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Home My WebLink AboutAttachmt 10 Stg 2 Rez Bklt - Land Use & Design Standards GRAFTON STATION AT DUBLIN RANCH AREA "H" DESIGN STANDARDS Grafton Station at Dublin Ranch. July 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 Grafton Station at Dublin Ranch. July 2006 SECTION I: PLANNING & SITE DEVELOPMENT STANDARDS 1. 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 1-1 Planning & Site Design Standards Grafton Station at Dublin Ranch. July 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) submi"al(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 a"ractive 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 reloted 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 areos 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 pa"erns, 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. 1-2 Planning & Site Design Standards Grafton Station at Dublin Ranch. July 2006 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 Generol 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 ond 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 "Moin 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 ond 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" appeol to both the people of the past and present because they helped create 0 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 provide an initial step in creating the physical environment in which the retail development will live and thrive within the community it serves. 1- 3 Planning & Site Design Standards Grafton Station at Dublin Ranch. July 2006 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 0 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, on alternative mixed use development containing residential, commercial and office elements may be proposed at that location. While some of the components in this areo ore different in building type, activity ond scale, it is the goal to hove development along Grafton Street south of Dublin Blvd. feel as 0 physical continuation of the Village Center north of Dublin Blvd., but with its own distinct identity os 0 retail destination. These Standards include 0 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, restauronts, 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 Grofton Station. The elements that typically define the "Main Street" character are: Building Fac;:ade Forms, Details and Massing Entrances and Stare 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, locotion, scale and use. 1-4 Planning & Site Design Standards Grafton Station at Dublin Ranch. luly 2006 4. CONVENTIONAL RETAIL AND COMMERCIAL DEVELOPMENT Building Faljade, 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 pari based on the concept of single or multiple users as well os 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 informotion). 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 conflict with pedestrian traffic with doors opening or closing. Sliding doors are not permitted along Grafton Street unless used as a storefront to completely open a store fa<;ade to the street and remoin in a fixed open position during business operation. Entry doors may be automatic or manually operated. Storefront design shall be varied from store to store or based on a building concept. Variety is desired over monotony or overly repetitive patterns 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 appearance 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 remoin 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 patterns 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 patterns, 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. 1-5 Planning & Site Design Standards Grafton Station at Dublin Ranch. July 2006 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 submittal 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 mounted, light bollards, recessed or suspended as appropriate. Uniformity of design style or character is not required on the buildings but standord streetlights shall generally match the design character, mounting heights ond 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, plonter boxes af various sizes and shapes, raised planters ar planter areas at grade. Overhead trellis structures, hanging plants or arbors are allowable so long as minimum clearances are maintained in the pedestrion 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 moy 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 moin 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 and 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 integrote 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 1-6 Planning & Site Design Standards \ , Grafton Station at Dublin Ranch. July 2006 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, 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. Architecturol Styles that moy 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. 1-7 Planning & Site Design Standards Grafton Station at Dublin Ranch. July 2006 5. GENERAL COMMERCIAL (BIG BOX) DEVELOPMENT The single user program of the typical big box retail aften 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 materiol 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 oddition detailing used on primary elevations should be in part continued on other elevotions to complete the building overall character(s). 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 oddition 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 fac;: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 fac;: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 patterns 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. 1- 8 Planning & Site Design Standards Graftan Station at Dublin Ranch. July 2006 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 desiroble. landscaping and streetscape elements are not meant to be a barrier to access or any loading areos. 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 patterns 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 pattern to reinforce the idea of a window where none exists. Window potterns should be consistent with the actuol storefront windows. Styles ond patterns may vory in response and support of the chonges 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 III - 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 1- 9 Planning & Site Design Standards Grafton Station at Dublin Ranch. July 2006 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 sholl 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 os appropriate. Uniformity of design style or character is not required on the buildings but standard streetlights sholl generally match the design character, mounting heights and spacing established in the Village Center portion of Grafton Street (Area "G"l. Parking area lights sholl 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 ore 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 0 sense of place and not merely 0 place that encloses space. Architectural Styles that may be developed for the Grafton Stotion ore os follows; Italianate Brick-Front Romanesque Arcaded Block Folse-Front Goble-Front Artistic-Front Modern Brood Front Central California Vernacular Mid-Century Modern Post Modern Refer to Appendix I for specific Architectural Style Guidelines. 1-10 Planning & Site Design Standards '- Grafton Station at Dublin Ranch. July 2006 >. 6. GRAFTON STATION SITE DEVELOPMENT STANDARDS The standards contained herein are based on minimal requirements. Refer to following Specific Design Standards for further information regarding building development. ~- DEVELOPMENT STANDARDS Minimum Parcel Size N/ A; Refer to Conceptual Site Development Exhibit Parcel Depth N/A; Refer to Conceptual Site Development Exhibit Parcel Width N/A; Refer to Conceptual Site Development Exhibit Minimum Building Setback Grafton St: 12 Feet from Face of Curb Dublin Blvd: 20 Feet Minimum Building Setback Dublin Blvd: 1 0 Feet 2, 4, 6 from Arterial & Collector Street Right-of-Way Building to Building 20 Feet Minimum 6 Separation Encroachments (e) Building Height Minimum: 15 Feet Facade5 Maximum: 65 Feet 1 Office Parking Spaces 1/300 Sq. Ft. 7 Bank Parking 1/150 Sq. Ft. 7 Conventional Retail Parking 1/300 Sq. Ft. 3,7 Spaces Restaurant Parking Spaces 1/100 Sq. Ft.3 Big Box Retail Parking 1/300 Sq. Ft.3 Spaces FAR. Maximum: .258 Accessory Structure (D) 1-11 Planning & Site Design Standards Grafton Station at Dublin Ranch. July 2006 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 parcells) may exceed the .25 threshold as long as the average FAR for the Project Area does not exceed the .25 FAR maximum limit. 1-13 Planning & Site Design Standards Grafton Station at Dublin Ranch. July 2006 7. SITE DEVELOPMENT CONCEPT Refer to Conceptual Site Development Exhibit for specific locations of the following: ANCHOR "A" Anchor "A" is designated as a single tenant use, one-story General Commercial (Big Box) Site and shall meet all the requirements of the General Commercial (Big Box) Planning and Site Design Standards and Architectural Design Standards. PAD "A" Pad "A" is designated as a single tenant use or multiple tenont use, one-story General Commercial (Big Box) Site and shall meet all the requirements of the General Commercial (Big Box) Planning ond Site Design Standards and Architectural Design Standards. PAD"B" Pad "B" is designated as a multiple tenant use, one story Conventional Commercial Site and shall comply with the Conventional Retail and Commercial Planning and Site Design Standards and Architectural Design Standards. PAD "C-l" Pad "C-l" is designated as a multiple tenant use, one and two story Conventional Commercial Site and shall comply with the Conventional Retail and Commerciol Planning ond Site Design Standards and Architectural Design Standards. PAD "C-2" Pad "C-2" is designated as a single or multiple tenant use, one story Conventional Commercial Site and shall comply with the Conventianal Retail and Commercial Plonning ond Site Design Standards and Architectural Design Standards. PAD"D" Pad "0" is designated as a multiple tenant use, one story Conventional Commercial Site and shall camply with the Conventional Retail and Commercial Planning and Site Design Standards and Architectural Design Standards. PAD "E-l" Pad "E-l" is designated as a single tenant use, one story Retail or Restaurant Site and shall comply with the Conventional Retail and Commercial Planning and Site Design Standards and Architectural Design Standards. PAD "E-2" Pad "E-2 is designated as a single tenant use, one story Retail or Restaurant Site and shall comply with the Conventianal Retail and Commercial Planning and Site Design Standards and Architectural Design Standards. 1-14 Planning & Site Design Standards Grafton Station at Dublin Ranch. July 2006 PROPOSED CONCEPTUAL SITE USE ANALYSIS. Si/8 location Proposed Proposed Parking Spaces Parking Spaces Commercial Allowable S.F. RequinKI Provided TYDfJ Atva Anchor "A" General 139,410 Sq. Ft. Commercial Bio Box Retail Pad "A" General 118,830 Sq. Ft. Commercial Bia Box Retail Pad "B" Conventional 13,500 Sq. Ft. Commercial & Retail Pod "C-1" Conventional 21,260 Sq. Ft. Commercial & Retail/Office Mixed Use Pad "C-2" Conventional 6,000 Sq. Ft. Commercial & Retail/Mixed Use Pad "0" Conventional 9,000 Sq. Ft. Commercial & Retail Pad "E-1" Conventional 5,000 Sq. Ft. Commercial/ Restaurant Pod "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. 1-15 Planning & Site Design Standards SECTION II: ARCHITECTURAL 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 lA' THRU IE' 2004580 II-I Architectural Design Standards Grafton Station at Dublin Ranch . July 2006 SECTION II. ARCHITECTURAL DESIGN STANDARDS 1. GENERAL REQUIREMENTS AND CONSIDERATIONS Building Concepts should be approached fram a basis of a propased 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 os a composition based on a single Architectural Style or os 0 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, fenestratian, and material and color applications. Materials and colors can create a sense of place and time evoking interest through pattern, 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 attention 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. 2004580 11-2 Architectural Design Standards Grafton Station at Dublin Ranch' July 2006 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, restauronts, 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 charocterizes the General Commerciol. Buildings are usually one story in height and while primarily a single tenant user, multiple tenonts 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 overoll 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. 2004580 11-3 Architectural Design Standards Grafton Station at Dublin Ranch' July 2006 3. CONVENTIOANL RETAIL & COMMERCIAL Building Design Concept: Individual retail buildings may be designed as a single entity, style or concept or composed as a collection of several smoller 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 reor elevations. The principle of mass and form changes sholl 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, wolkways, street trees in grated tree wells, encroochments 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 orea remaining between wolkways and curb will be for londscape uses, streetscope elernents and/or utilities. Primary Building Facades: The treatment of the building fac;;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 latter approach may further the impression of a place built and perhaps adapted over time establishing a sense of history for Grofton Station. 2004sao 11-4 Architectural Design Standards Grafton Station at Dublin Ranch . July 2006 long, monotonous uninterrupted walls or roof planes are not allowed. Design techniques include incorporating wall offsets, recesses, changing the exterior expression of the second Roor 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 fOl;;ade offsets thot increase the setback up to 15 feet maximum. Setbacks greoter than 15 feet ore allowed to provide for plazas, paseos ond courtyards for outdoor features ond 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 daors on the ground level in mind including starefrontor 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 focade 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 ta call attention to detail. Refer to Section III Color and Material Guidelines for additional information. 2004580 11-5 Architectural Design Standards Grafton Station at Dublin Ranch · July 2006 "1 .. POST MODERN MID CENTURY MODERN BROAD FRONT IT ALlANA TE BRICK FRONT ... i ignage Opportunities Vary Cornice Eave & Parapet Styles &Heights .. Streetscape Elements ., Varied Storefront Design & Window Articulation Offset Wall Planes Pedestrian Signage Opportunity . PAD D SINGLE BUILDING / MULTIPLE TENANT /BLDG. CONCEPT . 2004580 11-6 Architectural Design Standards Grafton Station at Dublin Ranch · July 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' July 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, pedimenls, 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 fa9ade. 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 permitted however swing door operation may not encroach into pedestrian walkways where the walkway would become less than B' clear. An exception to sliding door uses is 2004580 11-8 Architectural Design Standards Grafton Station at Dublin Ranch . July 2006 allawed 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 ore to be at least 60% transparent window surface. Storefront design shall encourage the use of colorful awnings or pedestrian orcodes 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 FOI;ade First Floor: Building Fa~ode Second Floor: Roof Overhang, Cornices, Etc.: Pilosters 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. c1eor 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 Dublin Ranch' July 2006 Archileclural SIyIll$: 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 rooRine 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 belween 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' July 2006 "Gateway" Archileclure: Buildings with dominant building styles and/or greater height shall be designed far the Grafton Station Gateways (corners 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 attaining 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 . July 2006 Gateway Architecture Tower Element Project Signage & logo Street Trees Per landscape Design Guidelines ..1' ~ ...J., \ " _J r ~. ,'" , ~\ J.o ~:.~. .......\. { ~1'"b. ... , ' !. ,..' ~~, \.II~ r ~ r~~ I '" mio I -HH @Grafton Street Corner Plaza Building Steps Back 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' July 2006 Comer and Mid-Block Conditions: Buildings located at major and minor street intersections will have at least two front facades visibly exposed to the street. Two story andlar stepped facades or special Architectural design elements are encouraged at these corner locations to further emphasize corners. Vertical architectural elements, such as carner towers, and added embellishments, such as flags or fountains, also may contribute to the special nature of these locations. Squares, courts, plazas, building recesses andlar colonnades at mid-black and carner 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 Separotion 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 I 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 II-Il Architectural Design Standards Grafton Station at Dublin Ranch' July 2006 Trash facilities, service entries, loading docks, utilities equipment such os transformer vaults, telephone boxes, and meters, mechanical equipment such os A/C units, etc., sholl toke place at the rear or sides of buildings. These elements sholl 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. July 2006 ~- @2006 WilLIAM HEZMAlHAlCH ARCHITECTS, INC. .. Arcade, Paseo Entry May Occur I :- -J 20' M;,. Bldg. Sepo,"';o, } PAD C- 1 /B VIGNETTE PASEO ...- ..... 2004580 11-15 Architectural Design Standards Grafton Station at Dublin Ranch' July 2006 4. GENERAL COMMERCIAL '~ Building Design Concept: Individual retail buildings may be designed as a single entity, style ar concept or composed as 0 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: 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-ol-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 ar not less than 10 feet from the street ROW. Walkways will not be wider than 12 leet or less than 8 feet along Dublin Blvd. Additional area remaining between walkways and curb will be far landscape uses, streetscape elements and/or utilities. 2004580 11-16 Architectural Design Standards Grafton Station at Dublin Ranch · July 2006 1 , 1 1 , BIG BOX RETAIL PRINCIPLE OF MASSING REQUIRED CHANGES: 3 MIN. 7 MAX. SINGLE BUILDING W IMULTIPLE BUILDING CHARACTER CONCEPT MID CENTTURY MODERN ARCADE BLOCK MODERN BROAD FRONT J @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 , I 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' July 2006 Primary Building Facades: 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 storefrant 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 meeting 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 developed 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% 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' July 2006 Secondory Side and Rear Facades: Grofton Station Big Box buildings will be visible fram 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 doars, however door operation may not encroach into pedestrian walkways where the walkway would become less than 8 feet clear. Slorefront 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 patterns 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 pattern to reinforce the idea of a 2004580 11-19 Architectural Design Standards Grafton Station at Dublin Ranch' July 2006 window where none exists. Window potterns should be consistent with the actual storefront windows. Styles and patterns may vary in response and support of the changes in the building massing forms. A total of 30% of the length of the building 109ade sholl contain glazed elements with a minimum window head height of 8 feet and 0 maximum sill height of 4'. Holf 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 fa9ade but may be grouped ot entries or other discrete locations. Wall openings and open fencing or wall grilles that remain open on 0 full time bosis during business hours can also be counted as fulfilling part of the required wall glazing for up to 50% of the totol required glazing. Overhead Delign Elements: Overhead elements for shode and weother protection over defined walk areas are required on 30% or more of the building fa9ade. 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 not be less than 8 feet in height above finish grade. 2004580 11-20 Architectural Design Standards Grafton Station at Dublin Ranch' July 2006 Encroachments: Building Encroachments may occur within the minimum setbacks from face of curbs far all conditians IDublin 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 18 feet clear walkway min.) No restrictions as long as minimum B feet walkway maintained B Feet No Encroachment Allowed Not Allowed 2 Feet at Second Floor locations 2 Feet Not Allowed Not Allowed Not Allowed Archileclural SIyI8$: 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 Grafton Station at Dublin Ranch. July 2006 5. GRAFTON STATION CONVENTIONAL RETAIL & & GENERAL COMMERCIAL ARCHITECTURAL DESIGN STANDARDS Design Standard Convenflonal Retail and General Commercial Commercial Massing Chonges 3 Min; 7 Max; 3 Min; 7 Max Building Heights 15 ft. Fa~ade Minimum; 20 ft. ta 20 ft. Min; 45 ft. Max. 35 ft. for 40% of Building Frontaae Min. Tower & Roof Elements 65 feet Max. 65 feet Max. Number af Staries 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 areater 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 HeighI Max: 3'.0" Sill Height 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 patterns 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 Graftan Statian at Dublin Ranch. July 2006 6. ARCHITECTURAL ELEMENTS, MATERIALS AND DETAILS Roof Malerials: Different roof Iypes include various pitches, shopes and forms. This provides the opportunily to introduce a variely of roof materials. Acceptable materials include: High Qualily Composition roof (comparoble to 50 yr. + gradesl Concrete tiles - (all shapes) Standing seam / corrugated metal (appropriate to slyle) Built-up asphalt/membrone -(Flat Roofs only) Facade Treatments and Malenals: The facade is the primary element that defines the choracter of a building. Primary facade elements include windows; doors, base course, wall surfoces, ond pitched roofs or articulated cornices. Acceptable facade materials include: Smooth plaster or ligh~y textured (no rough plaster) Wood siding/composite materials (such as Hardie Plank) Brick, stone, pre-cast concrete Tile - os a secondary material Gloss block - as a secondory material EFIS materials & foam materials are not allowed within 6' of finished grade. Doors: Doors ore one of the most important facade features because they ore the store/building entry. Illustration of the location, orientation and proportion of entries and doors is required. Door Iypes and edge treatments should be illustrated including sidelights, trim and transoms. Acceptable door materials include: 2004580 11-23 Architectural Design Standards Grakon Station at Dublin Ranch. July 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 ond pottern of window openings should vory at required changes in storefront facade design. Where a single use such as office is proposed, a common window vocobulary 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-pone 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 glozing treatment. Awnings/Canopies Awnings or canopies overhead are an integral part of Grafton Street. They should be used to call attention 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 Graftan Station at Dublin Ranch. July 2006 architectural features, such as cornices, columns, pilasters, or decorative details and do not impair facade composition. Acceptable moterials include: Wood Fabric (Fire rated material) Metal Glass Signog8 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 permitted. 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 attached 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. Ouldoar 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 pravide it. Where separation from pedestrian space is desired, a maximum 42" high, moveable, self-supporting divider (e.g., railings, partitions, planter boxes, etc.) 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 Graftan Statian at Dublin Ranch. July 2006 Other permitted maveable fixtures associated with outdoor dining include: tables, chairs, umbrellas, low level lighting, heaters and landscape planters, pots, etc. Secondary Elemenb/Details 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 gutters and down spouts, whether built in or attached, 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 N pedestals, satellite dishes, solar panels, etc. shall be located in visually unobtrusive locations, screened from view from surrounding areas and baffled for noise attenuation where necessary. Skylights and 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 Aashing 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 Aashing & vents hall be painted to 2004580 11-26 Architectural Design Standards Grafton Station at Dublin Ranch. July 2006 match adjacent material colors. Use of unpainted metal Aashing and/or vents as a design element is subject to review and approval during SDR process. 2004580 11-27 Architectural Design Standards Grafton Station at Dublin Ranch. July 2006 7. ARCHITECTURAL CHARACTER ILLUSTRATIONS PAD A- EAST ELEVATION AT PARKING LOT PAD A - NORTH ELEVATION AT DUBLIN BLVD. PAD B - NORTH ELEVATION AT DUBLIN BLVD. PAD Cl / 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-l - NORTH ELEVATION AT GRAFTON STREET 2004580 11-28 Architectural Design Standards Grafton Station at Dublin Ranch · July 2006 'I , 1 , 1 "I 'I ~.~.. ~. 'r~d...'" ~.. ~.;7 Drive @2006 WILLIAM HEZMALHALCH ARCHITECTS, INC. PAD A CONCEPTUAL EAST ELEVATION AT PARKING LOT .. ... 2004580 11-29 Architectural Design Standards , 1 I . , , , ., 1 , , J Drive @2006 WllUAM HEZMAlHAlCH ARCHITECTS, INC. .. J -1~ .....-r1 .~~- "\ .r Grafton Station at Dublin Ranch · July 2006 ~ ..... ,\:.- - - - -..J., ,I. Y" " \. ~'\'I ~ .. _ 7. ~ ...... -.... i\ .....\ IPl'. -......~ I . .;. ~,. . ~~ it., ~ II~.'~' ~. '1= I '. .", -.. - =~I PAD A CONCEPTUAL NORTH ELEVATION AT DUBLIN BLVD. SINGLE TENANT OPTION { .....( l ~ I ~ ~ ..-..\. ,.... ') ~.~ ~ .......,\ I ~ f1'./-/ ~ .' I ~... Drive 2004580 11.30 Architectural Design Standards , I .., 1 ., 1 1 ., . .. . I . . . .. ...." -. \., ~ ~ "~I. tt J Drive @2006 WILLIAM HEZMALHALCH ARCHITECTS, INC. . ~ I J ~~~-=- , . 1,- . ....... \ ...,~~~- -'rV,l "[ '" ~!\.. ~.t ~ 't(l)rA I' ~'" _," II II ~~.~ I r- ~ 1-11 =Sr '- Grafton Station at Dublin Ranch · July 2006 I - --~ 't' -- - - i''- - ----p Drive PAD A CONCEPTUAL NORTH ELEVATION AT DUBLIN BLVD. MULTIPLE TENANT OPTION 2004580 11-31 Architectural Design Standards 1 I I Grafton Station at Dublin Ranch · July 2006 '1 '1 I , ., , "\ 'I I .. .' ~.~~-:.~~~ .. ';', ~ 'I I .. . J @2006 WllUAM HEZMAlHAlCH ARCHITECTS, INC. I .. PAD B CONCEPTUAL NORTH ELEVATION AT DUBLIN BLVD. .. j .. j 2004580 11-32 Architectural Design Standards Grafton Station at Dublin Ranch · July 2006 1 1 , ., 1 . , , I . 1 . @2oo6 WilLIAM HEZMAlHAlCH ARCHITECTS, INC. PAD B PAD Cl ~ CONCEPTUAL EAST ELEVATION AT GRAFTON STREET . , , ~ '~ii ~y 2004580 11-33 Architectural Design Standards 1 I Grafton Station at Dublin Ranch · July 2006 ... ... , , ., . , ~ ., J , I . J , J . Entry Drive Plaza For Outdoor Dining .. @2006 WILLIAM HEZMALHALCH ARCHITECTS, INC. J ~ PAD C-2 CONCEPTUAL EAST ELEVATION AT GRAFTON STREET . . t 20' Min. Building Separation 2004580 11-34 Architectural Design Standards J Grafton Station at Dublin Ranch · July 2006 ., ., , , I 1 I . , I I , J " I I . -""'" ... ... -~ ."' o - ,~ '. -.. - ~ 1 .1.., . @2006 WilLIAM HEZMAlHAlCH ARCHITECTS, INC. 1 J PAD D CONCEPTUAL EAST ELEVATION AT GRAFTON STREET 1 J , I J ~ I , 2004580 11-35 Architectural Design Standards J Grafton Station at Dublin Ranch · July 2006 , , - ~~ ~ - i.' Architectural Themed Tower / Focal Element @ End of Grafton Street Signage Areas Architectural Roof & Parapets & Wall Massing 1 , J , . Street & Plaza Trees Per Landscape 1 .,. , J , J , I Parking Beyond . , @2006 WILLIAM HEZMALHALCH ARCHITECTS, INC. J Window Wall / Storefront Glazing 1 J PAD E-2 / PLAZA RESTAURANT PAD E-l RESTAURANT 1 . CONCEPTUAL NORTH ELEVATION AT GRAFTON STREET J J J I ~ 2004580 11-36 Architectural Design Standards J Grofton Stotion ot Dublin Ronch . July 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 cotta hues found in clay roof tile. To provide unity at Grafton Station, Dublin Ranch Areo 'H' all color palettes shall hove a dominant theme of warm, nature-based hues combined harmoniously with cool, vibront 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 ronge between green and blue or those colors inRuenced 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 ovoid 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 2004580 111-' Color And Materials Grafton Station ot Dublin Ranch' July 2006 the relative lightness or darkness of a color compared agoinst the gray scale. Architectural elements of greatest importance, such as main entrances, shall receive the highest contrast for dominance. Secondary architectural features should be downplayed 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 polenes 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, rosenes 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, worm hues of southern Europe. Pre<ast 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 nome implies, Brick-Front architecture relies on a predominant use of brick as the main building material. Ornamental accents of stone or pre<ast concrete are appropriate and add visual interest. The use of different types of brick and multiple brick coursing techniques are 2004580 11I-2 Color And Materials Grafton Stotion at Dublin Ranch. July 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 collas to bluer influenced burgundies. Neutral toned bricks may be used as accents. Romanesque: 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 Romonesque materials. Historic Romanesque buildings were often banks or public buildings implying a formality that should be maintained ond 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. Areaded 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 port of the materiol 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 palelle for Arcaded Block will blend neutrol, natural masonry colors with vibrant hues, both warm and cool, as accents. 2004580 11I-3 Color And Materials Grafton Station at Dublin Ranch. July 2006 False-Front: With its association in the settlement of the West, the vernacular of False-Front is inherently basic. Characteristic moterials used for these first commercial buildings include clapboard, board and batten 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 predominantly warm and eorth-toned in light to dark values avoiding relationships of extreme contrast. Gable-Front: Gable-Front buildings of yore, with their rural setting 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. Unodorned informality is the goal for material applications. The full spectrum of color may be employed without undue complexity or sophistication to create on informal oppeal. Artistic-Front: Characterized by its residential, cottage 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 os 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 attention getting design intent of Artistic-Front retail architecture. 2004580 11I-4 Color And Materials Graftan Station at Dublin Ranch. July 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 creoting openness. Brick cladding and pre-cast ornamentation are direct historic references. Contemporary interpretations can include stucco, tile, masonry or metal wainscoting ond convas or metal awnings. Modern materials that are industrialized in appearance are most appropriote. 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 palettes. 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 palette 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 palettes in predominantly neutral tones are most appropriate. 2004580 11I-5 Color And Materials Graftan Station at Dublin Ranch' July 2006 Post Modern: The Post Modern style provides the greatest opportunity for exuberont 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 submittals are required for the Specific Design Review. Submittals 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 os well as significont architectural details like shutters, awnings and decorative metal. Mounted color and moterial 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. 2004580 11I-6 Color And Materials Grafton Statian at Dublin Ranch . Julv 2006 SECTION IV: LANDSCAPE DESIGN GUIDELINES 1. 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. BIOSW ALE LANDSCAPE 11. OWNERSHIP AND MAINTENANCE OF GRAFTON STATION COMMON AREAS IV - 1 Landscape Design Guidelines Grafton Stotion at Dublin Ranch . JulY 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 to the west and Future Campus Office uses to the east. The Water Quality Treatment Basin is to the south. Grafton Station provides opportunities for 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-] 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 northem 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 to 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 parking 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 rnotorists 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 to Anchor A, as well as Pads E-] and E- 2. The third connection from Grafton Street is a future street extending east From the traffic circle to the Water Quality Treatment 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 auto connection which goes directly to Pad A and Anchor A. The other is for large delivery trucks. IV-2 landscape Design Guidelines Grafton Station ot Dublin Ronch . July 2006 Ingress and egress for delivery trucks serving Anchor A and Pad A is provided directly off Dublin Boulevard at the northwest comer 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 parking 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 to 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 to treat storrnwater runoff from the Project Area. (See Overall Key Plan for further information in the Grafton Slation proiect site.) 2. GENERAL DESIGN STRATEGIES Mixing Autos and Pedestrians Grafton Station is part 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 to encourage pedestrian usage while accommodating and slowing cars. Starting 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 comer entry plaza at Pads B andC-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-l and E-2 . Pedestrian connections and trees in parking lots Identity In order to 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 . JulY 2006 architecture and landscape by using a simple and limited palelle of construction materials, site lighting, furnishings, paving and plant materials. Street and building signage shall conform to 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 to 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 parkway on Dublin Boulevard is planted with a staggered double raw 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 northern 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 for shading pedestrian walkways, one to 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 south 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 Grafton Slotion at Dublin Ronch . JulY 2006 relative to other locations in Dublin Ranch, yet within the consistent pallette of materials used throughout Area H. Landscape Treatment The Dublin Boulevard street tree will continue in front of Pad B to the corner of Grafton Street, with additional shrubs facing Dublin Blvd. These additional plantings will be placed to complement the building's architecture, retail entries and windows. Paving Materials Unit pavers on sand with a simple geometric pattern, including 2 contrasting but subdued colors, will match the paving used throughout the main shopping areas. The entry band of enhanced paving, 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 1 and Z and Entry Plaza Enlargement Sheet, for further information on Grafton Sfreet.) 4. GRAFTON STREET LANDSCAPE Paving for Sidewalks and Crosswalks Grafton Street will have a 12' minimum wide sidewalk with the face 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 frorn 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 pavers 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 Treatment 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 face 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 PaleRe on the Overall Key Plan.) IV-5 Landscape Design Guidelines Grafton SIation at Dublin Ranch . JulY 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 pairs 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 onto the traffic circle and terminates Grafton Street. It is large enough to relate to the scale of the traffic circle, and is also divided to 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 pavers and colored, sandblasted concrete to 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 outos 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 to 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 Grafton Slotion at Dublin Ranch . JulY 2006 Public Art Public Art will be located in the center of the traffic circle at the termination of Grafton Street on an elevated platform. The landscape concept will be designed to work with the public art, and may be surrounded by a ring of large trees. (See Traffic Circle Enlargement Sheet for further information.) 6. ENTRY STREETS TO PARKING LOTS Street Design Concept The northern 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 to separate cars from buildings, and to provide opportunities for pedestrian circulation and for reloil uses at Pad D to spill out onto the sidewalks. The southern Entry Street that connects the traffic circle with the Anchor A parking lot will consist of one 1 2' wide travel lane in each direction of travel. This rood divides the Pad buildings D and E- 1 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 predorninant feature 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 post 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 to be planted with a large accent tree at approximately 40' on center, with medium height, evergreen shrubs to 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 to the foce 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 Grafton Sto~on at Dublin Ranch . JulY 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 spaced at 60' - 90' on center and aligned in pairs 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 to match other site Furniture within the Grafton Station Project Site. (See Entry Street Enlargement Sheets 1 and 2 for fvrther information.) 7. PARKING LOTS Parking Layout Parking spaces in both lots are laid out with a repeating module of three standard sized spaces adjacent to two compact spaces. Parking spaces include the City of Dublin standard parking space of 9' wide by 20' deep, a compact parking spoce 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 into 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 Rush concrete curbs 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 curbs 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 parking 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 Grafton Station at Dublin Ranch . Ju/Y 2006 (See Parking lot at Duhlin Boulevard Enlargement Sheet Handicapped Parking enlargement Sheet and Parking lot Enlargement Sheet for further information.) 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 to 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 to define autocourt areas to slow traffic and improve parking 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 to 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 foot 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 to accent each tree along Pedestrian Connections. (See Materials list for more information.) 8. PlAZA AT PADS B AND C Design Concept The primary outdoor plaza space for the site is at the interior sides of Pads Band C-l. 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 focal point of the plaza, and will be similar to the fountain at the corner of Grafton Street and Dublin Boulevard. The plaza will tie in with pedestrian circulation along the retail storefronts under the building arcade which fronts the plaza. Entries IV-9 landscape Design Guidelines - ~- , - ~ ~ ..... ..... Grafton Slotion at Dublin Ranch . JulY 2006 to the Pad buildings will be Ranked by large potted plants. Benches will be provided throughout the plaza, under archiledural 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 Refa/1 Pads 8 and C Enlargement Sheet for further information.) 9. RETAINING WALLS Design Concept Retoining 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 parking lot because of the grade difference between the parking lot and the proposed bioswale that parallels Northside Drive and 1-580 to the south. A third retoining 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 10 approximately 4' high. The wall at the southern edge of the porking lot at Anchor A and roughly aligns with the length of the bioswale will be approximately 234' long. The wall will have 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 to pedestrian traffic. The third retoining wall located along the delivery entry drive will be approximately 550' long. It shall vary in height from approximately 2' high to 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 Exhibits: Sheet L-1 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 Grallon Station at Dublin Ranch . JulY 2006 Overall Key Plan Grafton Street Section (at fi rst block) Grafton Street Section (at second block) Traffic Circle Enlargement Entry Comer Enlargement Open Space Enlargement (at Pads Band C-1) Entry Street Section (at fi rst block) Entry Street Section (at 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 (~-----------------------------~) .........,.......'. PAD-A w > cr o w o FUTURE CAMPUS OFFICE DEVELOPMENT OVERALL KEY PLAN ffiz v NOTe: RETAIL PAD BUlt.DING OUTUNeS SHO'NN 'MTHIN THE GENEAAL COMMERCIAl. PARCElS ARE CONCEPTIJAL ONLY. ACTUAL DESIGN AND LAYOUT MAY DIFF6'l FROM THAT SHOWN HEAE. REFER TO STAGE n PO DEVElOPMENT PlAN (SHEET PO-1) FOR BUILDING ENVEl.Of'E lOCATIONS. KEY I J1"'"""o.. S'TREET SECTION CUT . SEE ~ ~~~~~~ (---, OETAlLfJElEA-SEE I I CORfIESPONOING ElO-IBIT FOR \ ) DETAIL P1AN ---0 o LEGEND c=:J ASf'HALTPAVlNG IIIIIIB ~ PAVING WI SANOBL.AST mmD ~~~~VERS :::!EJ VX2.f1 HANDICAP PARtONG SPACE ~ 9'X15' COMPACT PARKING SPACE TI 10X2O' CONTRACTOFl PAFIIONG SPACE :::J n:za STANDARD PARKING SPACE S1GNAGE, SEE MASTER SlGNAGE D ~ PREPARED BYGNU GROUP FOR SPEcs. AND EXACT LOCATIONS PAAlQNG lOT UGHTS, SEE SHEET l.7 AND UTILITY PlAN FOR SPECS. AKJ EXACT LOCATIONS UPUGHT :3 CART CORRAL PLANT PALETTE ~__!Il'I1I'I'_lO ~ ~~-=T_ O _____w~_ :::....s~"""""... (_""" i9 ----...-: '-l___ CWACUS_ -..u.o. o iii:-~-'-- (/) ::::'~~_.=~T_ o ~~_._-,-- ~@ :.~w~' ;::-- ~i . SOWJSWOI.l.l ~"-T_ .--. o. " __1.-"': -.mAUIEDO ~"'- flI'lll'IUSCOIlIlIUNIS 01)01Io1_ :~~"'.I(:IOGASIICIICATED. CQroNEASTEII_'IDM'.osr.....o.e. E_____~....O'C" 1IOSIlI-..s~ _o.c. 1,.IIIlH~ ..ro.c. ~.-..::.DES_...O.c. .,j 'GoOl.__ ~~~ ~- -~ .~- --- 1IOSA......,.;fl.CMEIICMPEf -~ -- _0I.ENClEJl~WH'IE ==-rc:'- -- PtIl;IMlMTEfW('Y~T'" -....- - _-.,T_ == - --- =-- "lIWIETERO.G.IoIlACH"INTEIIOIl-.-.s_CN\~ __'M_.'._~: _~PLAHT""l.EI'T'EOHlIHEETU'" IF-::::::::3 -..-8OTTOIII...-..... llU~PlNITPAETTtONlIHEETL1... fUfTON ~ STATIU~ AT DUBLIN RAHH Dublin, California REVISIONS: DESCRIPTION DATE CITY SUBMmAl 03/15106 CITY RE-SUBMlTTAl 05/10106 CITY RE-SUBMllT AL 07/17106 PROJECT NUMBER' SCALE, DATE ISSUED: 16034-13 '"=60'-(1" MARCH 2006 STAGE 2 PLANNED DEVELOPMENT REZONE OVERALL KEY PLAN gls - /.andscapt -... 2fm__#200 8alfraoosc:o,CA94110 Ylice41M853614 facsi'rje415fl853624 -~"" SHEET NUMBER.: L-1 u GRAFTON STREET TREE IN TREE GRATE, TYP. 14' POLE LIGHT STANDARD, TYP. SEE MATERIALS LIST o <t I /^~ .c~ ~ .~~ ., ~ """"'4- ::::?... . 4.4- 4 _ MEDIAN LANDSCAPE ISLAND WI MEDIUM ACCENT TREES, SHRUBS AND GROUND COVER STREET TREES AND SIDEWALK DIMENSIONS SHOWN FOR DESIRED DESIGN INTENT. EAST SIDE OF GRAFTON STREET TO BE CONSTRUCTED WITH FUTURE CAMPUS OFFICE DEVELOPMENT w 12'-0" 12'-0" 12'-0" 8'-0' 12'-0" 12'-0" 12'-0" 12'-0" MIN. 2 SOUTH 3 NORTH MIN. SIDE BOUND BOUND SIDE WALK LANES LANES WALK S E C T 10 N u.... -z "'w w",:::o "'00.. ~ o ....1Il...J ~~w "'0..> :::Ow <to U 0.. u 0 <t 0 0.. 0 CL a >- I f- a 1'0 LARGE POTTED PLANT AT ~AIL ENTRIES, TYP. G AFTON STREET PAVED PHAL T, TYP. Wi TYP. SEE w u.... -z "'w w",:::o "'00.. ~ o ....1Il...J ~~w "'0..> :::Ow <to U J 12'-0" MIN. P LAN J J ~ J J 12'-0" 12'-0" 8'-0" 12'-0" 12'-0" 12'-0" J 6'X6' MIN. METAL ~ GRATE, TYP. 12'-0" MIN. TREE EB SCALE: 1 "=20'-0" GRAFTON STREET SECTION GRAFTON STREET TREE, TYP. 14' POLE LIGHT STANDARD, TYP. SEE MATERIALS LIST ~ ~ '" 0 => l- e c.. z I 0 :::>...... III 4: 4:U:::> c.. u-c.. 1P '"-0 .-.;) dl~ e ...'"-.... I ",0... III =>'> I- ... o c.. 12'-0" 21'-0" MIN. ON-STREET SIDE DIAGONAL WALK PARKING SEe T I 0 N J 12'-0'J MIN. P LAN 2"-0" J 24'-0" 12'-0" ... UI- -z '"-... "''"-:::> "'0,,- => o 1-",.... =>=>... '"-"-> :::>... <(0 U STREET TREES AND SIDEWALK DIMENSIONS SHOWN FOR DESIRED DESIGN INTENT. EAST SIDE Of GRAFTON STREET TO BE CONSTRUCTED WITH fUTURE CAMPUS OffiCE DEVELOPMENT 21'-0" TRAVEL LANES ON-STREET DIAGONAL PARKING MIN. SIDE WALK SIDEWALK PAVED WI CONCRETE UNIT PAVERS, TYP. GRAFTON STREET PAVING TO BE CITY STANDARD ASPHALT, TYP. GRAFTON STREET TREE, TYP. .... => 0 '"- 24'-0" J 14' POLE LIGHT STANDARD, I ,,,. m """"" u" ~2'-0"~ MIN. ffi 2"-0" SCALE: I "=20'-0" GRAFTON STREET SECTION F U T U R E CAMPUS OFFICE D EVE LOP MEN T / " SHRUB AND GROUND COVER PLANTINGS, TYP. BENCHES, TYP. SIDEWALKS PAVED W/ CONCRETE UNIT PAVERS, TYP. TRAFFIC CIRCLE CROSSWALKS PAVED W/ FLUSH CONC. CURBS AND CONCRETE UNIT PAVERS, TYP. MARKERS/ TRELLlS/ LIGHTING ELEMENTS, TYP. CONC. TRANSITIONS, TYP. PAD D \ PUBLIC ART W/ UP LIGHTING, SHRUB AND GROUND COVER PLANTlNGS SURROUNDING ART TO WATER PAD E-l Y TYP. TREES IN AREA, TYP. PAD E-2 P LAN ffi SCALE:! "=20'-0" TRJ\.FFIC CIRCLE ENLARGEMENT 14' POLE LIGHT STANDARD, TYP. SEE MATERIALS LIST WATER FEATURE WI BUBBLERS AND LIGHTS LARGE POTTED PLANTS AT RETAIL ENTRIES, TYP. SECTION GROUNDCOVER PLANTING, TYP. 14' POLE LIGHT STANDARD, TYP. SEE MATERIALS LIST ELEVATED WATER BASIN WI BUBBLERS AND LIGHTS LARGE PonED PLANT, TYP. LOW PLANTINGS IN FRONT OF WATER FEATURE PAD B 8' -0" WIDE LANDSCAPE MEDIAN COVERED WATER COURSE FLUSH REFLECTING POOL P LAN FTN. PLANTING MEDIAN 2 SOUTHBOUND NORTHBOUND LANES LANES DUBLIN B L V D. FLUSH PLANTER WI SHRUB AND GROUND COVER PLANTINGS, TYP. SIDEWALK AND ENTRY BAND PAVED WI CONCRETE UNIT PAVERS, TYP. PAD C-l EB SCALB"=2"-O" 0 ENTRY CORNER SECTION PAD B DIRECTIONAL SIGNAGE, SEE MASTER SIGNAGE PROGRAM PREPARED BY GNU GROUP . C NCRETE UNIT PAVERS IN HC PARKING AREAS, TYP. COVERED WATER COURSE, TYP. FLUSH REFLECTING POOL ELEVATED WATER BASIN wi BUBBLERS & ACCENT LIGHTS TABLES & CHAIRS FOR OUTDOOR DINING BENCH AND PLANTING POCKET AT TRELLIS POSTS, TYP. PAD C-l COLORED CONC. PAVING Wi SANDBLAST FINISH, TYP. BENCHES, TYP. BUILDING CANOPY, TYP. WOOD AND STEEL TRELLIS, TYP. COVERED WATER COURSE, TYP. CO CRETE PEDESTRIAN CONNECTION c\ SCALE: I "=30'-0" o ~<- 1; ~~ ~""V J-~b <'> ....:;;.~ ."" " ~ o <l: lL 20'-0" 12'-0" 12'-0" 8'-0' 16'-0" 20'-0" MIN. 2 LANES INGRESS LANE MIN. SECTION o o <l: 0- 20'-0" 16'-0" 20'-0" " ~ MIN. 12'-0" 12'-0" 8'-0" ~ r/ I; ~ ~ ~ .., ~ 2 EGRESS LANES ./ MIN. ~ P LAN ,r INGRESS LANES ENTRY STREET SECTION fLUSH PLANTERS WI SHRUBS AND GROUND COVER PLANTlNGS, TYP. 14' POLE LIGHT STANDARD, TYP. SEE MATERIALS LIST MEDIAN LANDSCAPE ISLAND WI MEDIUM ACCENT TREES, SHRUBS AND GROUND COVER IN N o o <l: 0- fLUSH PLANTERS WI SHRUBS AND GROUND COVER PLANTlNGS, TYP. 14' POLE LIGHT STANDARD, TYP. SEE MATERIALS LIST ENTRY STREET PAVED WI CITY ASPHALT SIDEWALK PAVED wi CONC. UNIT PAVERS, TYP. Cl.. , >- oI- I N rou ~ci 0 0 Cl.. , >- <l: OI- I 0- rou ~ci G @ SCALE: I "=20'-0" /~ .{;, 1iit ~~ . 5.z ~~ '4::t- ~o ~~ "lr4 ~ ~~~"":.4:Z. A N C H 0 R A ggr.~2 PARKING LOT~ ~~ -G~ ~~ ~ o. ::~ 4 ---.>. - --->. 4- _v. ~ PAD A PARKING LOT LARGE ACCENT TREE ALONG ENTRY ROAD IN ENLARGED LANDSCAPE PLANTING ISLANDS, TYP. SHRUB 8< GROUND COVER PLANTINGS TO SCREEN PARKED CARS 18'-0" 30'-0" 18'-0" ST ANDARD PARKING STALL TYP. 14'-0":t LANDSCAPE BUFFER ENTRY ROAD 14'-0":t LANDSCAPE BUFFER ST ANDARD PARKING ST ALL TYP. SECTION o Cl.. >- + + + + +~+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + () () <Xl o "<t ,,~ ~ +~+ + + + + + + + + + + + + + + + + + + + + + + + + POLE LIGHT STANDARD, TYP. SEE MATERIALS LIST +I o A N C H 0 R PARKIN LOT + + + + + + + + + + + EQ. EQ. STANDARD PARKING STALL, TYP. COMPACT PARKING STALL, TYP. + + + + + + + + + + + PAD A PARKING LOT 18'-0" 14'-0":1: 30'-0" 14'-0":1: 18'-0" SCALE: I "=20'-0" G (]) P LAN ENTRY STREET SECTION 5'-0" {24'-0" ~-18'-0", LANDSCAPE MULCH ONLY BIKE DUBLIN LANE BLVD. INTERIM LANDSCAPE CONDITION PAD A PARKING LOT 18'-0" { ~12~IN.O'~ 0' -Ot=J LANDSCAPE SIDE PLANTING BIKE DUBLIN BUffER WALK STRIP LANE BLVD. STANDARD PARKING STALL TYP. SECTION PAD A P A R KIN G L 0 T () () + EO EO. 18'-0" 8' P LAN FINAL LANDSCAPE 12'-0" MIN. CONDITION 10'-0" 8'-0" BIKE LANE SINGLE ROW Of TYPICAL LARGE DECIDUOUS DUBLIN BOULEVARD STREET TREES INSTALLED AS INTERIM LANDSCAPE TREATMENT. LANDSCAPE MULCH APPLIED fROM BACK Of CURB TO RIGHT Of WAY LINE AS WEED DETERENT AS INTERIM TREATMENT ALTERNATING DOUBLE ROW Of TYPICAL LARGE DECIDUOUS DUBLIN BOULEVARD STREET TREES TO MATCH LANDSCAPE TREATMENT IN OTHER SECTIONS Of DUBLIN BOULEVARD SHRUB 8< GROUND COVER PLANTINGS TO SCREEN PARKED z CARS -0 --'> m--, =>m 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 --'> m--, =>m o COMPACT PARKING STALL, TYP. STANDARD PARKING STALL, TYP. DUBLIN BLVD PARKING AT DUBLIN BOULEVARD SCALE: 1 "=20'-0" G LARGE CANOPY SHADE TREE, TYP. END ISLANO 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" 10'-0' 15'-0" 24'-0" 22'-0" COMPACT PLANTING COMPACT DRIVE AISLE COMPACT PLANTING COMPACT DRIVE AISLE COMPACT PLANTING COMPACT DRIVE AISLE COMPACT WALK WI COMPACT PARKING PARKING PARKING PARKING PARKING PARKING PARKING PLANTING PARKING SPACE SPACE SPACE SPACE SPACE SPACE SPACE SPACE SECTION / 6" RAISED CONCRETE CURBI WHEEL STOP, + + + + + TYP. . + + + + + + + + + + + + + + + + fLUSH CONCRETE CURB, + + + + + + TYP. + + + + + + TREE UPLlGHT - 2 PER + + TREE AT PEDESTRIAN + + + + () CONNECTIONS, TYP. SEE () + + + + () + + + () + + + () MATERIALS LIST + + + + () + + () + + () + + + + + + + + + + ++++e+++ + +,.. + + +~ + + + + + + + () + + () () () () + + + + () () + + + () + + + + + + + + + + + + + CART CORRAL, TYP. + + 0 + Cl.. + + + I >- + + PARKING LOT POLE LIGHT + + + r3'-0" ,.... I- 5'-6" + at, 5'-6" STANDARD, TYP. SEE N + MATERIALS LIST STANDARD PARKING SPACE, TYP. () + + + + + () () () () + + + () 0 () () + + + + + + I ++++-++ + + +e+ + Cl.. <Xl >- () + + + + + () () () + + () I- () - COMPACT PARKING SPACE, TYP. + + + + () + + + () + + + + ~ + + + + + + + n 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 P 11 "Rl(ThT~ T (yr ~H'rTTnl'J ~ ~ ..L ...~ '-I.. 1Ioo..~..L ... '-' .L.J '-J ~ U.L.J '-' ..L ..L '-'..L ... 9 SCALE: 1 "=20'-0" W ..J . m . - I OUlI- IUl<( . WCl.. LOU U <( o I lJ:) 18'-0" \ \ LANDSCAPE PLANTING END ISLAND WI MEDIUM ACCENT TREE, SHRUBS AND GROUND COVER, TYP. PAINT STRIPING ON UNIT PAVERS TO DELINEATE HANDICAPPED LOADING ZONE, TYP. CONCRETE UNIT PAVERS IN DiffERENT COLOR TO DELINEATE PARKING STALLS, TYP. CONCRETE UNIT PAVERS, TYP. LANDSCAPE PLANTER, TYP. 9' X 20' HANDICAPPED SPACE, TYP. {9' X 15' COMPACT I STALL, TYP. C C o I lJ:) 8'-0' 27'-0" +++++ ! + + + + + + :: ++++++++++-1- 0 + + +e+ + + + + + -+ -t 0 I ++ ++++++++1.. +++-t+++ -t++... lJ') ++++++++++""0) ....- + + + + + + + o I LO "<t 71'-0" \ \ LARGE CANOPY TREE, TYP. fLUSH CONCRETE CURB AT LANDSCAPE PLANTING ISLAND, TYP. 6" RAISED CONCRETE CURBI WHEEL STOP, TYP. (SHOWN SHADED) ASPHALT PARKING LOT PAVING, TYP. fLUSH CONCRETE CURB, TYP. HC PARKING SIGNAGE, SEE MASTER SIGNAGE PLAN PREPARED BY GNU GROUP, TYP. POLE LIGHT STANDARD, TYP. SEE MATERIALS LIST C) SCALE: 1"=20'-0" HC PARKING ENLARGEMENT BIOSWALE, SEE PLAN BELOW fOR LOCATION AND DIMENSIONS PAINTED STEEL RAILING, TYP. LARGE RIPARIANI NATIVE TREES IN BIOSW ALE AREA, TYP. p,,- J::. l.;} p "- E'~ ~,;} P:. "~.~ ~. ~~ . j~:~ 0 ~ t~( :. f:"- .' l ' .~ ,;} f~ ." i& If~ "i& ~.. .. l>. ~.. .. l>. p,,- p,,- r.. ~ Jt?o;} ~ ,\t-;,.;} 1~ Jt?o~ .0\:.- g~..o\:..; ~..o\:..; g~ f~ o~ f~ Q)~ f~ c~ ~.. l> ~l!> .. '$1>(1 ~ ~ MOl.; J8':"OC~ TYP. ELEVATION ~X~ ;J rutty;:::::::.." ~ d~ .~"'^' * ~"~ '" ~coc; ~1fc'~j;~ ~~i~~~< ~~~0'! ''''-i'l&1t''/.~ "~:~' ......~:.~:o:~ " " ' '~ -:X-~'b ~0'~ ~:, ~/~f;/, ~v::J!',', "<X,~"/~",,, %:;~~' " ~~:~" /'K'7;~'/~'" ,'~, ;;-:/.J';: 1': '," ~:::::JJ ...'''" ",;' r ","'~ ~ ",\~",; ... /~. /~> ..." ~:::-/// ~ ,)~ . ~~++.~!~>~~'j.~-.~ ',,+7+" '.'.'. , ~/.' '~7' + + '. ~}+~-~ llJ,. A . ~ '. "+ ++. ..., + ... '" '" '" '" '" '" '" '" '" 'I- '" '" OJ ~ '" '" '" '" '" '" '" '" ... .... ...... '" '" '" ... .... "'.... .... ... - . + + - - . - \ - + - . . '0 '" ....... ...... ......... ................ ",'" ... ... ... ... L.''l/~/////////, "',~. J '" ... .... .... ... .... ~ ' /'/</,/'/</.-/.- ~/.-~~~~~, ':/ - + + + + . &.~~;:~;:&2::%::::~~~~'::::::::~:::;:,0~'!;:;~'!r~~~:r~:~:~~'::x~:r:(:((~~ ... ,,~... .. V0 ... /-:%~ " ... ... ... ..... ""'......,- " "'''''''''''' //.../,,/.../-:/ ". ../". //?0~////"//'" .../"/",",,,/ ... @. . . . \~ ;....... . \ BIOSWALE AREA, TYP. RIPARIAN AREA, TYP. P LAN - RECOMMENDED BIOSWALE PLANT PALETTE fiNISH GRADE Of PARKING LOT BEYOND, TYP. POURED CONCRETE COLUMNS, TYP. CONCRETE BLOCK WALL WI CONCRETE CAP, TYP. . fjJj RIPARIAN & NATIVE TREES - 48" BOX: CALIFORNIA SYCAMORE Platanus racemosa CALIFORNIA UVE OAK Quercus agr~olia VALLEY OAK Quercus lobata ~ ELDERBERRY Sambucus mexicana TREE PLANTING, SEE RECOMMENDED o PLANT PALETTE ON SHEET L-2 ! .. .... '1 SEE RECOMMENDEO PLANT PALETTE ON ::>>>> SHEETL.2 ~?o' if: ~ .o\:..;W~ .0\:..;, ~*V s{""V ,r.. I. ~ ;-.." ~ ~~ . ~~ . .r,\. (,)~. .r,\. J~: ~~ ~ f; 0 ~ jW~; 0 ~ ,ll... <.. ~,ll. :tl,l!.", ~ ~ ," PARKING LOT POLE STANDARD. TYP. SEE MATERIALS LIST I'" ~ ~ ~ /- /1 GRASSES & SHRUBS AT BIOSWALE SIDES, 5 GAL.: E0)/,;-;;-; ~ /1 BLUE WILD RYE Elymus glaucus , , , CALIFORNIA BROME Bromus cartnatus CALIFORNIA WILD ROSE Rosa califomica COFFEE BERRY Rhamnus caI~omica CREEPING WILD RYE Leymus trilicoides DEER GRASS Muhlenbergia rtgens MEADOW BARLEY Hordeum brachyanterum RED FESCUE Fesluca rubra PURPLE NEEDLE GRASS Nassella pulchra TOYON Heterorneles arbutilolia PARKING LOT SIGNAGE, SEE MASTER SIGNAGE PROGRAM PREPARED BY GNU GROUP I k ~ LIt'--" ~ ArK:' ~ I f;!;~i{. ~ I .......)\ ? ).' :::&::} '-':' ~Wi -:.-:-:-:.:-::: 0(/-" ' '1/1:Z(j) v.~, "~;~~'~~, i~-3 ~~trr ~" ,," I:~"L' ",; /?~,;~~"." (~ ~//':X//~~/.::::. /?Q\ ";, ,,/ ~%~/ " " ~\- "" ";/ //~,;" /9r/Y'/<<<-:.-:. :;?~ ..'..."/ ,,/ " " "" .. /////;X~~/ ".. //...%/~<-:.>-:-: ~.; /:~~ <. ~,','/;:~ ~~~~%,~,~~~" ':W'f!A':: ,,~,/, /;~;-~~, ~;@j<6< .. ':1 .. ~ K/ /,; ,; /0: .. ~/1~; "" .. ,,~ ~X~""" , .. ..,..... '" ~ ". " " "'" ~ " "" ". " .......... 7 J - .~+ . '.~. \/.~.:' "'>A, ~:>, >:...;< ~+--."+ ~-, '" '" Li) '" ~,~ '" .... ~/ ';" ,"........-:. '" '" .... '" '" ...I.J "'OJ "'.... //" ,', ..... f '" '" '" '" "'-J,J.I '" '" '" /~/ ........ '. '" '" '" "'.... '" '" .... '" '" '" '" .... "'~ ~~ ci '" '" '" '" '" '" '" '" V'~ .<):~::::::: ;':: '" '" ... + ... "'...... '" ... ... :g...~ ~~ ...... Y~1 "".':'::-::.,::: ... .... ....... ................ N.... .... "'.... '/J( "".:::::-",-:-::::: + - '. + + m -. :Jf;j';f!;k:',-:, ....... ~~,i;?;,~;(~0,':~~</..y ~"""" "" "" " ~;(~;(X~/m-~0~"~/~::::-::::::::: . "/<:)>~"~,,>>>~,.,,,,,,:.,,~~u-;l : .}>)) "",'/"",'.'/i.i/'//: ',,', "~;:::::::::::::::::. . , , ,',' ,':':';-~~~~~~~~~~:~j;i~~~~ " ~::::::::::::::::: Po 0 0 0 0 0 J 6" DIA. RIVER ROCK MULCH MORTARED E 0 ~o ~ 0 ~ ~ INTO 4" CONC. SLAB I - . + + . j RUSHESI SEDGES FOR THE BOTTOM OF BIOSWALE. 5 GAL: SPIKE RUSH Eleocharis macrostachya SANTA BARBARA SEDGECarex barbarae SLENDER SEDGE Carex praegracilis COMMON RUSH Juncus effuses SOFT RUSH Juncus patens RUSH Juncus siphenoides VEHICULAR ACCESS 30'-0":1: WIDE TYP. NEW CATCH BASIN AT END Of BIOSWALE EB RET An~n~G W ALLi BIOSW ALE ENLAKUEMEN'l' SCALE: 1 "=20'-0" <Xl PAINTED STEEL RAILING wi POSTS AT 4'-6", TYP. COLOR TO BE DARK GREENI BLACK TO MATCH OTHER OUTDOOR METALWORK INTEGRAL COLORED CONCRETE WALL COLUMN WI SANDBLAST fiNISH AT 18'-0" O.C. TYP. 8" X 8" CONCRETE WALL CAP, COLOR TO BE LIGHT BROWN 4" X 16" CMU WALL WI 2% BATTER. COLOR TO BE 'OAK' BY "ANGELUS BLOCK COMPANY" 8"-10" LAYER Of 6" DIAM. RIVER ROCK AT BACK Of RETAINING WALL 6" RAISED CONCRETE CURBI WHEEL STOP EXTENDS LENGTH Of SOUTHERN EDGE Of PARKING LOT ASPHALT PARKING LOT PAVING "<t N ('.~-! ) l ( '\ i I ~ 12" ff 18'-0" TYP. RIPARIAN SHRUB PLANTING, TYP. SEE RECOMMENDED PLANT PALETTE ON SHEET 11 fiNISH GRADE Of PARKING LOT BEYOND, TYP. 4" X 16" CMU WALL PAINTED STEEL RAILING WI POSTS AT 4'-6" O.C., TYP. - NO RAILING ON RETAINING 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 WI I" REVEALS AND SANDBLAST fiNISH AT 18'-0" O.C., TYP. V '" "" 12" << SECTION 4'-6" / / / 4' 6" - l' / 4'_6" 4'-6" t') <Xl z W<( W..J Vla.. '<,:> ~~ 0<0 <(<( >0:: <.:> ELEVATION .. ., .. ., " SCALE: 1/4"=1 '-0" RETAINING WALL DETAIL 77'-0":1: " ~.\ ... """" ..: .3..... ..: .::..... ..... ..." " ~c u V)O w: Q.. 0::0>- t-,t- LO () . . . . , . . () , . . . . . () . . . . () . . ,,0 ~ ~ " " T ^ NT'\Sr"I ^ DD L~.l .1J ~~~ J...j C r"ln DD1\. TT1\. T f"1.. L)~~~J...j.l "'~l '" U DRAINAGE SWALE, SEE GRADING PLAN PREPARED BY MACKAY AND SOMPS PROJECT PYLON SIGN - SEE MASTER SIGNAGE PROGRAM PREPARED BY GNU GROUP ..: '3":. ..:.::..... . 'Q t1,~f)Q 90"0 ~~Q 0" 00 . 'Q l;l~tlO D" .,JI. ...:.::..... 0" ~~ a () o()O Q"" ",," "~QQQtlQ. o~ TREES 15'-0" O.C. TYP. 0" tl"" 00" Q. () 'btl ~QQI;l D' Q POURED CONCRETE AND CONCRETE BLOCK RETAINING WALL, SEE DETAIL ON SHEET 12 LARGE SCREENING SHRUBS, TYP. SEE RECOMMENDED PLANT LEGEND SHEET L-1 =c [ 1= MEDIUM SCREENING SHRUBS, TYP. SEE RECOMMENDED PLANT LEGEND SHEET L-1 SEE RECOMMENDED PLANT PALETTE ON OVERALL KEY PLAN SHEET L-1 PARKING LOT PO LIGHT STANDARD, TYP. SEE MATE I LS LIST LOWE'S HOME IMPROVEMENT WAREHOUSE SCREENING TREE , TYP. SEE RECOMMENDED P LEGEND SHEET L G D1\. TT A n I'"""1D~ KDl\. TT Dl "'LI\..RUDIVIDl ~ 1 SCALE: 1"=30'-0" ., , \- L Concrete Unit Pavers ACKerslOne- 6"x 12" Precast concrete unil pavers. "pewter" color. shotblast finish. Colored Concrete Typical sidewalk- Integral lamp black coloring, hand troweled hnish concrete. ,L.{and tooled control jomts lid depth of concrete. 1" min.imum. , Sidewa!.h:s are 60mm 11lick pavers Insta/led on sand and asphalt sub-base. Crosswalks and flandicap areas-90 rnrn thick pavers instal/ed on sand and concrere sub-base. All pavers to be Installed running in runrlln8 bond pattern. with long dimenSIOn running perpendicular to path of travel. no bevelled edges , , I J Bench and Trash Receptacle Fairweather- Bench Modei PL-5 6' Steel and iron bench. Paint dark green/black to match other street furnishir-:gs. . Victor Stanley. Inc. - Trash F?eceptDcle l\ilodel 5-42 DeSigned 10 be compatible with bench. Paint d,](k greenlbiDd to match other street furnishings . I . , __..I Mn(201) C\~l -..1 \11.,.. t.4 III"". 3J'lIllll hI \11.1.. II \L "11\1 IlIllll't 1",111I1;1 \. ( "~rlllo.l 4'_'IT ImIU'-f. I~ \\,IJL,o,lid I'"" 1-ti....... -\LL ~'IA,.'>c\11I1 H11I.111 3h li"oTln \"(II....JtT !,'., lJl (II "..) IIIi Bicycle Rack iv/ag!in - Bike Rack i'v!odei MBR200 Circular Forrn matches benches Paint dark green/black to match other streeet furnishmgs Trellis A 'Nood and steel trellis is suggested in the Plaza at Pads B Dnd C /0 proVide shade for benches and outdoor seating areas. Four rnaSSNe concrete. wood. and <;teel trellises are suggested around the traffic circle to def.'ne the circle and provlc!e an additional layer of separation between the Plaza and Crafton Srreer. Parking Lot Lighting ,/{im Lightmg- Large Structural 30' Pole Mount, Siilg!e mount and double 180 degree mount on poles. Double tension mounring arrn. 400 watt super metal halide. Tree Grate Neenah Foundr'i ComoDnv- Tree Grate /vlodel F?-8716 180 Square. 2 piece 6'x6' cast iron tree gr;te wiih 3iB" siot opemngs. plDin galvanized finish Tree Opening can be expanded by cutting out center rings. Crates with removDble tree !ighr openings to be used for trees at comers and mid-block plazas. t .,{ r Plaza Lighting Architectura! Area Lighting: Umverse Collection- IVlodel #'UCMLUMSTf?...100MHDGNSLA17D86. 14' Pole. Single lummalre mounting arm. lOOW 300m, i\"etal halide lamp. In Grade Uplighting i,im Ug'/1ting- "Cool Lens" in Grade Llght- 70 Watt Pulse start metal halide. ~Il Planting Pots Fountain ,qaised concrete fountJrns with bubblers and accent lighting will be !ocDted In the entry ,alazD. outdoor space at Pads B & C. and at the plaza at Grafton Streets tr,:J.'fic circle. GRUHN ~ STHIII~ I r DUBUN R .1 \ r H Dublin. California It E V I 5 ION 5: DEIlRlrllU70l DAIL --- --- em'Sl.1lMTITAL 01,1;\111 - - ---- PRO.llcr 'UMlllR SOLE. 11.' TE ISSUED: 1f>l14.r; IIAROI20l:.. STAGE 2 PLANNED DEVELOPMENT REZONE Materials List gl5 Arthill!Clufllf llndscaPf ArthnclUrl 2>71 '",sS(Jn S~ '2':0 San F=::Il. CA lot 1 ~O ',uICll4150'2B5 3614 tacsrrfe j 1512S5 362~ e-n-.al gls~.oorn Graftan Station at Dublin Ranch. July 2006 APPENDIX I Archilectural styles 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 reRect 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-' Appendix Grafton Station at Dublin Ranch. July 2006 - Gable-Front - Artistic Front - Modern Broad-Front - Central Californio Vernacular - Mid Century Modern - Post Modern Written descriptions, a list of primary characteristics and graphic illustrations of each of the above eleven (111 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 Archilecturallnlerprelations 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 (11) 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 Grafton Station at Dublin Ranch · July 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 Palette. Refer to Section VI Color and Materials Guidelines regarding additional information on color and material selections and applications. 2004580 A-3 Appendix Grafton Station at Dublin Ranch · July 2006 llalianale 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 stocking 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, rosettes, pilasters topped with elaborate capitols and decorative anchor irons. Ornamentation on brickwork construction was normally limited to enhancement of the cornice and lintels. This style established 0 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 Toll narrow windows with segmental arch 2004580 A-4 Appendix Sheet Metal Cornice Central Door Column Capitals And/Or Brackets i\b~' Occur Decorative Door & Window Lintel Vertical Proportioned Windows w/ Multi-lites Grafton Station at Dublin Ranch. July 2006 Avlhtlfllic Elevalion (ltalianale) t=:::::l "2006 WllllAM HEZMALHMCH AROlllfClS, INC. ConlflmpofrlfY Elevalion (1IaIianale) Dccorati,'c Frieze Parapet Roof With Decorative Cornice mmmmm DO DOEB 02006 WlllMl HEZJMlHAlCH ARCHITECTS. NC. Bracket Surrounds 2/2 Windows String Course Masonry Or Stucco Wall Finishes May Occur 2004580 A-S Appendix Grafton Station at Dublin Ranch · July 2006 Brick -Front Built os a single building or in groups with party walls, the brick- front store could extend up to 0 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 os 0 series of stores along 0 portion of 0 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 os 0 cop 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 Grafton Slalian at Dublin Ranch. July 2006 Aulhenlic EIe'lO/ion (Brick-FrontJ Continuous SiI Double Door 02006 WllUAM HEZMAUiAlCH ARCHITECTS, INC. Corbeling i\lay Occur Brick Pilaster Sto,'efront Glazing Decorath'e Panel \Vainscot Contemporary EIeYOfion (BricUrantJ GE:-<ERAL: . Single Building or groups wi party walls . 1-3 Stories Decorath'c Pre-cast Cornice Decurative Lintel & Sill Trim Pre-cast Ornamentation Face Brick Veneer Double Door Entry C2006 WIlJ.1O.M HEZIML~lCH AROHTECTS, INC Flat Roof With Parapet Large \Vindo\\'s In Groupings Pre-Cast Base Wall Trim Or Cut Stone Veneer 2004580 A-7 Appendix Grafton Station at Dublin Ranch . July 2006 Romanesque The Romanesque vernacular style was a picturesque mode of expression and was characterized by a low, wide, arched entrance Ranked by round-orched 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 ond 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. Characteristics 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 AS Appendix Elaborate Tin Cornice Ke~'stonc Arched Dccorati\'c Glazing Large Single Ute Storefront Window Parapet Roof or Steep Pilched Roofs Ma~' Occur Brick Or Stone Vcnccr~ Base \Vall Trim At first-Floor Grafton Station at Dublin Ranch · July 2006 Authentic EIe'lOlion (Roma/1tlSqueJ C2OO6 WIll1AM HEZMAlHAlCH AacHrTEas, INC Hipped Roof (Sleep Pitch) Or Parapet Roof Ma)" Occur Terra C olta Palterned frieze String Course Large Voussoirs first Floor Finish Wall Vsuall)" Stone or Brick ConlfHnporary Elevation (RomanesqueJ C2OO6 WIU.IAM HElMALHAlCH ARCHIfECTS, INC. Decorative Cornice & fric:lt.~ StrinR Course Arched Decorative Glazing With Ornamenlal Sill, Jnms & Lintel Trim Slucco, Siding Or \Iasonry Veneer \Iay Occur Base Course \Vainscot In Stucco :\Iasonry Or CuI Stone 2004580 A-9 Appendix Grafton Station at Dublin Ranch. July 2006 Arcaded 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 averall shape and salid 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 1 870-1940 periods. Characteristics . 2-4 stories . Corner building . Brick . Flat roof with parapet . Tower, often with spire or canted corner entrance 2004580 A-l0 Appendix Pediment Round-Headed \\'indows Belt Course First Floor Arcade Grahon Station at Dublin Ranch. July 2006 AIlIh""lic EIe'lalion fArrxxJ<<l81oclJ 02006 WIllIAM HEZMAlHALCH ARCHITECTS, INC. Ben Tower Roof Corner Tower Stone Column Contemporary Elevation (Arcoclecl8lockJ Parapet Roof With Decorative Cornice \\lindon' Shading Oe,'lces Ma)' Occur Sill Belt Course Trim Masonn' Or Stucco wan Finish i\lay Occur ElEl OJ 02006 Wll.lM\ HEZMAlHAlCH ARCHITICTS, IN\:. Second Floor Set-Back from First Floor Arcade Metal Roof Corner Tower first Floor Arcade Cam'as Or Metal Awnings At Building Entries 2004580 A-ll Appendix Grafton Station at Dublin Ranch. July 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 not 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 batten Gable roof covers main building Front does not conform to roof shape Sometimes plain porch with shed roof 2004580 A12 Appendix Grafton Station at Dublin Ranch. July 2006 Authenlic EIeKllion (Fal>>FrontJ Gable Roof Behind .. /'. II // "'- I ront './1 "- yO/ ""', t! ""'" ""'" """" ~ I II ill ill Wood Cornice With Brackels Signboard Or Simple Paoeling III Window Symmelrical Facade Malerial Wood. Slueeo Or Masonry Double Door Or Single Door May Occur 02006 WlI.l.lAM HEZMo\lHAlCH AaCHIJECTS, NC Conlemporary Elsvalion (FalsHl'OntJ Fiber Cement Siding ~ J}lain Cornice Pedimenl Slepped Gable Base Course \Vainscot; May Re Sluceo. Mclal. Masonry. Tile nr Wood Paneling EBB em Flat Or I'ltcbed Roof Rebind .'ronl j\1a~' Occur III Pane Ch:rcstor)" '\'indows Decorative Paneled Walls M .~' Oeeu r Display Windows 02006 Ww.o.M HEZMALHAoICH AICHOECTS, INC. 2004580 A-13 Appendix Grafton Station at Dublin Ranch. July 2006 Gable-front The Gable-Front store was a frame structure, usually clad in clapboard and served as a general store, hardware, and grocery or feed 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. Characteristics 1.2 stories Frame, gable roof Signboard Sometimes a porch 2004580 A14 Appendix Grafton Station at Dublin Ranch. July 2006 AlJIhenlic EleYOlion (Gab/e.Fronlj Sign Board Gable Roof Bracket Wall Finish May Be Wood. Sidin~, Stucco or Masonry Shed Roof Over Porch Store Front Window o o Corner Board C2OO6 WIllIAM HflMALHALCH ARCHITEGS, INC. Conlemporary EIeYOlion (Gabfe.Fronlj Gable Ro of ~ -'/ 'l' ~ /' '" F """" 1= 1= - I- - "" - I- L II " .1, IIl...l-l1 ",I"" ~ - = t-:-c - rse 1] : I II 'tucco. - g g asonr)', - "- 'ood "- Siding. 'lasonry Vencl'r or Stucco with Coursiog Wall Finish Ma)' Occur Douhle "ung \Vindows Base COD \\"ainscot May Be S Mctal,M Tile or \\ Paneling Roof. Awning or Trellis Over Entrance Displ..y \Vindows 02006 WIllIAM HUlMlHAlCH AROllJECTS, lNC 2004580 A-15 Appendix Grafton Station at Dublin Ranch. July 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 after that decade. Based on their unusual appearances, they were referred to as artistic designs, which derived from the use of architectural details as attenfion-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 (e.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 Hipped Roof May Occur. Dormers \-Iay Occur Wall Finish May Be Wood. Siding Or Stucco Panel Front Door Grafton Station at Dublin Ranch. July 2006 Allfhentic Elevalion (Artistic FrontJ 02006 WIUlAM HEZMAlHAlCH ARCHITECTS. INC Residential Scale. . Or 2 Stories May Occur Store Front "\'indo\\'s Conlflmporory E!eYOlion (Artistic FrontJ Rcsidential Scale Roof (One or Two Story) Gable Roof or Hipped Roof :\<lay' Occur witb Sbingled Roof Dccorati,'c Stucco. Stone or Masonry Hase Courses :\<Iay Occur Ie m D mmm C2OO6 W~ HEDMLHAlCH ARCHITECTS, INC. Dormer Roofs May Occur Fascia. Eaves. Trellis Columns, Etc. All Residential I n Stylc And Material Stucco Siding or :\<Iasonry Wall Finishes May Occur 2004580 A-17 Appendix Grafton Station at Dublin Ranch. July 2006 Modem Broad Front The design af 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. Characteristics 1 story Brick cladding Flat roof with shallow stepped parapet Cast stone or cement ornamentation 2004580 A-18 Appendix Stepped Parapet With Cornice 'Ia~' Occur Transom \Vindows Oi.pla~' Window With Thin Mullion Grafton Station at Dublin Ranch. July 2006 Aulhfllllic EIeYOlion {Modem 8roacf..FrontJ 1 l .t:::t: ] r ~ o 02006 WIllIAM HEZMAlHAlCH ....RCHrTEGS. INC t:t Frieze Panel Brick Pier ConltHnporary EleyaHon {Modem 8roacf..FrontJ Panalizcd Frieze With Simple Trim Ornamenhltion Steppl>d Parapet With Simple Cornice Trim Oispl.~' ""indol\'s With Thin Mullions Base \\.'ainseot Trim :\b~' be Stucco, Tile. i\lasonr~' or :\Ietal 02006 W1WAM HEZlMlHAlCH ARCHITEOS, NC S~'mmetrical Organization of Facade T~'pical Building Often 1- Story But 2-Story May Occur Can\'as Or :\Ietal Awning at Entry and Oispla~' \"'indo\\ :\I.y Occur Enlr~' Is Recessed \Vith Transom \\'indon's '.....11 P.nel Detailing to Segment Surfaces 2004580 A-19 Appendix Ornamentation Simple Or :'\ion-Existent Various Simple Grided Window Patterns Store Front Display \Vindows Single or Double Doors :VIa)' Occur Organization Often As)'mmetricul Eave Details With Corbels Or Exposcd Rafter Framing :Vlay Occur Deck or Terraces :Vlay Occur :Vlulti-Lited Transom Grafton Station at Dublin Ranch. July 2006 IL--- AuthtlflHc Elevalion VtN7IOClllarJ (CtIfI1ra1 Califomia ..c- - .. Hipped or Gabled Roof Typical ~ - ~Parapets :Vlay Occur ~, =tfjfj~El TT II I T T I I I I I /T' - :::: o 02006 WIUJAM HfZMAtHAlCH ARCHrrEGS, INC 02006 WIllIAM HEZMAlHAlCH ARCHITEGS, NC Offices Above Retail String Course Trin. :Vlay Occur Arched Windows & Portals ;\13)' Occur Wall Finish in Brick. Stucco or Siding Conlrnnporary Elevalion (CtIfI1ra1 California VtN7IOClllarJ 'Iultiple Roof Forms (Hips Or Gables) :Vlasonry, Siding or Stucco Wall Finishes May Occur Various Simple Grided \\-:indo",' Patterns Display 'Windows Base Wall Trim. \Vainscot. Stucco. Masonr)' or Tile "a)' Occur 2004580 A-21 Appendix Grafton Station at Dublin Ranch. July 2006 Mid-Cenlury 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. Characteristics 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 Station at Dublin Ranch. July 2006 Mid eM""Y Modem Minimal detailing & ornamentation Simple wall planes and few material contrasu Asymmetrical plan and elevation composition typical Wall planes punctuated with glazing 2004580 A-23 Appendix Grafton Station at Dublin Ranch. July 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. Characteristics 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 Aat 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 hierarchy of elements typical Grafton Station at Dublin Ranch . July 2006 Post MocIsm Varied Mass & Volume Simplified classical details. elements and forms Contrasted with asymmetry 2004580 A-25 Appendix Mass & Gluing Fenestration Contrasted