaining walls hove poured concrete columns located at 18' on
center and at the ends of the retaining wall. The bases of columns
shall be approximately 18" wide and 24" thick, and shall step in at
the tap, to accept a continuous horizontal concrete cap or bond
beam. Columns include formwork recesses and reveals to create
shadows in selected areas. The poured concrete columns on the
retaining wall shall match the other materials in the wall in color
and finish. Between the concrete columns, the retaining wall has
stacked 4" high x 8" x 16" colored concrete blocks with a slight
bolter (2%). Concrete blocks and cap shall be consistent in colors
and finish as other materials in the Grafton Station Project Site.
There will be an omamental painted steel guardrail on tap of the
wall poralleling the bioswale that extends 18" above the masonry.
The guardrail shall consist of panels of evenly spaced, steel
members at 4" apart, with interrnediate steel posts 4'-6" apart.
Steel guardrails are altached to concrete column extensions. Metal
railings are to be painted to match other metal site furnishings.
(See Retaining Wall Enlargement Sheet for further informofion.}
10, BIOSWALE LANDSCAPE
Stormwater Management
The Grafton Station development shall include a Water Quality
Treatment Bioswale on the southern edge of the Grafton Station site,
between the Anchor A porking lot and the existing Northside Drive.
The purpose of the bioswole is to treat the stormwater runoff from
the entire project before conveying it inta the adjacent Water
Quality Treatment Basin. Storrn water is directed to the bioswale
and is allowed ta slowly travel its length. As water travels, it is
absorbed into the ground where it is "treated" by slowly percolating
through the plants and earth. This is an alternative to a more
traditional method of simply directing water into catch basins and
directing it off-site in pipes. After treatment, water is piped into the
adjacent Water Quality Treatment Basin.
Dimensions
The bioswale is approximately 234' long and hove a flat boltam
that is approximately 21' wide. The sides of the swale shall hove a
slope not exceeding 2: 1.
Materials
The Bioswale shall be constructed of existing soil. The flat boltom of
the swale shall be planted with rushes and sedges that will tolerate
wet conditions much of the time. The sides of the swale shall be
planted with riparian/native trees, shrubs and vines in informal
arrangements.
IV - 11
Landscape Design Guidelines
Grafton Station at Dublin Ranch . May 2006
11. OWNERSHIP AND MAINTENANCE OF THE GRAFTON
STATION PROJECT AREA
Grafton Street will be owned and maintained by a master property
owners association (POA) comprised of Grafton Station property
owners and other Area C property owners. This specifically applies
to the area between the back of curb on each side of the street,
including landscaped medians, traffic circle, crosswalks, special
paving and landscape elements. It is envisioned that the future
collector street extending east from the traffic circle at the Grafton
Street terminus that will loop through Area C and return to Dublin
Boulevard will also be POA owned and maintained. The street
lighting system on Grafton as well as the future streets comprising
the loop street system that returns to Dublin Blvd. will be owned and
maintained by the POA. Utility and access easements related to
Grafton and other loop streets will be provided ta the City and
DSRSD as required.
The two east-west streets connecting the main on-site parking lot to
Grafton Street will be owned and maintained by a separate sub-
association of the POA. In addition, the sub-association will own
and maintain all common area parcels outside of the footprints of
the Conventional Retail & Commercial buildings IPads B - E),
including all sidewalk and landscape areas between the back of
curb and the building face along Dublin Blvd. and Grafton Street.
This will specifically include sidewalks, plazas and poseos; street
trees and other landscaped areas; irrigation systems; water features;
benches, trash receptacles and other street furniture; on-site signage
and walkway and landscape lighting systems.
The bioswale area that extends along the south end of the main
parking lot will be located within the Anchor A parcel but will be
maintained by the POA sub-association for Grafton Station since it
provides required water quality treatment for all of the Grafton
Station landowners. This will include the retaining wall and fence;
drainage piping and structures; and all landscaping associated with
the bioswale.
IV-12
Landscape Design Guidelines
Exhibits:
Sheet L-l
Detail Sheet 1
Detail Sheet 2
Detail Sheet 3
Detail Sheet 4
Detail Sheet 5
Detail Sheet 6
Detail Sheet 7
Detail Sheet 8
Detail Sheet 9
Detail Sheet 10
Detail Sheet 11
Detail Sheet 12
Detail Sheet 1 3
Materials List
Grafton Station at Dublin Ranch . Mav 2006
Overall Key Plan
Grafton Street Section (at first block)
Grafton Street Section lat second block)
Traffic Circle Enlargement
Entry Comer Enlargement
Open Space Enlargement (at Pads Band C-1)
Entry Street Section (at first block)
Entry Street Section lot second block)
Parking at Dublin Boulevard Enlargement
Parking Lot Enlargement
Handicapped Parking Enlargement
Retaining Wall! Bioswale Enlargement
Retaining Wall Detail
Landscape Screening Enlargement
IV-13
Landscape Design Guidelines
1--;----------------------------'
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MEDIAN LANDSCAPE ISLAND
W / MEDtUM ACCENT TREES,
SHRUBS AND GROUND
COVER
STREET TREES AND SIDEWALK
DtMENStONS SHOWN FOR DEStRED
DESIGN tNTENT. EAST SIDE OF
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SIDEWALKS PAVED W/
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TRAFFIC CIRCLE CROSSWALKS
PAVED W/ FLUSH CONC.
CURBS AND CONCRETE UNIT
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MARKERS/ TRELLlS/ LIGHTING
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CONC. TRANSITIONS, TYP.
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PAD E-1
TYP.
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PAD E - 2
P LAN
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SCALE: I "=20'-0"
TRAFFIC CIRCLE ENLARGEMENT
14' POLE LIGHT STANDARD,
TYP. SEE MATERIALS LIST
WATER FEATURE W/
BUBBLERS AND LIGHTS
LARGE POTTED PLANTS AT
RETAtL ENTRtES, TYP.
SECTION
GROUNDCOVER PLANTING,
TYP.
14' POLE LIGHT STANDARD,
TYP. SEE MATERIALS LIST
ELEVATED WATER BASIN W/
BUBBLERS AND LIGHTS
LARGE POTTED PLANT, TYP.
LOW PLANTlNGS IN FRONT
OF WATER FEATURE
PAD B
8' -0. WIDE LANDSCAPE
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DUBLIN
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FLUSH PLANTER Wi SHRUB
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to
.
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DIRECTIONAL SIGNAGE, SEE MASTER SIGNAGE
PROGRAM PREPARED BY GNU GROUP
.
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HC PARKING AREAS, TYP.
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TYP.
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18'-0"
30'-0"
18'-0"
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STALL
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BUFFER
ENTRY ROAD
14'-0":t
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STANDARD
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LIST
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STANDARD PARKING
STALL, TYP.
COMPACT PARKING
STALL, TYP.
A N C H 0 R
PARKIN
LOT
PAD A
PARKING
LOT
EQ. EQ,
18'-0"
14'-0":t
30'-0"
14'-0":1:
18'-0"
SCALE: 1"=20'-0"
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ENTRY STREET SECTION
PAD A
PARKING LOT
~ 18'-0" r2~IN.O'~O'-0~J
STANDARD LANDSCAPE SIDE PLANTING BIKE DUBLIN
PARKING BUFFER WALK STRIP LANE BLVD.
STALL TYP.
SECTION
PAD A
PARKING LOT
+
+
+ + + +
+ + +
+ + + +
+ + +
+ + + +
+ + +
+ + +
+ + +
+ + + +
+ + +
+ + + +
+
()
()
+
+
+
+
+
+
EO Ea.
18'-0"
8'
P LAN
12'-0.
MIN.
10'-0" 8'-0"
BIKE
LANE
ALTERNATING DOUBLE
ROW OF TYPtCAL LARGE
DECIDUOUS DUBLIN
BOULEVARD STREET
TREES TO MATCH
LANDSCAPE TREATMENT
IN OTHER SECTIONS OF
DUBLIN BOULEVARD
SHRUB & GROUND COVER
PLANTINGS TO SCREEN
z PARKED CARS
-0
...J>
lD...J
::>lD
o
LANDSCAPE BUFFER
ALTERNATING DOUBLE
ROW OF TYPICAL LARGE
DECIDUOUS DUBLIN
BOULEVARD STREET
TREES TO MATCH
LANDSCAPE TREATMENT
IN OTHER SECTIONS OF
DUBLIN BOULEVARD
z
-0
...J>
lD...J
::>lD
o
COMPACT PARKtNG
STALL. TYP.
STANDARD PARKING
STALL, TYP.
DUBLIN
BLVD
SCALE: 1 "=20'-0"
G
@
PARKING AT DUBLIN BOULEVARD
LARGE CANOPY SHADE TREE, TYP.
END ISLAND ACCENT
TREE, TYP.
MEDIUM FLOWERING
TREES ALONG PEDESTRIAN
CONNECTION, TYP.
5' WIDE CONCRETE
PEDESTRIAN CONNECTION
15'-0" 15'-0" 15'-0" 24'-0" 15'-0" 0'-0' 15'-0" 24'-0" 15'-0" 0'-0' 15'-0" 24'-0"
COMPACT PLANTING COMPACT DRIVE AISLE COMPACT PLANTING COMPACT DRIVE AISLE COMPACT PLANTING COMPACT DRIVE AISLE COMPACT WALK W/ COMPACT
PARKING PARKtNG PARKING PARKING PARKING PARKING PARKING PLANTtNG PARKING
SPACE SPACE SPACE SPACE SPACE SPACE SPACE SPACE
SECTION / 6" RAISED CONCRETE
CURB/ WHEEL STOP,
. . . . TYP.
. . . . .
. . . .
. . . . . FLUSH CONCRETE CURB,
. . . .
. . . . . TYP.
. . . .
. . . .
. .. TREE UPLlGHT - 2 PER
. .
. . TREE AT PEDESTRIAN
. . CONNECTIONS, TYP. SEE
... ... ... ... . . . . ()
() ... ... ... ... () . . . () . . . () () MATERIALS LIST
... ... ... ... () . . () . .
... ... ... ... . . . . . .
+...+....++... ... +~... ... +~... ()
... ... ... ... () . . () . . () ()
() ... ... ... ... () . . . () . . .
... ... ... ... . . . . ~
... ... ... ... . . . . . .
. .
. . .
. . .
. .
CART CORRAL, TYP.
. .
0 .
c.. . .
t >- . . PARKING LOT POLE LIGHT
. .
(3'-0" r-- I- 5'-6" . at. 5'-6" STANDARD, TYP. SEE
N 5' MATERIALS LIST
. .
. . STANDARD PARKING SPACE,
. .
TYP.
() () () () () 0 () ()
I c..
DO >- () COMPACT PARKING SPACE, TYP.
() () () () () l- e)
~
ci
18'-0" 18'-0" 15'-0" 10'-0' 15'-0" 3'-~'-0"
45'-0" 24'-0" 40'-0" 24'-0" 40'-0" 24'-0" 52'-0" G
PLAN
PARKING LOT SECTION @
SCALE: 1 "=20'-0"
W
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. m
CVlI
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. wa.
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LANDSCAPE PLANTING
END ISLAND W/
MEDIUM ACCENT TREE,
SHRUBS AND GROUND
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o
I
<0
'0
t
Iil
~
PAINT STRIPING ON UNIT
PAVERS TO DELINEATE
HANDICAPPED LOADING
ZONE, TYP.
CONCRETE UNIT
PAVERS IN DlrrERENT
COLOR TO DELINEATE
PARKING STALLS, TYP.
CONCRETE UNIT
PAVERS, TYP.
LANDSCAPE PLANTER,
TYP.
9' X 20' HANDICAPPED
SPACE, TYP.
,9' X IS' COMPACT
I STALL, TYP.
C C
+ + + + +
+++++
+ + + + + + +
+ + + + +e+ + + + + + + +
+ + + + + + +
+ + + + + + +
+ + + + +
+
+ + tc
+ + + 0
+ + + + I ..I
+ + +.. lI')
+++~ -
.
o
I
<0
a'_ot
LARGE CANOPY TREE,
TYP.
rLUSH CONCRETE
CURB AT LANDSCAPE
PLANTING ISLAND, TYP.
6" RAISED CONCRETE
CURB/ WHEEL STOP,
TYP. (SHOWN SHADED)
ASPHALT PARKING LOT
PAVING, TYP.
rLUSH CONCRETE
CURB, TYP.
27'-0"
18'-0"
18'-0"
71'-0" \
\
\
\
HC PARKING SIGNAGE,
SEE MASTER SIGNAGE
PLAN PREPARED BY
GNU GROUP, TYP.
POLE LIGHT STANDARD,
TYP. SEE MATERIALS LIST
SCALE: 1 "=20'-0"
C)
@
He PARKING ENLARGEMENT
BIOSWALE, SEE PLAN BELOW FOR
LOCATION AND DIMENStONS
PAINTED STEEL RAILING, TYP.
LARGE RIPARIAN/ NATIVE TREES IN
BIOSW ALE AREA, TYP.
E LEV A T
o N
P LAN
BIOSWALE AREA, TYP.
RIPARIAN AREA, TYP.
-
RECOMMENDED BIOSWALE
PLANT PALETTE
o
~ . " . "I
.........
.........
.........
.........
.........
.........
.........
FINISH GRADE OF PARKING
LOT BEYOND, TYP.
POURED CONCRETE
COLUMNS, TYP.
CONCRETE BLOCK WALL Wi
CONCRETE CAP, TYP.
PARKING LOT POLE STANDARD,
TYP. SEE MATERIALS LIST
PARKING LOT StGNAGE, SEE
MASTER SIGNAGE PROGRAM
PREPARED BY GNU GROUP
[ .' .j
VEHICULAR
ACCESS
30'-0":t:
WIDE
TYP.
NEW CATCH BASIN AT END OF
BIOSWALE
RETAINING W ALL/ BIOSW ALE ENLARGEMENT
RIPARIAN & NATIVE llIEES - 48" BOX:
CALIFORNIA SYCAMORE Platanus racemosa
CAUFORNIA UVE OAK Quercus egrlfolle
VALLEY OAK Quercus lobeta
ELDERBERRY Sembucus rnexicene
TREE PlANTING. SEE RECOMMENDED
PlANT PALETTE ON SHEET L-2
SEE RECOMMENDED PLANT PALETTE ON
SHEET L.2
GRASSES & SHRUBS AT BIOSWALE SIDES, S GAL:
BLUE WILD RYE Elymus glaucus
CAUFORNIA BROME 8romus cerinetus
CALIFORNIA WILD ROSE Rosa califomica
COFFEE BERRY Rhamnus califomica
CREEPING WILD RYE L.eymus triticoides
DEER GRASS Muhlenbergle rigens
MEADOW BARLEY Hordeum brachyanterum
RED FESCUE Festuca rubra
PURPLE NEEDLE GRASS _Ie pulchra
TOYON Heteromeles erbutlfolle
6' DIA. RIVER ROCK MULCH MORTARED
INTO 4' CONC. SlAB
RUSHES! SEDGES FOR lHE BOTTOM OF
BIOSWALE 5 GAL:
SPIKE RUSH Eleocharis rnacrostachye
SANTA BARBARA SEDGECerex berberae
SLENDER SEDGE earex praegracilis
COMMON RUSH Juncus effuses
SOFT RUSH Juncus patens
RUSH Juncus siphenoides
EB
SCALE:! "=20'-0"
SECTION
PAtNTED STEEL RAILING W/ POSTS AT 4'-6", TYP. COLOR
TO BE DARK GREEN/ BLACK TO MATCH OTHER OUTDOOR
METALWORK
INTEGRAL COLORED CONCRETE WALL COLUMN W/ SANDBLAST
FINISH AT lB'-O" O.C. TYP.
B" X B" CONCRETE WALL CAP, COLOR TO BE
LIGHT BROWN
4" X 16" CMU WALL W/ 2% BATTER. COLOR TO
BE 'OAK' BY "ANGELUS BLOCK COMPANY"
8"-10" LAYER OF 6" DIAM. RIVER ROCK
AT BACK OF RETAINtNG WALL
6" RAISED CONCRETE CURB/ WHEEL STOP EXTENDS LENGTH OF
SOUTHERN EDGE OF PARKING LOT
ASPHALT PARKtNG LOT PAVING
RIPARtAN SHRUB PLANTING, TYP. SEE
RECOMMENDED PLANT PALETTE ON
SHEET 11
FINISH GRADE OF PARKtNG LOT
BEYOND, TYP.
4" X 16" CMU WALL
PAINTED STEEL RAILING W/ POSTS AT
4'-6" O.C.. TYP. -
NO RAILING ON RETAtNING WALLS AT
SOUTH WEST CORNER OF SITE AND
BEHIND PAD A.
8" X 8" X 24" INTEGRAL COLOR
f CONCRETE WALL CAP
~INTEGRAL COLOR CONCRETE WALL
COLUMN W/ I" REVEALS AND
SANDBLAST FINISH AT 18'-0" O.C.. TYP.
[,
,.
.r 18'-0" TYP.
12" / / / /
tr- 4'-6" 4'-6" .t 4'-6"
...,
z
~j
(f)c..
-,-,
~~
ii:o
-<(-<(
>0::
'-'
ELEVATION
,
'"
4'-6"
SCALE,1I4~I'q @
RETAINING WALL DETAIL
41'-0":1:
77'-0":1:
<..i
(flO
W' co:
Q:O>-
1-.' l-
ll)
C')
.
.
.
.. .
,. .
. .
. ,
.. .o".
. .
,. .
., .
. .
C')
C')
C')
DRAINAGE SWALE, SEE GRADING PLAN PREPARED
BY MACKAY AND SOMPS
PROJECT PYLON SIGN - SEE MASTER SIGNAGE
PROGRAM PREPARED BY GNU GROUP
· '8 · '8
tl.~Q9 "~D Q.~b9 9,
.,p ,"" at! ~tl. .".
,,0 a. tl.
"S .'
" .
"~Q 'QOot!.
. ,
tJ 8"" a.b.b.
" '0 IQo.tl.
"g
D g P a,bb as" ut).b.
9"'Q'Q'tl.'O. 9"'$QOQtl.l3.
D g " a.tl.b.
"" $Q ltfltl.
"S .'
" .
'" $0 OQtl.l:1
D S" a.1:I.b.
ClCl $0 QQ'Qtl.
POURED CONCRETE AND CONCRETE BLOCK
RETAINING WALL, SEE DETAIL ON SHEET 12
LARGE SCREENING
SHRUBS, TYP. SEE
RECOMMENDED PLANT
LEGEND SHEET L-l
:::r::
[_=t
MEDIUM SCREENING
SHRUBS, TYP. SEE
RECOMMENDED PLANT
LEGEND SHEET L-l
SEE RECOMMENDED
PLANT PALETTE ON
OVERALL KEY PLAN
SHEET L-l
PARKING LOT PO
LIGHT STANDARD,
TYP. SEE MATE I
LIST
LOWE'S HOME
IMPROVEMENT
WAREHOUSE
SCREENING TREE
TYP. SEE
RECOMMENDED P
LEGEND SHEET L
NT
1
G
SCALE: 1 "=30'-0"
LANDSCAPE SCREENING ENLARGEMENT
._...~~_ 'r
~ ., -. ~
;/'':; .
Concrete Unit Pavers
Ackerstone- 6"x 12" Precast concrete unit pavers, "pewter" color, shotblast finish.
Colored Concrete
Typical sidewalk- Integral lamp black coloring, hand troweled finish concrete. Hand
tooled control joints 1/4 depth of concrete, 1" minimum.
Sidewalks are 60mm thick pavers installed on sand and asphalt sub-base.
Crosswalks and handicap areas-90 mm thick pavers installed on sand and
concrete sub-base.
All pavers to be installed running in running bond pattern, with long dimension
running perpendicular to path of travel.
1\'18 R2 () ()
CAST ,,1.lI~IIf\:U~1 RINl.
IIOUlTl n-I STLEI TUlr
)'( IS'I I H 11.l1\1 WI) III}.;I.".
CUSTUM osr
Ll-I-nItIN(, I.. A\'''IIAIlI~
u:o-.: THE Rl;o..:l. I -\CE.
STA "DAR! I IIEIGII'I:
,,6 If\:CHF.\
\'hJGII'I: 25 1-11. (11 "C.)
[:
Bench and Trash Receptacle
Fairweather- Bench Model PL-5
6' Steel and iron bench. Paint dark green/black to match other street
furnishings.
Bicycle Rack
Maglin - Bike Rack Model MBR200
Circular Form matches benches.
Paint dark green/black to match
other streeet furnishings
Victor Stanley, Inc.- Trash Receptacle Model S-42
Designed to be compatible with bench. Paint dark green/black to
match other street furnishings
Trellis
A wood and steel trellis is suggested in the Plaza at Pads Band C to provide shade for benches
and outdoor seating areas. Four massive concrete, wood, and steel trellises are suggested around
the traffic circle to define the circle and provide an additional layer of separation between the
Plaza and Grafton Street.
Parking Lot Lighting
Kim Lighting- Large Structural 30' Pole Mount.
Single mount and double 180 degree mount on poles.
Double tension mounting arm, 400 watt super metal
halide.
Tree Grate
Neenah Foundry Company- Tree Grate Model R-8716 180 Square, 2 piece 6'x6'
cast iron tree grate with 3/8" slot openings, plain galvanized finish.
Tree Opening can be expanded by cutting out center rings. Grates with removable
tree light openings to be used for trees at corners and mid-block plazas.
~--_.
---
-----. ~- i -. -'~ ":,::
~-~.
..;;!:~
-~("~'~~:--~ '.
I ' ~.
__ _,. r'
~_.
....-
Plaza Lighting
Architectural Area Lighting: Universe Collection-
Model #UCMLUMSTR...lOOMHDGNSLA17D86,
14' Pole, single luminaire mounting arm. 100W
3000K Metal halide lamp.
In Grade Uplighting
Kim Lighting- "Cool Lens"
in Grade Light- 70 Watt
Pulse start metal halide.
-.....~;..,I
~
Planting Pots
Fountain
Raised concrete fountains with bubblers and
accent lighting will be located in the entry
plaza, outdoor space at Pads B & C, and at
the plaza at Grafton Street's traffic circle.
Fm I
GH^FTO~ STATIUN
I I
.4 T
DUBLIN
R.l \ CH
Dublin, California
REV I S I () N S:
ut:SCRJI'TIOS OAU
CITY SJjBMlTTAI. 0]'15'06
PROJtCl ~lJMlIER: 160J4-13
SCAI.E:
DATt ISSUED: MARCil :0:>6
STAGE 2
PLANNED
DEVELOPMENT
REZONE
Materials List
gl5
ArcJri!ecture!
LlndsClpt
Architecture
2677 !.ison SIre;: :'<'::0
San Frarcs::n. C~ ;4110
lIOi:e 0115.'285 3W
fnrnle '1~'2a5 361'
Mail 9's~9sarth.a:tT
Grehon Station at Dublin Ranch. May 2006
APPENDIX I
Archil8clural SlyIes
Visually the Grafton Street commercial street facade
should resemble an idealized image of a traditional
"Main Street". This can be successfully achieved
through a mix of commercial styles found throughout
California during the early part of the 20th Century.
Since the buildings on such a street were built or
replaced over an extended period by individual
builders, they possessed an eclectic character, sense of
variety and spontaneity unlike the predictable,
repetitious and somewhat monotonous appearance
often found in many late 20th Century commercial
developments. The desired eclectic street scene can
consist of authentic interpretations of various styles, a
more contemporary interpretation of these styles or
ideally an interesting combination, which reinforces the
perception of a long established community built over
time.
One building style that shall be avoided is that of a
corporate chain store with its easily recognized
logo/marketing and architectural image. By requiring
that Grafton Station buildings reflect contemporary
interpretations/versions of the specified authentic styles
and related signage criteria, the goal of achieving an
architectural image reminiscent of a California "Main
Street" that evolved over time with its mix of styles can
be assured.
The following styles represent part of a mix for inclusion
in the Dublin Ranch Village Center & Grafton Station:
- Italianate
- Brick-front
- Romanesque
- Arcaded Block
- False-Front
2004580
A-l
Appendix
Grafton Station at Dublin Ranch * May 2006
- Gable-Front
- Artistic Front
- Modern Broad-Front
- Central California Vernacular
- Mid Century Modern
- Post Modern
Wrilten descriptions, a list of primary characteristics and
graphic illustrations of each of the above eleven (11)
authentic styles are provided following this section. The
description of each authentic style is followed by two
elevations. The first illustrates the authentic style and the
second is a contemporary interpretation of it.
styles - Conlemporary ArchilecturallnlerprelaHons
The following two paragraphs provide a description of
the intent for the contemporary architectural
interpretation. These parameters are generally
applicable to each of the eleven (l11 historical styles.
In response to economic constraints and modern
construction practices, the contemporary version of each
style is simplified in form, detail and ornamentation.
Finish materials selected shall be appropriate in their use
and application, and be durable in nature. Basic wall
materials include stucco, masonry (brick and stone),
siding (wood, synthetic wood composites). and metal
and cast concrete or synthetic concrete composites.
Roof materials may be of a built-up or membrane type at
parapet conditions, and concrete tile, composition
shingle tile, or metal roof (flat, standing seam, or
corrugated) .
Canopies and awnings may be of metal, glass, wood or
canvas, fixed or retractable where appropriate and be
flat or pitched forms with or without signage graphics.
2004580
A-2
Appendix
Grahon Station at Dublin Ranch. May 2006
Details and ornamentation may be of pre-cast stone,
concrete or synthetic materials; metal, wood, masonry,
tile and glass. The choice of materials should be
governed by the style as well as its location / proximity
to the pedestrian. As an example of this, second story
false materials are less visible/detectable than those at
street level, and would be more appropriately used in
those locations.
Colors shall be appropriate to style and material and be
in compliance with the Master Color Palelte. Refer to
Section VI Color and Materials Guidelines regarding
additional information on color and material selections
and applications.
2004580
A-3
Appendix
Grahon Station at Dublin Ranch. May 2006
ltalianale
Popular during the 1880's, Italianate was one of the first
successful historic styles built from manufactured
materials. The Italianate storefront was distinguished by
long and narroW Windows, corners of buildings with
quoins, in brick or stone, and stacking of upright
elements on top of one another. While architectural
detailing could be accomplished with brick, iron-front, or
wood construction, the best opportunities for
ornamentation were offered by wood and metal
construction. Details commonly used with these
construction types included floral motifs, roseltes,
pilasters topped with elaborate capitals and decorative
anchor irons. Ornamentation on brickwork construction
was normally limited to enhancement of the cornice and
lintels. This style established a design standard that is
still evident in the great number of Italianate upper
stories in business districts throughout the country.
Characteristics
2-3 stories
Brick cladding or iron front
Flat roof
Decorative cornice
Tall narrOW windows with segmental arch
2004580
A-4
Appendix
Sheet Metal Cornice
Central Door
Column Capitals
And/Or Brackets
Ma~' Occur
Decorath'c Door &
\"indo,," Un tel
Vertical
Proportioned
\\'indows wI
Multi-lites
Grehon Station at Dublin Ranch. May 2006
AuthBnHc Elel'Cllion {/Ialianafe}
Bracket
Surrounds
2/2 Windows
02006 WILLIAM HUM.t,lHO.LCH AKHITECTS, IN!:
Conf8mpotr1ty ElBl'CIIion {/Ialianate}
Dccorati\'c Frieze
Parapet Roof \\tith Decorath'c Cornice
mmmmm
String Course
Masonr,.. Or Stucco
Wall Finishes
l\1a~' Occur
DD DofJJ
02006Wl~HEZMAlHALCHARCHrreCTS.~c.
2004580
AS
Appendix
Grahon Station at Dublin Ranch * May 2006
Brick -Front
Built as a single building or in groups with party walls,
the brick- front store could extend up to a block in
length. It was the most popular store front for the
longest time and varied in height from one to three
stories. Single story buildings were not often built alone,
but rather as a series of stores along a portion of a
block. The entrance was on or off center. The lower
level was dominated by large windows framed by the
building's corners and the panel of brick between floors.
The upper levels often included single or double oriel
windows, brick friezes, panels and decorative tin
cornices. Other options included the use of parapet
walls, continuous sills or decorative lintels and string or
belt courses dividing the wall laterally. The cornice
functioned as a cap under which other elements were
arranged and balanced.
Characteristics
1-3 stories
Brick cladding
Flat roof with parapet
Canted oriels on 2nd floor
2004580
A-6
Appendix
Continuous SII
Double Door
GE:-lERAL:
. Single Building or
groups wI part)' walls
. 1-3 Stories
DecoratiH~
Pre-cast
Cornice
.'ace Brick
Veneer
-
Double Door
[ntr.y
Grahon Station at Dublin Ranch. May 2006
AuthtlflHc EItIVf~Hon (BricIr-FrontJ
EEl
02006WllUAMHEZMAlHAlCHAlCHJTECTS,INC
Corbeling l\1a)' Oceur
Brick Pilaster
Storefront Glazing
Decorath..e Panel
\\'ainseot
Contemporary EltJvafion (Briclc-FrontJ
Deconlti\'(~ Lintel & Sill Trim
Pre-clIst Ornllmentation
C2006WIUIAM HEZMAlHA.lCHARCHIfECTS, INC
Flat Roof With
Parapet
Large
\Vindows In
Groupings
Pre-Cast Base \\'all
Trim Or Cut Stone
Vencrr
2004580
Appendix
A-7
Grahon Station at Dublin Ranch. May 2006
Romanesque
The Romanesque vernacular style was a picturesque
mode of expression and was characterized by a low,
wide, arched entrance flanked by round-arched
windows. At its most ambitious level it used a primary
facade of coursed, rock-faced sandstone blocks. The
design emphasized the rhythm of the arches and surface
texture. Romanesque buildings were also designed in
stone and brick, one material serving as trim for the
other. Where brick was used as a primary surface
material, eliminating the rough surface, elaborate
(Queen Anne) brick elements such as arcades, arches
and cornices were introduced with moldings
surrounding the curved elements. Romanesque was
popular for banks and public buildings and corner
business blocks. The buildings implied security and
commitment to purpose.
Characterisfics
1-2 stories
2-3 stories in brick
Flat roof with parapet
Large round-headed windows
Heavy voussoirs
Arcaded entrances
Colored glass
Canted corner entrance
2004580
A8
Appendix
Elaborate Tin Cornice
Ke)'stom:
Arched
Dccorati\.e Glazing
Largl' Single Lite
Storefront \\"indo\\'
Parapet Roof or
Steep Pitched Roofs
i\1a~' Occur
Brick Or Stone
Veneer. BII5e \Vall
Trim At "-irst.Floor
Grafton Station at Dublin Ranch. May 2006
AuthBnHc ElBYf160n (fiomofltl$quel
02006 WlWIM HEZMAlHAlCH 1I~CHrTeCfS. INC
Hipped Roof (Sleep
Pitch) Or Parapet
Roof Ma)' Occur
Terra Cotta
Patterned Frieze
String Course
Large Voussoirs
First Floor Finish
\\"all Usually Stone
or Brick
Conlr1mpolTlry EIt1llr~Hon (liomanssqwl
02006WlWIMHEZMAlHALCH1IKHrTECfS.INC
Decorati\,(' Cornice
& Friczl'
String Course
Arched Oeeorath.e
Glazing With
Ornamental Sill.
Jams & Lintel Trim
Stucco. Siding Or
Masonry Veneer
:\Ia)' Occur
Base Course \Vainseot
In Stucco ~Iasonf)'
Or Cut Stone
2004580
A-9
Appendix
Grafton Station at Dublin Ranch. May 2006
Arcade<! Block
The Arcaded Block, often used as a corner commercial
building at the heart of a business district, was normally
an imposing structure with a strong overall shape and
solid massing. One elevation would often be larger
than the other and different in design detail. Firm lines
on both elevations, e.g. string or belt courses provided
continuity in design. H.H. Richardson and Louis
Sullivan, among other Architects, had demonstrated how
an elevation could be integrated through the use of
arches, round-headed elements, or arcades. Windows
appeared as clusters or bands of light, portions of walls
had a light feeling. This design focused on the
intersection of walls at the corner, which often
culminated in a tower that rose from a recessed or
canted ground-level entrance.
Stylistically, the Arcaded Block was an eclectic
combination of classical and picturesque elements.
Broad arches of stone blocks were part of the
Romanesque revival vocabulary. Queen Anne design
motifs included tall chimneystacks and upper level oriel
windows. The arcaded block was an anchor for the
commercial district and one of the strongest design
statements of all vernacular building types and styles. It
maintained its position in business districts throughout
the 1870-1940 periods.
Characteristics
. 2-4 stories
. Corner building
. Brick
. Flat roof with parapet
. Tower, often with spire or canted corner
entrance
2004580
A-10
Appendix
Pediment
Round-Headed
\Vlndows
Belt Course
I~"irst Floor Arcade
Grahon Station at Dublin Ranch' May 2006
AutlltmHc EIB'IC1Iion (ArcacIed 81oc1r/
B
C2006 WIllIAM HEZMALHAKHARCHIIECTS, INC
Bell Tower Roof
Corner To\\'er
Stone Column
Contemporary Elt/yoHon (Arcacled 8/oc/rJ
Purapet Roof \Vith Dccoratin Cornice
'''indow
Shading Devices
Mll)' Occur
Silt Bett
Course Trim
!\'1asonn' Or Stucco
\\'all Finish
May Occur
C2006\NlllAMK(DMl}jAlCHAIICHITECTS,lNC.
Second Floor
Set-Back From
l'lrst .'Ioor Arcade
Metal Roof
Corner To\\'cr
First Floor Arcade
Can\'as Or Metal
Awnings At
Building Entries
2004580
All
Appendix
Grahon Station at Dublin Ranch. May 2006
False-Front
The False-Front commercial building has been
associated with the settlement of the west and is best
typified by the one and two story storefront, which is the
most common of commercial buildings. The false front
simply extends the facade, so that the building seems
larger than it is. The false portion extends the facade
vertically and horizontally so that the roof over the main
body-most often a gable or flat roof-remains hidden from
view.
The entrance is centered with display windows on either
side. Central pediments aligned with the entrance and
panel divisions align with display windows. Detailing
and ornamentation in the form of corner boards,
columns, or pilasters are integrated into the facade and
carried up the front. False-Front commercial buildings
did not create illusions that fooled the citizenry but
provided symbolic evidence of the general civilizing
process. The false front often got replaced by or
incorporated into brick buildings. It maintained the
scale of the original town site.
Characteristics
1-2 stories
Wood frame
Clapboard, brick or board and balten
Gable roof covers main building
Front does not conform to roof shape
Sometimes plain porch with shed roof
200A5BO
A-12
Appendix
Gable Roof Behind Front
Symmetrical Facade
Pediment Stepped Gahle
Dccoratin Paneled
\Valls :\-Ia)o' Occur
Base Course
Wainscot;
~b~' Be Stucco.
"Ictal. l\lasonl")'.
Tile or Wood
Paneling
Grehon Station at Dublin Ranch. May 2006
AulhBflHc ElBvaIion {FolsHronf/
/i
"-
'-.....
~
t&
02006 WlWAM HUMAlHAlCH ARCHITECTS, INC
Wood Cornice
\\'ith Brackets
Signboard Or
Simple Paneling
III Window
i\'laterial \\'ood.
Stucco Or
Masonry
Double Door Or
Single Door l\1a~'
Occur
Contemporary ElByation {False.fronf/
02006 WIWAMHEZ1MlHAlCHARCHlTECTS,INC
Fiber Cement
Siding
PIOIin Cornice
Flat Or Pitched Roof
Behind ."ront
]\Iay Occur
1/1 Pane
Clcrcstor)o' \"'indows
Displa~' Windows
2004580
A-13
Appendix
Grafton Station at Dublin Ranch' May 2006
Gable-Front
The Gable-Front stare was a frame structure, usually clod
in clapboard and served as a general stare, hardware,
and grocery or leed store, most often in a small town or
rural setting. The upper level provided living space for
the owner. The straight gable roof and the end wall
gable defined the simple, direct, unadorned building
form. Most elements reinforced that shape. A shed
roof or awning covered the entrance area.
Window fenestration included modest display windows
on the ground level and traditional double hung sash
windows in other locations. A large signboard on the
facade advertised the name of the store. Other boards
advertised specific products. Decoration was limited to
brackets in the gable. The gable-front was an
important building; sometimes serving as the post office
and often a center for social activity, service and
information.
Characterisfics
1-2 stories
Frame, gable roof
Signboard
Sometimes a porch
2004580
A-14
Appendix
Grafton Station at Dublin Ranch' May 2006
AuthBfltic Elevalion {Gabfe.FronlJ
Sign Board
Gable Roof
\Valll'inish l\'lay Be Wood.
Sidjn~. Stucco or MasonQ'
m
Bracket
Shed Roof On'r Porch
Store Front '''indo",'
o
o
Corner Board
02006 WlUAMHEZMI'lHAICHARCHIlECTS,INC
Conlf1mporary Elevalion {Gabfe.FronlJ
Base Coo
Wainscot
l\1a~' Be S
M~IIII.M
Tile or ,\
Paneling
of ~~
-'l
~ ::::::0.
'/
"
,
111 IT; I-~-f~ :
II6bdII JI!.,.!.",II Ibbll ......... -
- - -c,-
ne IJ,
; IT II
'tucco, - g g~
asonf}'. -
'ood
-
Siding. \lasonQ'
Veneer or Stucco
with Coursing '\'all
Finish May Occur
Gable Ro
Double Hung
\\:indm\'s
Roof. Awning or
TrellisOnr
Entrance
Display Windows
02006W1llL'oMHEZ/<M.l.IiAtCHAROHI"ECTS,NC
2004580
A-15
Appendix
Graftan Station ot Dublin Ranch. May 2006
Artistic Front
The Artistic Front was primarily associated with a
grouping of physically connected stores. The 1920's
seem to have been the major period for this
development, although there were examples of
shopping areas built before and long alter that decade.
Based on their unusual appearonces, they were referred
to as artistic designs, which derived from the use of
architectural details as attention-getting devices. The use
of intersecting roof forms, gable fronts, stucco and
Tudor-trim gables came directly from the Cottage design
vocabulary. Each structure could be distinguished from
the others through the unique application of individual
details, yet still belonged to the group. Occasionally
these fronts were built as individual free standing
businesses le.g. gas stations) and looked very much like
cottages.
Characteristics
1 or 2 stories
Detached or grouped
Residential scale
Brick of stucco cladding
Intersecting gable, or stepped parapet roof
2004580
A-16
Appendix
Gable Or flipped
Roof ~1a~' Occur.
Dormers .\-Ia~'
Occur
Wall finish May
Be Wood. Siding
Or Stucco
Panel Front ODor
Grafton Station ot Dublin Ranch. May 2006
AulhBnlic Elevation (Artistic Front}
Rt."Sidential Snit.'.
1 Or 2 Stories
May Occur
Store Front
\\'Indo"is
Conlemporaty Elevation (Artislic Front}
Residential Scale Roof
(One or Two Story)
Gable Roof or
Hipped Roof
.\b)' Occur ".ith
Shingled Roof
Decorative
Stucco, Stone
or l\lasonr~:
Base Courses
.\13)" Occur
.a
llUIDD
D
mm:rm
Dormer Roofs
May Occur
Fascia. Eaves. Trellis
Columns, Etc.
All Residential In
Style And Material
Stucco Siding or
.\lasonQ' \Vall
Finishes May Occur
2004580
A17
Appendix
Grafton Station at Dublin Ranch. May 2006
Modem Broad Front
The design of the double-width storefront, labeled the
Modern Broad-Front utilized modern materials. The use
of steel beams and columns made a single-space over
two stores or one wide store possible. The broad front
was most often a low one-story structure. The facade
design included two thick piers anchoring the edges and
holding a sub-divided brick panel above. Display
windows were separated into panels with thin mullions.
All of these elements helped broaden the front and
reinforced the openness of the building's face.
Though it had a few historical details as links to the past,
the simpler ornamentation usually included either
brickwork or terra cotta panels or copings around the
edges. The Modern Broad-Front truly was originally and
today remains a modern building.
Charocterisfics
1 story
Brick cladding
Flat roof with shallow stepped parapet
Cast stone or cement ornamentation
2004580
A-18
Appendix
Grafton Station at Dublin Ranch. May 2006
AuthBfltic Elevalion {Modem 8rrxxJ.Fronlj
Transom Windows
~
'ilh
II 1---J 1T
t+ r- 4 IT' ti
II
II ~ -11_ II II I ~
- 0
= - F=
Frieze Panel
Slepped Parapet W
Cornice :\lay Occur
8rick Pier
Displa~.. Window
With Thin \'Iulllon
Q2006WIUII'.MHEZMAlH.l.tCHARCHIfKTS,IN(;
Conlf1mporary ElemHon (Modsrn 8rooc1-Fronlj
Paualized Frieze With Simple Trim
Ornamentation
Building Often 1-
StOfY But :Z-Stor,"
:\Iay Occur
StCppl>d Parapet '\,'jlh
Simple Cornice Trim
Oi'pla)
Windon's
With Thin
Mullions
Basi' Wainscot
Trim .\Iay
be Stucco.
Tile. t\1l1sonQ'
or \Ictal
I
II l:D
CaOl"aS Or
:\Ielal Awning at
Entf)' and Display
'''indo,,"
\Ia," <Xcur
Enlf)' Is Recessed
\\'ith Transom
\Vindows
\\'all Panel
Detailing to
Segment Surfaces
C2006W1w.>.MHfZIMUiAtCHAlCliflEcrS,INC
S)"mmctricul Organization of Facade T,ypiclIl
2004580
A-19
Appendix
Grafton Station at Dublin Ranch. May 2006
Central California Vernacular
The Central California Vernacular is a building type
representative of many agricultural communities in the
late 19th century. Buildings tended to be visually less
commercial in nature with gables or hipped roofs and
overhangs. Buildings were usually woad framed but
occasionally masonry. Building wall materials were
quite flexible and included stucco, masonry, or wood
siding. Roof forms included hip, gable or parapet flat
roof solutions. A variety of roof materials including
shingles or tile were used.
Characterisfics
1-2 stories
Cladding
Pitched roof with hips or gables or parapet flat
roof
Occasional dormers in attic/upper floor
Residential feel, material and detail
2004580
A-20
Appendix
Ornnmentation
Simple
Or l""on-Existent
Various Simple
Grided \"'indo\\'
Patterns
Ston: Front
OisphlY \Vindows
Singlc or Duuble
Doors 'h~' Occu
Organization Oft
l\s)'mmetrical
Ea\'c Details
With Corbels
Or Exposed
Rafter
Framing
'Ia)' Occur
Deck or
Terraces
"ay Occur
'lulti~Lited
Transom
Grafton Station at Dublin Ranch' May 2006
AuthBfltic ElevaHon
VemaculorJ
(Cen/rr11 Califomia
Hi cd Gabled Roof TWical
'" pp or
11___________ -~p.
~
"
~~~tI
II I I I I I II rl
r
en 0
02006 WIU!I'.M HUWlH/ltCHAKHJfECTS, INC.
arapeb ~1a)" Occur
Offices Abon' Retail
String Course Trim
\-lay Occur
Arched \Vindows &
Portals Ma~{ Occur
Wall Finish in
Brick. Sluceo or
Siding
Confrlmporory ElevaHon (CBfI/rr11 Colifornio
Vernacular)
02006W1-lIAMHEZMAtHALCHARCHrrEOS,INC.
:\lultiple Roof
Forms
(lIips Or Gables)
Masonr~'. Siding
or Stucco Wall
.'inishcs
:\by Occur
Various Simple
Grided Window
Patterns
Display Windows
Base Wall Trim.
\Vainscot. Slucco.
:\Jasonr,Y or Tile
May Occur
2004580
A-21
Appendix
Grafton Station at Dublin Ranch. May 2006
Mid-Century Modern
The Mid Century Modern is a building type
representative of contemporary architecture begun as
early as the 1930's and extending into the late 1960's.
The buildings tended to be visually austere in nature
often industrial in its use of materials with little detail or
detail so refined it disappeared into the structure whose
only evidence was seen in the cantilevered roofs or wall
sections. Buildings were often framed in steel but
occasionally masonry and wood. Building wall
materials were quite flexible and included stucco, glass
block, masonry, or wood siding. Roof forms included
shed, gable or parapet flat roof solutions. A variety of
roof materials including shingles or tile, metal and built-
up roofs were used.
Charocterisfics
1-4 stories
Architecture was made up of simple wall
planes, volumes and surfaces.
Extensive use of glass contrasted with wall
planes.
Pitched roof with shed, gables or parapet flat
roof and cantilevered elements.
Commercial/Institutional/Corporate feel,
material and detail.
2004580
A-22
Appendix
Grafton Stotian at Dublin Ranch' May 2006
Mid CBfltury Modem
Minimal detailing &
omamentation
Simple wall planes and few
materlalcontrans
Asymmetrical plan and elevation
composition typical
Wall planes punctuated with
glazing
2004580
A-23
Appendix
Grafton Station at Dublin Ranch' May 2006
Post Modem
Post Modern is a building style representative of
contemporary architecture that developed as a reaction
to the extreme simplicity and elimination of details
begun with the Mid Century Modern. It sought to bring
back classical details but simplified and distilled into the
essence of the classically detailed forms. The period can
be seen as developing from 1960's into and through the
1980's. The buildings tended to be visually rich in form
and color with a mix of roof types from flat parapet
roofs to gable and hip forms. Buildings were framed in
wood, steel and masonry. Building wall materials were
also quite diverse and included stucco, masonry, or
wood siding. Building forms were often more formal in
their plan and organization but less in keeping with the
classical forms it drew upon and interpreted; the
elevations were more playful and eclectic with the use of
color and their application and mix of materials.
Characterisfics
1-4 stories
Architecture was made up of simple wall planes
and surfaces, mass, and volumes.
Mass and Volume contrasted with glass and
fenestration.
Roof types included Shed, Barrel Vault, Gable,
Hip and/or Parapet flat roofs.
Formal plan organization.
Eclectic use of materials and color..
Architectural Details were classically derived but
interpretive in form.
2004580
A-24
Appendix
Ordered plan and
hierarchyo(
elemenutypical
Grafton Station at Dublin Ranch' May 2006
Post Modem
Varied Mass & Volume
Simplified classical details, elemenu
and (orms
S m"
C:lOO6 WUlM\ HUIMlHAlCH AltCHmCfS, INC.
Contrasted with asymmetry
Mass & Glazing
Fenestration
Contrasted
2004580
A-25
Appendix
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CflANGSLI.O L1N, ftONGYAOLlN&HO~L1ENLlN
JAMEsTONG,AUTItORIZEDREPREsENTATIVE
CONTACT: IWlTYlNDERSITZEN (925l 485.1060
4212 CASTERSON COIJAT
P.O,80X1537
PLEASANTON,CA94556
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TO CITY OF DUBUN (UNE 'B')
SERIES No. 200J673645
(SEE DETAIL 'A')
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2. ENGINEER: IAACKAY&Sl::*PS
5142FRANKLINOA.SLllTEB
PLEASANTON,CA94588.3355
CONTACT: OAVIOCHADBOORNE 1925)225.0690
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11. STREET IllPROVEUENTS:
12, EXISTlNGZONING:
13, EXISTlNG LAND USE:
1<, PROPOSED LAND USE:
39.59 t ACRES
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15. UNLESS OTHERWISE SPECIFlCALLV STATEO IN THE CONDITlONS OF APPROVAL ,LOCALAGENCVAPPROVAL
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17. LOCATIONOFPUBLlCEASEMENTS(IE:SEWEA,WATER,RECVCLEOWATER,PU8LlCSERVICESANOEMERGENCV
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REFERENCES:
(R.l) TRACT7148,BK. 257 MAPS, PG,3
(A-2) PM8640,BK.286PM7
(R.3) LOTLINEADJUSTMENTLLA05.06,
CEATIFICATE OF CO~PLlANCE 2005-541611
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PREPARED UNDER THE SUPERVISION OF:
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JOHN F. KUZIA
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