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HomeMy WebLinkAbout6.2 Dublin Rch AreaF North CTTY CLERK AGEN DA STATEMENT CTTY COUNCTL IVlEETTNG DATE: April 6f 2004 , SUBJECT: PUBLIC HEARING: PA 01-037, Dublin Ranch Area F North - Ordinance - 2nd Reading. A Planned Development Rezone/Stage 1 for the Amendment Area, Rezone/Stage 2 Development Plan for the Development Area (Report prepared by: Michael Porto, Planning ConsultanO,~ ATTACHMENTS: 1. City Council Ordinance Amending the Zoning Map and approving related Stage 1 and Stage 2 PD Planned Development Plans with Development Plans attached as Exhibit A RECOMMENDATION: 1. Open public hearing and hear Staff presentation  2. Question Staff 3. Take testimony from the applicant and the public 4. Close public hearing and deliberate 5. Waive 2nd Reading and adopt the Ordinance (Attachment 1) Amending the Zoning Map and approving the related Stage 1 and Stage 2 Planned Development Plans FINANCIAL IMPACT: None PROJECT DESCRIPTION: Dublin Ranch Area F North is located within the boundaries of the Dublin Ranch property oWned by the ' Lin Family. Dublin Ranch is located within the Eastem Dublin Specific Plan Area. The project site is compris6&of portions of Planning Areas B, F & E of Dublin Ranch, and is situated between Tassajara Road and F~llon Road approximately 2,500 ft north of 1-580. This area was annexed to the City in 1994. The original pre-zoning of the annexation area was approved by PA 94-030. Planning Areas B & E subsequently were rezoned by PA 96-038 and PA 96-039. The last planning action approved for Area F was PA 98-068 which established the current plan now proposed to be amended. Since the previous approvals, many issues affecting the land plan that were conceptual, such as, some road alignments and the boundary of the Community Park have been finalized. Previous approvals referenced a total acreage of 289.3 acres as opposed to the 285.4 acres shown in this application. The discrepancy and variation in acreage are due to imprecise land use calculations for the prior approvals and the realignment of area roads. Additionally, the projected needs of Dublin Unified School District have changed over time. COPIES TO: In-House Distribution Applicant/Property Owner GSPAgL2001\01-037 Dub Ranch Area F\CC\CCSR 2nd reading, doc IR ~ ITEM NO. ~ The following chart shows the existing land use designations and those proposed for the project: Previously Proposed Increase or Land Use Designations (gross acres) Approved Decrease L Low Density Residential 22.7 ac 33.4 ac +10.7 ac M Medium Density Residential 120.5 ac 125.0 ac +4.5 ac M/CP Medium Density Residential/Community Park 13.0 ac removed -13.0 ac HS High School Site (portion) 20.0 ac removed -.20.0 ac MS Middle School Site 30.6 ac 25.2 ac -5.4 ac ES Elementary School Site 10.0 ac 10.0 ac 0.0 ac P/SP Public/Semi-Public 3.9 ac 6.3 ac +2.4 ac CP Community Park 52.0 ac 65.9 ac +13.9 ac NP Neighborhood Park 5.6 ac 5.6 ac 0.0 ac NS Neighborhood Square 2.0 ac 2.0 ac 0.0 ac OS Open Space/Stream Corridor/Multi-Use Trail 9.0 ac 12.0 ac +3.0 ac Total Gross Acres 289.3 ac 285.4 ac -3.9 ac Units Total Units 1,425 du 1,290 du -135 du Low Density Units 91 du 121 du +30 du Medium Density Units 1,334 du 1,169 du -165 du NOTE: The discrepancy and variation in acreage are due to ~mprec~se land use calculations for the prior approvals and the removal of small areas resulting from the realignment of area roads. The proposed Stage 1 and Stage 2 Development Plans are in keeping with the intent of the original General Plan and Eastern Dublin Specific Plan as amended and will allow for a more orderly and organized development pattern, will provide for a more usable Public and Semi-Public site and will define the boundaries of a larger Sports' Park. Additionally, this Stage 1 and Stage 2 Development Plan in conjunction with the General Plan and Specific Plan Amendments that were previously approved will provide for compatible residential land uses on the remainder of the Middle School Site and will ultimately result in the timely implementation of the development plans for these land use areas by providing specific design standards for lot sizes and landscaping. City Council Action: On March 16, 2004 the City Council heard a presentation from Staff and the Applicant for the project. The City Council adopted a CEQA Addendum with a Statement of Overriding Considerations, approved a General Plan Amendment and an Amendment to the Eastern Dublin Specific Plan, and waived the reading and introduced an Ordinance amending the z°ning Map and apProving the related Stage 1 and Stage 2 Planned Development Plans. As required by the City of Dublin Municipal Code, a second reading of the proposed Ordinance is necessary prior to final adoption of the Planned Development Rezoning with a Stage 1 Development Plan and Stage 2 Development Plan. RECOMMENDATION: Staff recommends that the City Council: 1) Open the public hearing and hear the Staff presentation; 2) question Staff; 3) take testimony from the applicant and the public; 4) close the public hearing and deliberate; and 5) Waive the 2nd reading and adopt the Ordinance (Attachment i) amending the Zoning Map and approving the related Stage 1 and Stage 2 Planned Development Plans. ORDINANCE NO. 04 - AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY AND APPROVING RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLANS FOR THE PROJECT KNOWN AS DUBLIN RANCH AREA F NORTH PA 01-037 The Dublin City Council does ordain as follows: SECTION 1: Findings A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The project known as Dublin Ranch Area F North PD-Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is tailored to the proposed land use designations within the site, creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan, and uses creative design and a mix of complementary uses to create open space areas, residential neighborhoods, and public facilities with/n the Area. 2. Development of Dublin Ranch Area F North under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the land uses establish neighborhoods, provide open space amenities, and allow for a variety of medium and low density housing types. In addition proposed rezoning has been requested and is necessary due to changes in the projected needs of Dublin Unified School District; proposed changes to road alignments; and proposed changes to size, shape, and location of some other proposed uses. The land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The proposed PD-Planned Development re-zoning for Dublin Ranch Area F North will be harmonious and compatible with existing and potential development in the surrounding area in that the land uses and site plan establish neighborhoods, provide open space amenities, and allow for a variety of medium and low density housing types. The land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. 2. The proposed zoning districts with Dublin Ranch Area F North PD-Planned Development have been designed to accommodate the topography of the project site which typically is characterized as vacant rolling hills suitable for the development of neighborhoods, open space, parks, trails, and other public use, and therefore physically suitable for the type and intensity of the proposed PD- Planned Development district. 3. The proposed PD-Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safe~c~d welfare in that the project will comply with all applicable developmer/t regulations and,st~ds and will implement all adopted mitigation measures. ATTAC 4. The PD-Planned Development zoning is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that the project includes companion amendments to both plans which amendments were approved by the City Council on ,2004 by Resolution No. 04- __, and which amendments proposed for the land uses and development plans are reflected in the proposed PD-Planned Development district. C. Pursuant to the California Environmental Quality Act, the City prepared and circulated an Addendum to a previously adopted Program Environmental Impact Report for Dublin Ranch which includes an analysis of the potential environmental effects of the proposed Project. A recently conducted traffic study concluded that the proposed project would not exceed or cause levels of service to be worse than those levels addressed in the EIR for the Eastern Dubtin General Plan and Specific Plan Amendments approved in 1997. This fact is the primary reason for finding that additional an environmental impact report with updated mitigation measures would not be required for approval of the proposed project. Therefore, as required, prior environmental documentation has been determined to support approval of the project, including approval of the PD'Planning Development re-zoning. SECTION 2: Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning Map is amended to rezone the following property ("the Property") to a Planned Development Zoning District: Stage 1 - 285.4 acres generally is located north of Central Parkway between Tassajara Road and Fallon Road and currently is vacant land. (Portion of APNs: 985-0008-028-04, 985-0008- 030, 985-0009-004 & 985-0014-005). Stage 2 - 88.5 acres generally north of Gleason Drive within the 285.4-acre Stage Development Plan Area. A vicinity map showing the rezoning areas, both the stage 1 and Stage 2 Planned Development Areas, is shown below: ---- .DUBLIN PARKWAY SECTION 3. -"::':~"'~! The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plans for the Project area which is hereby approved. Any amendments to the Stage .1 and Stage 2 Development Plans shall be in accordance with section[s] 8.32.080 [any section for Stage 2?] of the Dublin Municipal Code or its successors. Stage 1 & Stage 2 Development Plans for Dublin Ranch Area F North Pursuant to Chapter 8.32 of the Dublin Zoning Ordinance, the proposal meets all the requirements for Stage 1 and Stage 2 Development Plans, respectively, and is adopted as part of the PD-Planned Development rezoning for the Dublin Ranch Area F Noah, PA 01-037. The Stage 1 Development Plan consists of the items and plans identified herein and many which are contained in a separately bound document' entitled Dublin Ranch Area F Noah, dated December 2003 ("Application Standards booklet" or "AS booklet") which is incorporated herein by reference. The AS booklet is on file in the Dublin Planning Deparnnent under file No. PA 01-037. The PD-Plarmed Development District and this Stage 1 Development Plan provide flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 or.the Zoning Ordinance are satisfied. The following required elements of both the Stage 1 and Stage 2 Developmem Plans are included in the AS booklet.: 1. Statement of Permitted Uses. Permitted, conditional, accessory and temporary uses allowed. 2. Stage 1 and Stage 2 Site Plans. Map/Plan of Proposed Land Uses 3. Site Area, Proposed Densities. 4. Phasing Plan. 5. Master Neighborhood Landscaping Plan. 6. Aerial Photo. 7. Stage 1 Development Standards are limited at this time to pp. III-1 through III-34 of the AS booklet described as the Landscape & Open Space Guidelines adopted as standards Dublin Ranch Area F North,' LANDSCAPE AND OPEN SPACE GUIDELINES ENTRIE~S A hierarchy of elements, designed to be subtle and blend with the natural beauty of the Tassajara Hills within the Tri-Valley, have been established for the community and neighborhood entries for Dublin Ranch Area F North to ensure that a cohesive "upscale rural" theme is maintained throughout the development. The uniform use of forms and materials will impart a consistent visual image of the Community Entry The community entry will announce a clear sense of arrival and set the stage for Dublin Ranch. Low stone walls on the northern side of Gleason Drive at Grafton Street will meander through the landscape, visually drawing the motorist and pedestrian into the community identifying one's arrival to Dublin Ranch. Pedestrians will pass through a gateway of stone pilasters with each containing the community logo. Landscape Treatment Rolling lawns shall be placed .to accentuate the iow stone walls at the community entry. Beyond the low stone walls flowering accent trees shall provide a foreground for a dense row of evergreen trees. Masses of shrubs and groundcovers of varying heights shall be planted to create a layering effect. On the northwest side of Gleason Drive behihd the rolling lawn, low stone Walls and masses of shrubs, the. Stream Corridor shall be planted with native trees, shrubs and hydroseeded with seasonal grasses and flowers. Pilasters, Walls, and Fences Low StOne walls'shall meander through the community 'entry, bisecting stone pilasters. Paving Materials Enhanced paving in the form of interlocking concrete pavers shall be identical in shape and color to those used within the Dublin Ranck Refer to Material List on Page III - 33 for additional information on pavers. Phase I community en~ies at South Dublin Ranch Drive Page IlI-1 Ixmdscape Architectural Design Guidelines Dublin Ranch Area F Nora.h, · Jm~ 2003 and north Dublin Ranch Drive shall be locatedin the street and in the median on Grafton Street north of Gleason Drive. Signage Identification of the community entry shall consist of ornamental plaques to be placed on the pedestrian gateway pilasters. The ornamental plaques shall display a Dublin Ranch logo and be inset into the stone. Page 111-2 Landscape Architectural Design Guidelines Dublin Ranch Area F North~. June ~3 Neighborhood Entries Entries for neighborhoods will reflect similar design elements such as the community wall, and pedestrian gateways of stone pilasters, enhanced paving. The primary neighborhood entries are located along Gleason Drive with secondary neighborhood entries located along Grafton Street. Landscape Treatment Flowering accent trees shall be placed with the parkway with a ground plane of turf. shrubs, perennials, annuals, and groundcover shall be placed behind the sidewalk. Evergreen flowering vines shall be provided to aid in sentencing the Community Wall. Planting within the entry median shall consist of accent trees, perennials, annuals and low groundcover. Pilasters, Wails and Fences A Iow stone wall with a precast concrete cap shall meander through the landscape running parallel to the street drawing motorist into the entries. Paving Material Enhanced paving inthe form of interlocking concrete pavers identical in shape and color to those used within the Dublin Ranch Phase I community entries at South Dublin Ranch Drive and North Dublin Ranch Drive shall be located shall be located in the medians. Signage Identification of each neighborhood shall consist of an ornamental plaque to be placed on the stone pilaster located in the median. Each neighborhood builder shall select its own neighborhood logo to be placed wit_bin the ornamental plaque. Page III-$ Landscape Architectural Design Guidelines w~ ~Qu~ F 1 ENTRY LANDSCAPE PLAN ~ FUTUILE SCF[OOL SITE,,'/ 3-RAK~ ( WYI'H STONE VENEER t AT 48' O.C. ACCENT TREES SEE PLANT PALETTE . FLOWERING 8HRLIBS .AND GROUNDC.OVER. SEE PLANT PALETTE KOI-INEN WAY STANDARDS ~TURF 1N pAKKWA¥S (T~P.) ./ S~UBS ~ ~ ~ . ~ DECIDUOUS ~E~ f / ~ ~ ~ .. gle.,on.~rive Fl ,a,,e~ gntr from Grafton S{?eet NCH F1 Soumem ~ntr~ ~rom AREAF NORTH 7%,,. EASTERN DUBLfiq OENERAL PLANt SPECIFIC PLAN AMENDMENT ,~( ':.~: 12i,'$: ' STAGE I & STAGE 2 DEVELOPMENT PLAN/PLANNED DEVELOPMENT RE. ZONE j:, :-. MAS'FER VESTING TEN;rATIVE MAP · -.. ~_Q,..~: Fl & F2 VESTflqG TENTATIVE MAPS SITE DEVELOPMENT REVIEW °--5' 2o'~ ,; Dub//n, Ca/i£om/a LOCATION 0P PI NI~IGFiBOB~I00D nlm:zoo:. ENTRY P~ATURlgS ~ITHIN DLrBIiN RANCH AREA F NORT~ NO~ Willim'n Hezmalhalch Arohite~, Inc,* k~rchiteenn'e.& Planning NUViS * [2ndscape Architecture GLS Architecture*Landscape Archtteca~e F2 ENTRY LANDSCAPE PLAN COMMUNITY WALL -- WAL,LPelEW FENCE FOR PLANTING CONCEPT TYPICAL HOUSE PLOT ~ I / OF THIS PAVerS P~ura~ C~TV oF DUB~-n~ '\ P 475.3 CONCRETE ]~AVIN G ' ENrI'RY W~IL:~Vt NCE ~x ~ 2EACH SIDEOFSTiLEET - FOR PLANTING ~ ~ /~ FLOWEPdaqG SH RUBS AND --GROUNDCOYER AILEA SEE SPi~ET($1 14-10 ~).~ SEE PLANT PALETTE F2 Southern 'Entry from Gleason Drive F2 Western Entry from Grafton Street AREA F NORTH MASTER VESTING TENTATIVE MAP -, ': "- ' . ~ SITE DEYELOP;'dENT ~VIEW h4acKay & Somps * Engin~fing & Plamng William Bezmalhaleh ~chit~ts. Inc.* ~chit~e & Pla~mg NUVIS * LaM~moe ~chit~mre GLS Architeem~ * Lan&~pe Architecm~ Dublin Ranch. Area FNorth · June 2003 VEHICULAR CIRCULATION A hierarchy of streets comprise the vehicular circulation system within and through Dublin Ranch. The goal has been to create synergy and maintain a particular scale, community character} and provide a series of ,logical connections. Pedestrian walks, bicycle lanes, and multi-use wails adjacent to streets will provide a favorable atmosphere for recreational pursuits and efficient COnnections throughout the community, in addition to alternative types of commuter transportation. Infrastructure design consistency is executed through a well- established vocabulary of site furnishings, streetlights, signage and plant material articulating arterial, collector, and local residential rights-of-way. These elements provide the consistent viSUal image that nnifies the community theme and character established with Phase I of Dublin Ranch. Arterial SWeets - Gleason Drive and Fallon Road Arterial sweets define edges of specific planning areas within Dublin Ranch. Both Gleason Drive and Fallon Road provide 0pportmaities for several levels and choices of travel such as vehicular, public transit, bicycles, and walking. Walkways shall be separated from the street to provide for a safer pedestrian, environment. Planting shall be'designed to del'me the arterial street from adjacent land uses and provide an interesting view corridor for both the motorist and pedestrian. Street Design Concept Gleason Drive will consist of four traffic lanes, a landscaped median, and bicycle/emergency lanes on both sides of the street. Fallon Road will consist of-four traffic lanes, a landscaped median, and bicycle/emergency lanes on both sides of the street. Each side of the street will ultimately include a separated sidewalk within a landscaped area_ An additional public service and landscape easement extends beyond the right-of-way tine on both sides of the street. A public service easement (PSE) will be provided as required by the City and will be dedicated to the public as shown on the Tentative Map. Parcels will be created for landscape buffer areas and will be owned and maintained by the Homeo'wners Association. Page [I1-6 Landscape Architectural Design Guidelines WALL, FENCE MONUMENTION LOCATIONS ' EXISTING TRACT 6959 AND 6960 .. ', ......... ' .--PROPOSED 3-ILML FENCE TO ~ .... .- MATCH EXISTING- 3-RAIL -' ' ~:' .".x 'k CONCRET~ FENCE · ' ' '---~ ' ": ' EXISTING WALL/VIETv'FENOE---,:." ,-"' ' .--PROPOSED WALIdVIEW FENCE ~ l: 0 · ":" ' ' ~ AT ENTRIES TO SCHOOL SITE- T----~ ~OCAUO~S TO B~ S.OW~ ..~ _.-! $CHOOLCONSTRUCTION . .... F NORTH ~ D~Lffi ~TA6E l ~ STAGE 2 D~P~ P~L~D DE~P~T ~ ~ ~R V~ T~TA~ ~P ~.~v~.~.~ =~ ~o~ 0 I00 2~ 400 600 800 Dublin Ranch Area F North · June 2003 HOA PARCEL/ ~ .... P~C ~E~}ICE PUBLIC SERVICE/ [, 6:2' ~NDSCAPE EASEMENT ROW (South of School Site' fr~m Brahman ~e midge school ~ be p~o~bt~d d~ing school, ho~s. Page II1-8 Land~cape Architectural Design Guidelines Dublin Ranch Area F North · June 2003 ~NDSC~E E~SEME~ 4, GLEASON D~'- 104' ROW (at~ Proje~t N.T.S; Page 111-9 Landscape Architectural Design Guidelines Dublin Ranch Area F North June 2003 ·-o .& ~ t~'' ' ~ox 9.*' ~NDSCAPE E~SEMENT ROW BOW (8ou[h of Kohnen Way~Eoek7 ~ill Way) Page IlI-I O Lan&cape Architectural Design Guidelinea Dublin Ranch Area F North. · ~lune ~00'3 ~ ~ Landscape Treatments Gleason Drive medians and parkways will be predominantly planted with evergreen street trees. Flowering trees will be used as accents in key locations, Drifts of tiered (or layered) stn'ubs and low growing groundcover shall be repeated in elongated patterns over large areas for viewing at higher travel speeds. This will provide a buffer adjacent to residential development as well as providing au attractive environment for motorists, pedestrians,' and bicyclists. Where appropriate, groundcover will be placed within the parkway and beyond the sidewalk Fallon Road is designed to be more rural in character and shall utilize similar plant material as Gleason Drive with the inclusion of riparian species. The density of the planting shall be reduced to transition to the intermittent stream corridor landscape. Pilasters, Walls, and Fences The wall/view fence shall be placed adjacent to residential lots that side/back to Gleas°n Drive, with stone pilasters placed at each property line. Where sound attenuation is required, the community wall and stone pilasters will be placed adjacent to residential lots. The incorporation of the community wall and stone pilasters, as,. accents for the neighborhood entry shall provide visual interest and continuity while reflecting the character of the community. Where a street runs adjacent to Gleason Drive a three rail concrete fence shall be located adjacent to sidewalk CoItector Street-Graflon Street/Kohnen Way/Brannigan Street To create a more pedestrian friendly environment and sense of community, the collector street shall have and expanded right-of- way greater than the City of Dublin standards. This increased width will allow for a landscape parkway and separated multi-use traii or sidewalk along each side of the roadway. A row of shade trees Will be planted on either side of the sidewalk, one within the parkway and one within the landscape easement beyond the right-of-way. This will allow the pedestrian path-of-travel to act as a safe domain by visually and physically minimizing the interaction of the pedestrian and motorist while creating a more pedestrian-oriented neighborhood corridor. Grafton Street from Gleason Drive to the property line consists of two traffic lanes, two parking lanes and a landscaped median/mm lane. A parkway strip with a separated multi-use train (one-way · pedestrian/bicycle travel on the east side and two-way pedestrian Page IIl-I 1 Landscape Architectural Design Guidelines Dublin Ranch'Area F North -? June 2003 bicycle travel on the west side) will be provided. A public service easement (PSE) Will be provided as required by the City and will be dedicated to the public as shown on the Tentative Map. Parcels will be created for landscape buffer areas and will be owned and maintained by the Homeowners Association. On the west side, beyond the right-of-way line, is the stream/open space corridor. The portion of Kohnen Way south of the proposed middle School site and the extension of Brannigan Street between Gleason Drive 'and Kohnen Way are designed as residential collector streets. Kohnen Way typically consists of two travel lanes and two parking lanes. A parkway strip with separated multi-use trail (two-way pedestrian/bicycle travel) will be provided on the south side and an integral curb/sidewalk on the north side. The portion of Kohnen Way from the Grafton Street intersection to the middle school entry driveway will be widened to accommodate a landscape median. The extension of Brannigan Street will consist of two travel lanes, two parking lanes and a landscaped median/turning lane extending from Gleason Drive intersection northerly to the first-intersection into the F1 neighborhood. A parkway strip with separated multi-use trail (for two-way pedestriarffbicycle travel on the east side) or sidewalk (on west side) will be provided. Parcels adjacent to the right-of-way will be created for landscape buffer areas in selected locations and will be owned and maintained by the HOmeowner's Association. Landscape Treatment The dominant feature of the residential collector shall be deciduous shade trees to create a canopy effect for pedestrians and motorists. Only one species of tree shall be allowed to clearly and consistently def'me this collector. Shrubs and groundcover shall be planted where a community wall or rail fence runs parallel to the multi-use trail. Flowering deciduous vines shall be planted adjacent to the community wall. Planting along the rail fence should be predominantly indigenous species when transitioning into the open spaces or intermittent stream corridors. Lawn shall be planted within the parkway strip Pilasters, Walls and Fences The community wall or wall/view fence shall be placed along the rear lot lines of residential lots that back and side onto Grafton Street or portions of Kotmen Way. Where sound attenuation is required, the community wail and stone pilasters will be placed adjacent to the residential lots. The incorporation of the community wall and stone pilasters as accents for the secondary neighborhood Page III-]2 Landscape Architectural Design Guidelines Dublin Ranch Area F Nort.h ,June 0 3 entries shall provide visual interest and continuity while reflecting the character of the community. To maintain vistas, a rail fence shall be placed 5~ behind the walk when adjacent to open space or intermittent stream corridors. Stone pilasters shall be incorporated into the wall/view fence at property comers and rail fence junction points to provide design continuity throughout the community and shall conform to the typical elevations in the guidelines. Residential Streets Residential streets are pedestrian oriented and accommodate a lighter volume of traffic. They have a strong influence on the character of the neighborhood. Street trees shall act as the primary landscape element affording each neighborhood individualized personality, beauty, and seasonal character. Landscape Treatment Each neighborhood shall create its own identity through the use of one species of street ~'ee per neighborhood. Through the use of a single species per neighborhood, a grove effect will be created. Where practical, each lot shall be required to have a minimum Of one sweet tree and comer lots shall require two. Street trees are to be planted 5' behind the sidewalk (on private property) within the PUE/landscape easement. Pilasters, Walls and Fences Fences placed at property lines, returns to homes, and the side yard of all comer lots shall be wood good neighbor fences. Where fences are visible from any residential street the good neighbor fence shall have an open lattice top confom-fing to the typical details in these guidelines. A two-rail fence shall be placed three feet (3') behind the back edge of.the sidewalk where residential streets are adjacent to open space and the future middle school site. Cul-de-sac Connections Residential streets terminating in cul-de-sacs shall be designed to provide visual and pedestrian access to arterial or collector streets and open space wherever possible. To del-me pedestrian access from resident/al lots a two or three rail fence shall be tied into the side yard fencing. The two- rail fence shall be used in all locations with the exception of cul-de-sacs that open onto arterial streets, where a three-rail fence shall be placed. Page III-]3 Landscape Architectural Design Guidelines STREET FURNITURE Street furniture should reflect the community theme and architectural styling of .this 'h~pscale rural" community. Benches and other pedestrian amenities should be placed at the mid-block pedestrian access. Additional street furniture such as boll'ards, mailboxes, and street lights shall be placed according to function to provide a cohesive design. Bollards Bollards shall be identical to those used in'Phase I of Dublin Ranch. They should be placed in locations where Pedestrian Walks and vehicular traffic meet. Benches Benches shall be shall 'be identical to those used at the community entries of Dublin Ranch Phase L Trash Receptacles Trash receptacles shall complement the benches and shall be identical to those used throughout Dublin Ranch Phase 1. They should be placed in convenient and accessible locations from pedestrian walks. Mailboxes Mailboxes shall meet the U.S. Postal Service standards. When a mailbox serves only one or two homes, it shall be paired on either side of a post with,boxes designed to reflect the character of Dublin Ranch, SWeet Light Standards Street lighting plays a crucial role in enhancing the level of quality and character of Dublin Ranch. Light standards shall be uniform in color and style. Lights on the arterial streets shall conform to the City of Dublin's standard cobra head and shall be painted to match the decorative lights to be used along collector and local residential streets. Street lights on collector streets and in residential areas will be the same decorative fixture design and height approved for Phase I to reflect the character of the Dublin Ranch community. Page 111-14 Landscape Architectural Design Guidelines Dublin Ranch Area F l~orth. 'o~June 2003 All lighting shall be designed to conform to City of Dublin, Pacific Gas and Electric and [ES safety standards and illumination requirememts. With the exception of the arterial streets, all other streets shall utilize a metal halide light source in conformance with the approved light source for Phase I of Dublin Ranch. Street Identification Signage Street signs shall be round galvanized steel poles painted to match the decorative street light standards. Graphics on signs will display the City of Dublin logo and the name of the street. OPEN SPACE & PEDESTRIAN CIRCULATION The community's open space system shall provide a network of interconnected multi-use trails, bicycle route bike lanes, and a mid- block pedestrian access linking neighborhoods to the community. Stream/Open Space Corridors The stream/open space corridors function as linear circulation routes along the westerly side of Grafton Street between the northern property line and Gleason Drive and along a of-portion of Fallon Road north of Gleason Drive. These corridors have been designed as wildlife habitats and will be a continuation of the stream/open space corridors winding through Dublin Ranch Phase I. A 12' wide multi-use trail (for two-way pedestriarffbicycle travel) will be located on the eastern stream bank. It will meander where physically feasible, providhag a pedestrian and bicycle connection to proposed parks, schools, neighborhoods, village center, and other areas of Dublin Ranch. At trail access points, bollards will be placed across the opening to prevent unauthorized motorized access. Appropriate directional and informational signage will be provided (in accordance with the American with Disabilities Act 1990). Design Criteria Construction of the stream/open space corridors will provide a naturalized charmet with a gentle curvilinear alignment where feasible. If weirs are needed to stabilize the channel, natural materials such as boulders or' logs will be utilized. California native, indigenous and appropriate trees, shrubs, and ground covers will be planted within the stream/open space corridor based on species, water requirements, user safety and security surveillance visibility. Page II1,15 Landscape Architectural Design Guidelines Dublin RanCh Area F North Channel shading is a critical factor for the development of Wildlife corridors. When feasible, vegetation will be installed in masses overhanging the stream_ Concentrated plantings within 8' of the streambed will provide the most shading. Barriers, such as solid fences, that may impede the movement of wildlife within the stream/open space corridor wilt not be permitted. During and after construction of adjacent lands, site-specific storm drains and erosion control practices will be employed to limit sedimentation of the intermittent stream/open space corridor. Human access within the stream/open space corridor will be controlled via fencing, trail placement, and interpretive signage. Where possible, the multi-use .trail should be set back as far from the channel as possible to maintain habitat quality. New homeowners will be apprised by written documentation, in addition to signage, of the enforcement of pet leash laws within the stream/open space corridors. Multi-Use Trail The multi-use trail will serve as a shared bicycle and pedestrian trail linking residential areas to community-wide parks and open spaces and to other local and regional trail systems. Dimensions Multi-use trails shall be twelve feet (12') wide with the exception of the trail on the east side of Grafton Street which shall be eight (8') wide. Removable bollards shall be placed at all entry points to prevent unauthorized motorized access. Materials Multi-use trails shall be paved with concrete. Striping shall meet City standards. Signage Appropriate directional and informational signage, as determined by the City of Dublin, will be provided. Bicycle Route Bike Lane The bicycle route bike lane, occurring within arterial streets, will serve to link residential areas to community-wide open spaces and parks, and other local and regional trail systems. Page 111-16 Landscape Architectural Design Guidelines Dublin Ranch Area F North '~June 2003 Dimensions Bike lanes shall be a minimum of 5' wide. Materials Striping shall meet City standards. Signage Appropriate directional and informational signage shall be provided. Pedestrian Access Pathways The pedestrian Pathway represents the ihterior pedestrian circulation route linking neighborhoods .F2 to Gleason Drive. Where feasible, the pedestrian pathway should be accessible for all users. Low stone walls will be placed at the entry from Gleason Drive drawing the pedestrian into the pathway. Pedestrian pathways are also included from Neighborhood FI to surrounding streets and represent the interior pedestrian circulation route linking the Neighborhood F1 to Brannigan Street, GleaSOn Drive and Kohnen Way. Where feasible, pedestrian paths should be accessible to all. Dimensions The Width of the pedestrian pathway shall be 8'. Removable bollards shall be placed at all entry points at the arterial and residential streets to prevent unauthorized motorized access. Materials The entry to the mid-block pedestrian pathways along Gleason Drive at the F2 Neighborhood shall be interlocking concrete pavers with concrete bands sim/lar to' vehicular entries to the neighborhoods. Other portions of pedestrian pathways will be constructed of concrete with a non-slip surface. Signage Appropriate directional and location signage shall be provided. Lighting The pedestrian pathways will be illuminated in the evening by round metal light bollards design, colored materials for bollard lights shall match those used adjacent to the pedestria~ pathway within Phase I Page III-J 7 Landscape Architectural Design Guidelines Dublin Ranch Area F North . June 20173 of Dublin Ranch. Ownership and Maintenance The stream/open space corridors adjacent to Graffon Street and Grafton Street shall be owned by the homeowners association. The City. of Dublin will maintain the multi-use trail system within the stream/open space corridor while the Homeowners Association will maintain the stream channel and all landscaping within the corridor. The Homeowners AssOciation will provide an easement to the City of Dublin for access to the multi,use trails. An existing 30' wide landscape maintenance easement, which is adjacent to the Dublin Ranch Phase I M3 Neighborhood (Tract 6964) .will remain. While the easement is located within the future Public/Semi- Public parcel located west of the F-1 Neighborhood, the land within the easement will continue to be maintained by the Phase I Homeowners Association. Management and maintenance includes drainage systems, pedestrian pathway, landscape maintenance vegetation monitoring and wildland frre practices. GENERAL LANDSCAPE The beauty of the existing roiling topography and natural landscape is the basis for the Dublin Ranch landscape concept and planting themes. Rows of trees delineating entries and streets shall depict the historical aspect of orchards and create a sense of community. Indigenous and horticulturally adaptive plant materials shall serve as unifying elements throughout Dublin Ranch. Trees shall be used to define a hierarchy of entries, streets, and neighborhoods providing individuality and distinctiveness. Oak trees, native to the Tassajara Hills, have been incorporated into the plant palette to reflect the historical landscape of the Th-Valley area. Recommended Plant Palette Following are recommended plant pai~ttes which establish the desired character of Dublin Ranch. Plants have been selected to enhance entries and streets, provide shade where necessary and transition areas to open spaces/intermittent stream corridors. Special attention has been paid to the selection of indigenous and ornamental plants that are horticulturally adaptive to the. natural characteristics of the site and are suited to the climate, soils, and recycled irrigation water. Page 111-18 ' Landscape Architectural Design Guidelines DublinRanchAreaFN°rth -June 2003 Community Entry Street Trees. Pistacia chinensis Chinese Pistache Aec. eat Trees Lagerstroemia x fauriei Crape Myrtle Prunus sargentii 'Cotumnaris' Flowering Cherry Evergreen Screen Trees Cedrus Deodara Deodar Cedar Pinus halapensis Aleppo Pine Quercus agrifolia Coast Live Oak Shrubs Arctostaphylos species Manzarfita Ceanothus species Wild Lilac Rosa spectes Rose Salvia species Sage Perennials HemerocaIIis species Daylily Lavandula species Lavender Salvia species Sage Crroundcovers ArctostaphyIos species Manzanita Rosa species Carpet Rose Vines Macfadyena unguis-cati Cat's Claw Parthenocisaus tricuspidata Boston Ivy Page 111-19 Ixmdscap¢ Architectural Design Guidelines PRELIMINARY LANDSCAPE PLAN. ,.-'-' ., ,' "'-? '~--- ,t.,., ' STREAM CORRIDOR- - ~ ~ PLANTING CONCEPT , ~_..., (..._ ~ , ~,~ '", ~--';' "- ........ -' :,' i ,,' f% ,, STREAM CORRIDOR-FOR PLANTING '/ ~ , , ' .... /.____J ~ CONCEPT OF THIS AREA REFER TO PLANS ............ PREPARED BY GLS. EVERGREEN SCREEN TREES AT ~ ' NEIGHBORHOOD ENTRY {TYPICAL) NEIGHBORHOOD Fi MID BLOCK PEDESTRIAN ACCESS8 REFER TO x : DUBLIN RANCH BUS STOP ~- , FOR PLANTING CONCEPT OF THIS AREA REFER TO PLANS PREPARED BY GLS. AREA F NORTH ~, STREET TREE (TYPICAL) ~-- ACCENT TREES AT NEIGHBORHOOD ENTRY SEE PLANT PALETTE E^STERN DUBLIN GENERAL PLAN/S?ECIF[C PLAN AMENDMENT {TYPICAL) I STAGE ! & STAGE 2 DEVELOPMENT PLAN/PLANNED DEVELOPMENT REZONE ~-~"- ~ MASTER VESTIN~ TENTATIVE MAP .-~ '""~- '~ FI & F2VEST1NGT~NrrATIVEMAPS ~ ~'~x RITE DEVELOPME'htr REV1EW ~ro. J ~onh 0 10( 200 400 600 800 VtOllqITY ~AP ............ ~xl' MAP ......................... ~a~l~ay&8ompk-;Engineering&Planning ............................................... _ ................................... ~, .................. N.J.$ .................... ::. .: ................................... 'J~'. ...... :_- .................... ~ ......... :_z~ ...... :_. William Hczmalhaleh Arehiteetsjn~: · LOCATION OF NEIGHBORHOODS / ArckileetuteandPIanning WITHIN DUBLIN RANCH AREA r qORTH [ NLlVl$oLan~s~peArckit~e Dublin Ranch Area F North. ~une 2003 Neighborhood Entries Street Tree Celtis occidentalis Western Haekberry Accent Tree Lagerstroemia x faurieri Crape ' e porC ( Prunus serrulata ~g Cherry Evergreen Screen Trees Cedrus deodara Deodar Cedar Quercus agrifolia Coast Live Oak Shrubs 'Cistus species Roekrose Rosa species Rose Salvia leucantha Mexican Sage Bush Perennials Hernerocallis species Daylily Lavandula angustifolia English Lavender Groundcovers Coprosma pumita 'Verde Vista' Coprosma Cotoneaster species No Common Name Rosa species Carpet Rose ScaevoIa 'Mauve Clusters' No Common Name Vines Macfadyena unguis-cati Cat's Claw Arterial Street* Street and Median Trees Crataegus phaenopyrum Washington Hawthorn Quercus virginiana Southern Live Oak Pistachia chinensis Chinese Pistache Accent Trees Cercis reniformis 'Texas White' No Common Name Koetreuteria paniculata Goldenrain Tree Lagerstroemia indica Crape Myrtle Malus 'Prairiefire ' Cmbapple Prumts sargentii 'Columnaris' Flowering Cherry Page 111-2I LandsCape Architectural Design Guidelines Dublin Ranch Area F Norrtz--~ June 2003 Evergreen.Screen Trees Laurus noblis 'Saratoga' Grecian Laurel Otea europea Fruitless 'Olive Pinus halepensis Aleppo Pine Quercus agrifolia Coast Live Oak Shrubs Correa 'Ivory Bells' Australian Fuschia Cotoneaster species No Common Name Neriurn oleander Oleander Phormium species New Zealand Flax Rosmarinus o. 'Tuscan Blue' Rosemary Salvia species Sage Westringia fruiticosa No Common Name Perennials Achilles 'Moonshine' Yarrow Aloe striata Coral Aloe Coreopsis lanceoIata Coreopsi~ Euphorbia Charc ic~ 'Wulf enii '. Euphorbia Lavandula species Lavender Miscanthus species No Common Name Muhtenbergia rigens Deer Grass ' Crroundcovers Cotoneaater species No'Common Name Lantana species Lantana Residential Collector* Street Tree Laurus nobilis 'Saratoga' Grecian Laurel Pistachia chinensis Chinese Pistaehe Shrubs Correa 'Ivory Bells' Australian Fuschia Cotoneaster species No Common Name Neriurn oleander Oleander Phormiurn species New Zealand Flax Rosa species Rose Rosmarinus o. 'Tuscan Blue' Rosemary Salvia species Sage Westringia fruiticosa No Common Name Perennials AchilIea 'Moonshine' Yarrow Aloe striata Coral Aloe Coreopsis lanceolata Coreopsis Euphorbia charcias 'Wulf enii ' Euphorbia Lavandula species Lavender Page 111-22 Landscape Architectural Design Guidelines Dublin Ranch Area F North · J~'~ne 2003 Miscanthus species No Common Name Muhlenbergia rigens Deer Grass' Ground covers Cot°neaster species No Common Name Lantana species Lantana Rosa "Flower Carpet' Flower Carpet Rose Rosmarinus o. fficinalis 'Prostratus' Rosemary Residential Streets Neighborhood F1 Street Tree Quercus rubra Red Oak Neighborhood F2 Street Tree Zelkova serrata Sawleaf Zelkova Alternative Street Trees Celtis sinensis Chinese Hackberry Cinamomum camphora Camphor Tree Intermittent Stream Corridor Revegetation* Trees PIatanus racemosa California Sycamore Quercus agrifolia Coast Live Oak Quercus lobata Valley Oak Sambucus mexicana Elderberry Shrubs ArctostaphyIos species Manzardta Ceanothus species Wild Lilac HeteromeIes arbutifolia Toyon Mutdenbergia r~gens Deer Grass Rhamnus californica Coffeeberry Rosa Californica California Wild Rose Salix Iaevigata Red Willow Simphorocarpus albus Common Snowberry Hydroseed Oak W°°dland Mix Page 111-23 Landscape Architecturod Design Guidelines Dublin Ranch Area F North o June 2003 Mid-Block Pedestrian Access* Flowering Accent Trees Cercis reniformis 'Texas White' No Common Name Lagerstroemia x faurier Crape Myrtle MaIus 'Prairfire' Flowering Crabapple Evergreen Screening Trees Laurus nobilis 'Saratoga' Grecian Laurel Pinus haIepensis AlepPo Pine Quercus agrifolia Coast Live Oak Shrubs Correa 'Ivory Bells' Australian Fuchsia COtoneaster species Cot0neaster Nerium oleander Oleander phormium species New Zealand Flax Rosmari~us o! '~Tus~an Blue'" Upright Rosemay Salvia species Sage Westring'iafruiticosa N0 C6mmon Name Perennials Aloe striata COral Aloe Euphorbia charcias 'Wulfenii' EuPhorbia Lavandula species Lavender Miscanthus species Maiden Grass MuhIenbergia rigens Deer Grass Gf6undcovor Achillea. 'Moonshine' YarrOW Lantana species l_antana Rbsmarinus officinaIis 'Prostratus' Rosemary *Denotes pIant palettes provided by GLS Architecture/Landscape Architecture All other provided by NUVIS Landscape and Planning. Page 111-24 ~caPe Architectural Design Guidelines Dublin Ranch Area F North · Ju~e 2003 Irrigation Irrigation throughout the public rights-of-way, landscape setbacks, mid-block pedestrian pathway and temporary irrigated open spaces shall be accomplished by means of automatically controlled spray, bubbler, and drip irrigation systems. The design shall incorporate water saving techniques and equipment and shall meet the water efficient requirements of the water efficient landscape ordinance adopted by the City of Dublin and AB325. Irrigation systems that use recycled water shall conform to the Dublin San Ramon Services District Recycled Water Use Guidelines. All irrigation systems shall be efficiently designed to reduce.overspray onto walks, walls, fences, pilasters, street and other non-landscaped areas and into natural open space.areas. All irrigation systems within the public right-of-way, such as arterial streetscapes, with the exception of the intermittent stream corridor shall be designed to accommodate the use of recycled water in the event that it becomes available in the furore. Drip or other water conserving irrigation systems should be recommended for installation throughout Dublin Ranch. When spray systems are installed, low gallon/Iow precipitation spray heads should be used in accordance with soil infiltration rates. Irrigation systems shall be Valved separatelY depending on plant ecosystems, orientation and exposure to sun, shade, and wind. The design shall be sensitive to the water requirements of the plant material selected and similar water using plants shall be valved together. Slope and soil conditions will also be considered when valving irrigation systems. Page 111-25 Landscape Architectural Design Guidelin,s Dublin Ranch Area F North ; June 2003' PILASTERS, WALLS, AND FENCES Pilasters, walls, and fencing are part of the common elements that compose the consistent and recurring community theme. Due to the high visibility of walls and fences, their location and design have a direct affect on the overall community appearance. Patterns and textures within Dublin Ranch have been chosen to complement the proposed architectural styles and the ~'upscale rural" theme. Stone Pilasters Location Stone pilasters shall be located at the community entry, within neighborhood entry medians,, at the terminus and change of direction of all community walls, and at the terminus, change of direction and lot line' intersections of all wall/view fence, view fences and two and three-rail fences. Stone pilasters shall conform to the typical elevation as shown. Dimensions The height of the pilaster at the two-rail fence will be 3'-9 ½". At the three-rail fence the height will be 4'-9 ½". The pilaster at the community wall, wall/view fence, and view fence shall be 6'-9 ½" in height. Freestanding stone pilasters at the community and neighborhood entries shall be 4'-9 ½". All pilasters will have a 4.5 degree batter with an 18" square dimension below the cap. The 3'-9 1/2" high pilasters shall be 25" at the base, the 4'-9 ½" pilaster, 27" and the 6'-9 ½" high pilaster, 30". Materials Stone pilasters shaI1 be square with a battered form and a precast concrete cap. The stone pattern shall be primarily stacked ledgestone with random angular larger stone accents. Only those pilasters that act as gateways into the community and signage for the neighborhood entries shall receive an oval ornamental plaque containing a Dublin Ranch or neighborhood logo. Refer to "Materials Source List" page 111-33 for specifications and availability of stone and precast concrete cap. Page 111-26 Landscape Architectural Design Guidelines Dublin Ranch Area F North · June'S-2003 Community Wall Location The community wall shall be incorporated into high visibility areas such as at community and neighborhood entries. The community wall shall conform to the typical elevation as shown. Dimensions Height of the community wall wilt be 6'- 0". Spacing of stone pilasters and intermediate stucco columns shall be determined by the length of the precast wall panel and shall always be equally spaced. Typical spacing will be such that two stucco columns will be placed between stone pilasters. Materials The coxranuni~y wall shall consist of a precast wall panel with a stucco ffmish to compliment the stone pilasters. A continuous concrete cap to match the stucco shall run the length of the wall panels.' A horizontal groove to provide architectural interest and a trim line for vines shall be .incorporated into the wall panel 12" · below the wail cap. Two intermediate stucco columns, to match the color and f'mish of the precast wall panels, shall be equally spaced between stone pilasters. Refer to "Materials Source List" page III-33 for specifications and availability of stucco and precast concrete cap. PRECAST WALL PANEL - STUCCO FINISH ... PRECAST CONCRETE CAP · PRECAST WALL CAP STONE PILASTER ! 1" REVEAL INTERMEDIATE HIDDEN · COLI COMMUNITY WALL WITH PILASTER Page 111-27 Landscape Architectural Design Guidelines Dublin Ranch Area F North . June 2003 WalFView Fence Location The wall/view fence shall be incorporated into high visibility areas such as areas adjacent to the arterial and collector streets and mid- block pedestrian access corridors where a 6' high sound attenuation wall is not necessary. The wall/view fence shall conform to the typical elevation as shown. Dimensions Height of the wall/view fence will be 6'- 0". The wall POrtion shall be 3'-6" in height and the view fence shall be 2'-6". Spacing of stone pilasters and intermediate stucco columns shall be determined by the length of the precast wall panel and shall always be equally spaced. Typical spacing will be such that two stucco columns will be placed between stone pilasters Materiats The wall/view fence shall consist of a precast wall panel with a stucco finish to match the community ~wall and metal view-fencing on top to be painted to match the view fence. A continuous concrete cap to match the stucco shall run the length of the wall panels. Two intermediate stucco columns, to match the color and finish of the precast wall panels, shall be equally spaced between stone and pilasters. Refer to "Materials Source List" page Ill-33 for specifications and availability of stucco, Precast concrete cap, and paint color for metal fence. PP~ ¢ONCRETI~ CAP WITH CHAMI:ERED TOP PR.B2AST WALL CAP ~ TUllULAR STEEL PANELS m ~IATI~ HIDDEN .... COLUMN !" ' WALL/VIEW FENCE Page I11-28 Landscape Architectural Design Guidelines View Fence Location The view fence slmll be incorporated into areas where views outward from project are a premium or where a com~ection to an existing view fence is necessary. The view fence shall conform to the typical elevation as shown. Dimension Height of view fence will be 6' -0", with post stationed at 8' -0" O.C. Pickets shall be at 4" clear and bottom rail 4" clear of £mish grade. Materials View fence shall be tubular steel and match existing view fence dimensions. Refer to "Material Source List" page III - 33 for specifications and color of tubular steel fence. e TUBULAR STEEL 8' -0" O.C. POST AT 8' O.C. / l, / 4" 2LI ~ -- 5/8 "PICKETS ~ 4" CLR VIEW FENCE Page IH-29 Landscape'Architectural Design Guidelines Dublin Ranch Area F North · ~June 2003 Rail Fence Locat/on The rail fence shall be designated for areas adjacent to stream/open corridors and/or areas where definition by a solid enclosure is not desired. The design of the mil fence is reminiscent of an agrarian image. The rail fence shall conform to the' typical elevation as shown. The two-rail fence shall be placed along the frontage of the stream/open space corridor adjacent to Grafton Street and residential streets adjacent to open space and 'the future middle school. In addition, the two-rail fence shall be placed at the ends of all cul-de- sacs adjacent to residential streetsK-IOA parcels and open space with the exception of the cul-de-sac which opens onto the Fallon Road stream corridor, which shall be .a three-rail fence. Adjacent .to the stream corridor along Fallon Road, the three-rail fence shall be used to provide separation. The three-rail fence shall' also be placed at the ends of cul-de-sacs and at single-loaded streets that visually open onto Gleason Road. Dimensions The two-rail fence shall be held at 3' in height and the three-rail fence at 4' in height to the top rail. Matcr/a/s The rail fence should be constructed of a high grade concrete to simulate a wood rail fence. Stone pilasters shall occur at any terminus and change in direction of the rail fence and at 48' on center for a two-rail fence and at 72' on center for a three-raft fence. Ali intermedihte posts shall be approximately 8' on center. Refer to "Materials Source List" page Iit-33 for specifications and m, ailability of precast rail fence. Page I11-30 Landscape Architectural Design Guidelines Dublin Ranch Area F North. · Juhff 2003 Good Neighbor Fences Location Good neighbor fences shall occur between lots and adjacent to residential streets. Where fencing sections face onto streets, a 12" high lattice panel shall be incorporated within the top portion of the good neighbor fence. Good neighbor fences shall conform to the typical elevation as shown. Dimensions Good neighbor fences will be 6' in height. Where a 12" high lattice panel is incorporated' into the top portion of the good neighbor fence, the overall height will remain at 6' in height. Decorative post caps shall be incorporated into the good neighbor fence with' lattice top at all changes of direction and at 16' on center. Materials Good neighbor fences will be constructed of wood. ~WOOD'POST ($' O.C.) / DI!CORATIVEPOST CAP(16' O.C_.) GOOD NEIGHBOR FENCE WITH LATTICE TRIM (LOCATED BETWEEN ALL RESlD~ UNITS FAClNO STREET) ~WOOD POST (8' O.C.) VERTICAL BOARDS GOOD NEIGHBOR FENCE (LOCATED BETWEEN AND AT REAR OF UNITS) Page 111-31 Landscape Architectural Design Guidelines Dublin Ranch Area FNorth · June 2003 Retaining Walls Location Retaining walls shall be incorporated into areas with slopes when necessary to retain grade at enwies into the community and neighborhoods, around street light pole bases, hydrants, utility vaults/equipment, etc. and where retaining walls between lots are required to aCcommOdate grade changes. Dimensions The height of the retaining wall shall be determined by the existing and proposed grade but in no case shall it exceed 3' in height from finish grade or surface. Any retaining wall with an overall height of 3' or less from f'mish grade will not require approval from the City of Dublin. Materials All portions of retaining walls that are viewable by the public or facing public areas (i.e. streets) shall be faced in stone to match the stone pilasters within tile community. The stone pattern shall be stacked ledgestone with random larger angular stone accents. Retaining walls that are veneered with stone shall be f'mished with a precast concrete cap to match the community wall. Retaining wails in all other locations shall comply with City of Dublin Standards. Refer to "Materials Source List" page III-33 for specifications and availability of stone and precast concrete cap. .~.~ SLOPE LINE WHEN WALL IS ~ REQUIREDTO RETAIN GRADE / .~.~-TRANSFO MER, PG&E BOX ETC... r-- M 'rc I^T rrmEs RETAINING AND/OR SCREEN 'WALL NOTE: ALL RETAINING/GARDEN WALLS VIEWABLE BY THE PUBLIC OR FACING PUBLIC AREAS (I.E. STREETS) SHALl. BE CONSTRUCTED WITH STONE VENEER (BOTH SIDES WHEP~ VL.qlBLI~) AND WITH A PRBCA~T CONCRETE CAP THAT MATCHES COMMUNITY ENTRY CAP. Page III-32 Landscape Architectural Design Guidelines Dublin Ranch Area F North · June ~2~0~ Materials Source List The following materials were utilized within Phase I of Dublin Ranch and shall be used throughout Area F1 and F2 to maintain a consistent community visual image. Stone - Stone shall be Cultured Stone "Country Ledgestone - Caramel" #CSV-20007. Available from Cultured Stone Corporation, (800) 255z1727. Mortar - Mortar shall be Davis Colors #5447. Available from Davis Colors, (800) 356-4348. Stucco - Stucco shall have a "Texcoat" f'mish and painted to match La Habra X-82, Hacienda. Precast Wall and Pilaster Caps - Color to be "Pacific Coast Sandstone" #15W.' Grout to be Hydroment "Cameo by Bostic, Inc. Available from Napa Valley Cast Stone Systems, (707) 252-3933. Rail Fence - Rail fence shall be a "Woodcrete Rail System" fence. Color to be Tan. Available from Dynamic Pre-Cast Company, (707) 829-2664. Tubular Steel Fence - Tubular steel fences shall be painted with /~99-1554 'green' Deluxe Paint by Sinclair Paints. Interlocking Concrete Pavers - Pavers shall be "Basalite Cobble 1II". Use 80mm thickness for streets and 60mm elsewhere. Color blend to be 45% Sandalwood, 45% Carmel, and 10% Marin. Available from Basalite, (209) 833-3670. Page III-33 Landscape Architectural Design Guidelines 8. In addition to the Stage 1 Development Standards of the Landscape & Open Space Guidelines/Standards stated above, Stage 2 DeVelopment Standards also include: ReSidential Development Standards and the Architectural Design Standards (pp. I1-23 of the AS booklet, attached as Attachment A to this Ordinance) Table 3: Residential Site Develo Standards for Single Famil, Detached Lot Size 5,000 sf or greater between 3,150 sf & 5,000 sf (minimum dimensions = 45 feet x 70 feet) Minimum Street Frontage 35 feet 35 feet Maximum Lot Coverage(i) 45% 50% Maximum Buiidin~ Height 35 feet - 38 feet Maximum Stories 2 3(2)(3) Maximum Front Yard Setbacks Living Area 15 feet for 2-story® or 12 feet 12 feet for single story (Front) Porch 10 feet ' 10 feet Front-On Garage 19 feet(s> 18 feet(s) Turn-In Garage 12 feet(6) N/A Minimum Side Yard Setbacks(7> 1 Story to 1 Story 5 feet to 5 feet (10-foot total) 4 feet minimumIs) I Story to 2 Story 5 feet to 7.5 feet (12.5-foot total) 4 feet minimum(s) 2 Story to 2 Story 7.5 feet to7.5 feet (15-foot total) 4 feet minimum(s) Comer Lot (setback from street side) (9) 15 feet for 2-story® or 9 feet 10 feet for single sto (Front) Porch(s) 3 feet N/A Encroachments (D) (D) Minimum Rear Yard Setbacks(7) Living Space (D) 10-foot minimum, (D) 5-foot minimum, 15-foot average per lot 12-foot average per lot Single-Story Garage (D) 5-foot minimum 3 feet 2-Story Garage (living space above) (D) 10-foot minimum (D) 10-foot minimum Standards for Usable Rear Yards contiguous fiat area: contiguous fiat area: minimum area of 500 sf & minimum area of 300 sf & minimum dimension of 10 feet minimum dimension of 5 feet Accessory Structures (E) (E) Parking Spaces Required 2 covered + 1 guest space® 2 covered + 1 guest space® Notes: (A) All setbacks are measured from the property line. (B) See pages in the Architectural Design Standards for a graphic depiction of the standards listed in the Table above. (C) See Pages 11-12 to 11-23 of the Architectural Style Guidelines for additional Architectural Treatment requirements. (D) Items such as (but not limited to) air conditioning condensers, porches, chimneys, bay windows, media centers, etc. may encroach 2 feet into the required setback provided that a minimum of 36 inches fiat and level area is maintained for access around the house. (E) Setbacks for accessory structures shall be in accordance with the building code in effect at the time of construction/installation. Noise generating equipment such as pool and spa equipment shall be acoustically screened or located .outside of the setback area. Maximum tot coverage regulations are intended to establish the maximum 'lot area that may be covered with buildings and structures. Buildings and structures include: all land covered by principal buildings, garages & carports, permitted accessory structures, covered decks & gazebos, and other covered and enclosed areas. It does not include: standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, and paved areas such as walkways, driveways, patios, uncovered parking areas, or roads. (Dublin Zoning Ordinance Section 8.36.100) Subject to Building Code requirements for access. The 3rd floor must be stepped back from front and rear elevations to reduce building mass. Where 50% or more of the elevation of the home is a single-story element and there is a 5-foot minimum offset between the 1~t and 2nd story elements, the setback for the single-story and 2-story elements shall be considered as that for a single- story building. Three-car front-on garages are prohibited in Neighborhood Fl. In Neighborhood F2, three-car front-on garages are limited to one floor plan type. Additional amhitectural requirements pertaining to garage facades, etc. are included in the "Building Mass & Form" and the "Amhitectural Treatment" sections of the Architectural Design Standards. Turn-in garages are prohibited on lots less than 55 feet wide. Retaining walls up to 3 feet high may be used to create level usable areas. Retaining walls in excess of 3 feet high to create level usable area are subject to review and approval of the Building Official or Community Development and Director of Public Works. Walls over 30 inches in height are subject to safety cdteda as determined by the Building Official. Setbacks subject to review and approval of the Building Official for Building Code and Fire Code issues. Setbacks to building overhang to be 3-foor minimum or as required by the current City Building Code standards. Where a minimum 5-foot wide Homeowners Association (HOA) parcel lies between a lot and an adjacent street the adjacent lot is not considered a comer tot. At cul-de-sac bulbs where lot depths are less than the standard 100 feet. minimum rear-yard setback requirements may be reduced by an amount equal to 100 feet minus the actual depth of the lot (e.g., 100 feet - 90 feet = 10-feet) In no case will the rear yard setback be reduced to less than 10 feet. Curbside parking may be counted toward the required number of guest parking spaces. Tandem parking within a garage is permitted. Dublin Ranch Area F North · June 2003 SINGLE FAMILY RESIDENTIAL SITE DEVELOPMENT STANDARDS 50' + 50' -+ 50' +- 50' +- 4-1 I STORY 2 STORY 2 STORY 2 STORY 5,000+ SF LOTS TYPICAL PLOTTING CONCEPTS [] 2ND STORY MASSING Residential Site Development Srandardy Dublin Ranch Area F North · June 2003 SINGLE FAMILY RESIDENTIAL SITE DEVELOPMENT STANDARDS Minimum usable (level) rear yards = 300 S.F. with a minimum 10' dimensmn. (Typ) 45,+ 45'_+ 45'+_ 45'+ -.;:;';-; +1 1 STORY 2 STORY 2 STORY 2 STORY 3,150+ SF LOTS TYPICAL PLOTTING CONCEPTS '1 [] USABLE REAR YARD MINIMUM AREA J 1 - 4 Residential Site Development Standards Dubl#t Ranch Area F North · June 2003 ARCHITECTURAL DESIGN STANDARDS PURPOSE The purpose of this document is to provide specific architecture, planning and neighborhood design standards for the development of Neighborhoods F-1 and F-2 in Dublin Ranch. These standards have been developed to establish pedestrian-friendly neighborhoods with variety and interest and uphold a high level of quality and value in the overall communiw. The goal for these neighborhoods is to achieve a safe and pleasant neighborhood environment within which varied architecture, reduced dominance of automobiles, pedestrian scaled landscapes and walkways and connections to other community areas are all present. Relative to this document is Attachment A - "Architectural Style Guidelines" which is intended to further define the architectural design intent of this project. This attachment can be found following the Architectural Design Standards of this PD document. NEIGHBORHOOD DESIGN Neighborhood Plotting and Massing One important goal of these guidelines is to create a functional street scene possessing visual quality and variety. Plotting and design criteria are intended to provide this variety in appearance as well as a sense of individuality for each home. Projects where nearly identical buildings line streets without variation in placement and architectural form are not penrfitted. This and the ' following section lists plotting and massing techniques which will aid in the creation of a successful street scene. While it is not necessary that every method be utilized, selective and appropriate use will greatly contribute to achieving the desired results. H - I Architectural Design Standard,r Dublin Ranch Area F North · June 2003 The following techniques address the use of plotting and massing to improve the street scene: · Reversing and varying adjacent house plan forms. · Avoiding obviously repetitious patterns. · Opening comer lots through plan selection and reduced building heights. · Vm'ying setbacks. · Giving attention to composition of building mass. · Incorporating single story elements into two story buildings. · Stepping second stories. · Minimizing visual impact of the garage. ArchiteCtural Plan and Style Mix In order to achieve varied and interesting street scenes, the following architectural style mix and plan requirements must be met: In each neighborhood provide: · a minimum of 3 plans · a minimum of 3 elevations per plan · a minimum of 4 different architectural styles per neighborhood Or: · a minimum of 4 plans · a minimum of 3 elevations per plan · a minimum of 3 different architectural styles per neighborhood Where the same plan is plotted across from or a4iagent to another. it must be reverse plotted and have a significantly different elevation and color scheme. The use of style-appropriate materials and color schemes helps to achieve greater variety between homes with identical plans and elevations. It is the intent to avoid an overall monotonous color scheme through the use of a varied neighborhood color and materials palette. Varied color schemes shall be applied to homes according to each individual style color palette as shown in the architectural guidelines section of this document. H - 2 Architectural Design Standards Dublin Ranch Area F North · June 2003 Setbacks Front yard setbacks shall vary for visual interest. A 2' minimum offset between adjacent buildings is reqmred for lots where minimum rear and front yard setbacks can be met. (Refer to Table I- t for specific setback requirements). Treatment of Corner Conditions The treatment of corner lots is key to a successful site plan. All units occupying corner lots shall be designed and placed so that: · The driveway and garage is placed against the interior side yard or accessed from the side street at the rear of the lot. · A clear line of site across the corner is maximized. · The building wall adjacent to the exterior side yard is as short as practical.. · The exterior side and front yard setbacks are maximized. Rear Elevations Rows of units seen from a distance or on elevated lots are generally perceived by their contrast against the background. Here the dominant impact is the overall shape of the building and roof lines instead of the surface treatment or materials. In these circumstances: · Maximize the rear yard setback from the top of slope. · Design the rear elevation and roof forms to provide diversity. (Refer to Table I-I for specific setback requirements). These buildings should appear as varied as practical with particular attention given to avoiding repetitious ~'rchitectural elements such as fireplace placement, flat rear elevations, and major gable conditions. Each plan shall differ based on rear roof framing so that no rear roofs appear identical in form, There Shall be a combination of shed, hip and gables, etc'. as seen from adjacent streets. Areas of particuiar concern include those lots in Area F North Neighborhoods that abut Gleason Drive, Grafton Street and Falton Road. Refer to Site Development Standards Table I-1 and Massing and Articulation of Side and Rear Elevations, pg. It-11 for additional specific criteria. II - 3 Architectural Design Standard,s' Dublin Ranch Area F No rth ° June 2003 Building Side Yard Separations There are numerous effective techniques for mitigating the aesthetic and practical aspects of side yard building adjacencies. Side yards in the 10' range are useful in that they optimize density and affordability of a site while minimizing the amount of street paving and length and cost of common utility runs on a site. Various design and plotting techniques can successfully overcome concerns such as privacy, adjacency and accessibility. The Uniform Building Code (UBC) mandates a minimum of 3' clear side yard and/or 6' clear of building separation for non-tire rated single family residences. This is to provide both physical separation to Iimit the spread of fire and to allow accessibility around structures for fire fighting personnel. Typically, side yards are a rrfinimum of 5' with 10' of building separation to allow for the placement of fireplaces on the side yard and eave overhang of the roof while maintaining the UBC separation criteria. Where setbacks are less than 5', extra attention must be paid to location of such encroachments to comply with UBC and any/all other applicable codes. See Table I-I for specific setback requirements. The typical aesthetic criticism with the building separations in the 10' range are that they lack privacy where windows align, are too dark and canyon-like when between adjacent two story buildings and the accessibility is reduced because of the placement of storage sheds, air conditioning units and trash storage. Setbacks for encroachments have been established (see '~encroachments"), however, local fire authority standards may supersede those stated in this document. Modern planned communities should address these issues through the design guidelines and community standards planning process. Placement of sheds and air conditioners shall be controlled and enforced to insure accessibility. Plan designs shall provide'for the placement of air conditioning and trash storage units that do not intrude into either side or rear yard setbacks. Plan designs with attention to the placement of windows must insure privacy. Many of the same techniques used to vary the street scene should also be used to prevent dark canyon- like side yards and rear yards. These include: single story massing elements, hipped roofs, and stepped second stories to minimize side and mar yard depth. H - 4 Architectural Design Standards Dublin Ranch Area F North · June 2003 Encroachments The following encroachments may project up to 2' into yard setbacks: (all non-fire rated encroachments must be at least 3 feet from property lines), eaves, architectural projections, fireplaces, log storage, entertainment niches, balconies, exterior stairs, bay windoWs, window seats, decks, and air conditioning equipment. Local fire authority standards which may exceed those stated here must be adhered to. SLOPE CONSIDERATIONS Grading Sloped Conditions Where there is adequate space, slope conditions in Area F North should be addressed by creating a series of terraces generally stepping down from north to south. At locations within blocks or at interim points within larger parcels, slope banks or walls shall address any excess slope. The intent is to provide a reasonable number of terraces rather than creating large level areas. Plotting on Cross Slope Conditions When plotting where the elevation difference between tots is greater than 3 feet, the units should be placed so that the driveway is on the high side of the lot. Plotting on Lots at the Bottom of a Slope When plotting and designing the home, maximize the rear yard depth and consider stepping back the rear elevations on the second story to avoid a "canyon-like" rear yard effect. BUILDING MASS AND FORM Residential Massing Exterior mass and form can be manipulated to improve the street scene by reducing the impact of certain home elements as they relate to corner conditions, adjacent units, setbacks and the street. Massing should be designed to decrease perceived density. H - 5 Architectural Design Standards Dublin Ranch Area F North · June 2003 Architectural Form Building mass should be formulated to reflect interior uses. to create a positive relationship with adjacent homes and land use, to provide visual emphasis and to reflect the architectural style. Methods for maximizing the variety of architectural form within these constraints include: · Creating recessed alcoves or projected overhangs which cast shadows. · Sculpting major chimney forms. · Utilizing dormers, bay windows and other architectural projections. · Using porch/entry projections. Relationship of One and Two Story Buildings ._. A key technique for creating a sense of variety within a neighborhood is to vary the heights and forms of the homes. This can be accomplished by using a combination of one and two story buildings and staggering the massing. It is preferable to use single stow elements on fronts and outside edges of comer lots to provide a transition from taller, two stow vertical planes to the horizontal planes of sidewalk and street. Introducing an intermediate transition between one and two stow buildings helps to improve the visual relationship between the two. Two Story Buildings Style-appropriate, significant single stow architectural elements shall be used on two story buildings to lessen their apparent height. (see "Architectura! Style Guidelines" of this document for description of style-appropriate elements). Stepping the second stow mass, where appropriate to the architectural style, should be used to improve the street scene. The second stories must be set back in relation to the garage face below. Designers shall create the building form as a series of interlocking masses rather than a box. Single Story Architectural Elements A single story architectural element on the front or side provides a transitional step between a two story home and the sidewalk level., helping to create a sense of pedestrian scale. H - 6 A~chitectura! Design Standardx Dublin Ranch Area F North · June 2003 Significant single story architectural elements'include: · A single story room (interior living space) · A front or wraparound porch ( minimum 6' deep and 10' wide) applied when appropriate to the architectural style (See additional porch requirements below) · Extended entry alcove ° A single story garage (if located at the side of the home) All architectural elements shall be appropriate to each architectural style as described in the "Architectural Style Guidelines" section of this document. A minimum number of single story homes and/or architectural elements are required in Dublin Ranch neighborhoods according to the following lot sizes and building types. Area F-2 Neighborhood: ° At least one Plan in the architectural plan package for the neighborhood shall include a significant single story element at the front or side. .' In Area F-2 neighborhoods where lots are equal to or greater than 5,000 square feet with minimum lot widths of at least 50', all corner homes are required to have a significant single story element that provides added interest and articulation at the front corner. Any portion of the single story architectural element requirements may be satisfied with the use of comer homes. A comer home may be designed specifically for use on comer lots. If not designed specifically for a corner location a home plan must have the flexibility to be easily altered for use on corner or interior lots. Homes located on comer lots require the following: ° Front and side fagade articulation using materials that wrap around the side of the home. ° A significant.single story architectural element (interior space) at the front comer of the plan · Garage placement that allows the option of entry from the side street - (where garage is mid to deep recessed) Architectural Design Standard,~ Dublin Ranch Area F North · June 2003 Area F-1 Neighborhood: Comer plans for these neighborhoods may be designed for interior lots with the flexibility to be adapted for corner use. Homes located on these comer lots require the following: · Front and side facade articulation using materials that wrap around the side of the home. · A pop out side gable or added single stow element (exterior - such as a wrap around porch) Corner Homes Neighborhood quality is enhanced by the addition of a home plan designed specifically for the corner, or by enhancing an interior plan for use on the comer with additional architectural elements and/or details as typically found on fi:ont elevations. The use of the required single stow elements is highly encouraged on corner homes. The use of the same plan on eve'ry corner however, is prohibited. The intent is to provide a pleasing variety in the street scene using a combination of massing fomas and heights. .' Porch Requirements In addition to comer lots, in neighborhoods where lots are smaller than 5,000 square feet with minimum lot widths of less than 50', a minimum of 1 plan per neighborhood (on appropriate styles only) is required to have a porch. Where a porch is included as a single stow element, it is desirable for the following design dimensions to be present: · Front porches should be a rmnh~2um of 6' depth and 1/2 the width of the front living area facade. · Side porches should be a minimum of 5' depth. · Side porch length should be a rmnimurn of ] 2' measured from front corner of porch. · Eaves must be a mini mum of 12" or 18" deep, as appropriate to style. II - 8 Architectural Design Standard, s' Dublin Ranch Area F North · June 2003 See individual Architectural Style Guidelines of this document for guidance regarding style-appropriate elements, colors and materials. Refer to Residential Site Development Standards for Setbacks. Garage Criteria The home and the yard, rather than the garage, should be the primary emphasis of the elevation as seen from the street. In order to achieve this, the following standards are required: · The use of front-facing, 3-car garages is limited to one plan per neighborhood. · Swing-in garages are limited to lots 55' wide or greater. · Ail homes are required to have both automatic garage door openers and "roll up" doors.* · With the exception of lots along substantial street slopes, plans should be reversed and plotted so that garages and entries are adjacent to each other. This creates an undulating sense of setback. Occasionally this pattern should be broken so that it will not become overly repetitious nor reflected by the units directly across the street. · Locate all garages at least 5' behind the front face/ living space of the home -except swing-in garages. (see "Residential Site Development Standards" for setbacks) ° Vary garage placement mix within neighborhood plotting plan · Var3, garage door appearance · Vary garage placement from plan to plan · The use of a sectional "roll up" garage door is required since it maximizes the availability of useable driveway length. Residents often tend to misjudge the necessary swing-up distance of conventional garage doors. As a result, they often park with the rear of car extending into the sidewalk path. II - 9 Architectural Design Standards Dublin Ranch Area F North · June 2003 The following design techniques are encouraged to reduce the emphasis on the garage: Vary garage placement within neighborhood plotting plan: · Vary garage placement where possible by alternating front setbacks along street frontage. · Alternate plans with different garage types when plotting adjacent homes. Vary gaT~ge door appearance: · Vary garage door pattern, windows and/or color as appropriate to individual architectural styles. · Where possible, use two single doors instead of a large one. · Additional garage treatments are encouraged to buffer direct view of the garage door. · Stagger the setback between individual a{iacent garage doors. Vary garage placement from plan ro plan: · Incorporate the garage with the architecture of the house. The design treatment should strive to reduce the overall visual mass of the garage. · De-emphasize the garage by highlighting other parts of the house with architectural forms. · Where lot depth allows, recess the garage at least 20' behind the primary front facade on one pian. 1. Recessed - (may be detached) 2. Corner with side street entry (may be detached) 3. Swing-in - limited to a maximum of 33% of units in each neighborhood (or i plan per package) Recessed Garage All front facing garages shall be located a minimum of 5 feet behind the front elevation/living space. Additional garage treatments are encouraged to further reduce the impact of the garage door. H - 10 Architectural Design Standard,r Dublin Ranch Area F North · June 2003 Corner with side-street entry Garage This garage placement allows the option of entering from the side street, thereby eliminating the garage and driveway from the front face of the house. Swing-In Garage This garage placement is limited to 33% of homes in single- family detached neighborhoods. Swing-in garages greatly reduce the impact of garage door faces on the streetscape. The resulting front-facing garage wall shall be articulated with the same level of detail as the front faCade of the home including windows, trim, etc. Swing-in garages are prohibited on lots less than 55' wide. Swing- in garage doors shall be recessed a minimum of 12" behind the garage wail plane. Detached Garages Detached garages may be deep recessed or located adjacent to the corner with side street entry access. Detached garages are located toward the rear of the lot behind the primary structure. They are enhanced by applying the same details found on the home. Where front-facing, long driveways should be improved by adding texture, pattern or a 'ribbon' driveway. 3-Car Front-Facing Garage Requirements 3-car garages with all doors facing front are limited to: · one plan per neighborhood plan package. · lots that are 5,000 SF or greater - being located at least 5' behind the front facade of the home (Iiving space) ° ali other standard garage requirements When a 3-car front-facing garage is used, in addition to standard garage requirements it shall provide at least one of the following additional front-facing plan requirements: 1. Provide and offset a single door at least 2' from a double door. 2. Provide three single garage doors each separated by at least i'. 1[ - ] ! Architectural Design Standards Dublin Ranch Area F North · June 2003 Additional garage placements and/or treatments are highly encouraged to reduce the impact of a 3-car front-facing garage on the street scene. These include: · Providing a mimmum 6' deep by 10' wide porch forward of all garages. · Constructing the additional car bay in tandem behind the standard 2-car garage door. Optional Garage Treatments The following optional treatments are highly encouraged to reduce or buffer the direct view of all garages and garage doors from the sidewalk or street. Porte Cochere: A recessed garage plan with a port cochere creates an additional, partially covered, parking space and also serves an occasional outdoor private space. Garage Door Screening Elements: · Ifistall elements such as attached trellis' beneath single story garage?roof fascias and/or above garage door header trims. · Span the driveway forward of the garage with a gated element or an overhead trellis. ARCHITECTURAL TREATMENT ELEVATION TREATMENT It is the intent of these guidelines to achieve a high quality product that reads well from ali sides. The following section provides guidance to help the designer and builder achieve this requirement for "4-sided" architecture. H - 12 Architectural Design Standards Dublin Ranch Area F North · June 2003 Major Elevations Proper visual balance and sense of cohesiveness creates a successful project design. The differences between the plans and elevations must be readily discernible and create variety, yet at the same time design elements, styles and materials should not contrast to such an extent as to result in visual chaos. All elements, materials and colors shall be appropriate to the architectural style. Siding materials shall be ended inside chimney corners, fence and wall corners, etc. and finished with detail. They shall be brought down to within a reasonable distance from finished grade so that the stab is not discernible. Large expanses of blank wails shall be avoided. Elevations shall be desi~o-ned and articulated consistently with requirements in the Architectural Style Guidelines section of this document, Creation of Form and Relief Recesses and Shadow The manner in which light strikes or frames a building is instrumental in how that structure is perceived. The effect of sunlight is a strong design consideration since shadow and 'shade gives the..building a sense of both depth and substance. Projections, offsets, overhangs and recesses are ail tools in the creation of shadow. Architectural Projections Projections not only create shadow but also provide strong visual focal points. This can be used to emphasize some aspect of the design such as an entry or major window. It can also distract the observer's attention away from other elements such as the garage or a large wall plane. Stepping Forms Elevations shall be stepped both horizontally and vertically. Desired changes in material must occur at a step. Entry Statement The entry should be designed to serve as a focal point of the elevation and be readily discernible. The approaching observer should be drawn into it by its visual impact. Buried side-facing entries behind front-on garage plane will not be permitted. i[ - I3 Architectural Des£gn Standard,r Dublin Ranch Area F North · June 2003 Massing and Articulation of S~ide and Rear Elevations Interi'or Conditions It is not acceptable to "build out" plans to the maximum at side and rear conditions without articulating the mass of those wall planes. This is intended to prevent a two story stucco box, producing a canyon-like effect without vertical or horizontal relief. Required solutions include, but are not limited to, the following: · Create a single story plate at the rear by recessing the second story. · Improve the articulation of the plan forms by offsetting the garage and providing plans that do not utilize the full lot width or depth. · Recess or project the elevation and plan to enhance usable and accessible yard space. Elevations Subject to Public View The rears and sides of homes backing onto streets or open space areas may be highly visible from surrounding areas and shall be treated m a similar manner to the front elevation. This is particularly true of second story conditions visible above the fence line. These elevations are viewed in three ways: first, as seen from adjacent units, second, as semi-public foreground with visible details as seen from adjacent streets, and third, as distant silhouettes viewed from adjacent neighborhoods and public areas. It is required that front elevations and those portions of side and rear elevations of homes that abut a street and are visible from a street shall substantially share common mated'As and degrees of articulation. Architectural trim, design treatments and materials shall be provided as follows: · Provide detailing of the second floor, to include materials, color, window surrounds and changes in wall planes on first and second floors where approprmte to style. · Trim shall be provided on ail windows. · At a minimum, second story windows shall have break-ups (muntins) that match the front elevation windows. · Continue trim and accent materials well beyond the front elevations (see individual style requirements). H - ]4 Architectural Design Standards Dublin Ranch Area F North · June 2003 · Homes shall be detailed in an authentic manner. · Address issues of second story privacy and scale in design of building plans and elevations. · For homes backing onto streets provide detailing of the second floor, to include materials, color, window surrounds and changes in wall planes on first and second floors where appropriate to style. · As seen from a distance, ridge lines and framing of homes shall appear varied with particular attention given to avoiding repetitious elements such as continuous gable-ends and similar building silhouettes and ridge heights. · Where possible, maximize and vary the rear yard setbacks within rows of lots. · Design the rear elevation and roof plane to minimize negative visual impact. ROOF CONSIDERATIONS Roof Forms Homes seen from a close range or a distance are generally perceived with the contrast against their immediate background or skyline, respectively. Overall building lines are predominant, and appearance is directly impacted by roof massing, not the wail plane articulation or materials. The use of different roof types will add variety and interest to the street scene, however the roof characteristics shall always be consistent with whatever architectural style is chosen. To achieve this, roof forms shall be addressed by the following criteria: · Vary the height of ridge lines and fascias in combination with different architectural styles, to create a variety of roof forms and visual interest. · Provide a balance of hip and gable forms that avoid repetitious elements. · Provide a balance of ,m-chitectural massing and forms that minimize negative visual impact of silhouettes and ridge lines. · Provide plans that maximize their rear yard setback so that building outlines are varied and not as dominant. H - 15 Architectural Design Standard,~ Dublin Ranch Area F North · June 2003 Acceptable Roof Forras There is no single form of roof that is preferred. Hip, gable and sheds may, within reason, be used separately or together on the same roof. Care should be taken to avoid a canyon effect in side and rear yard when both buildings have front to rear gables. Roof forms with pitch changes at a porch or projection are acceptable. Inappropriate Roof Forms Roof forms having dual pitches such as Gambrel or Mansard should not be used. Flat roofs are nor permitted. Allowable Roof Pitch The principal roof forms shall have a pitch of between 3 1/2: 12 and 8:12 depending upon dwelling style and character (See Architectural Stvle Guidelines section of this document). A single roof pitch should be used on opposite sides of a ridge. Shallow pitches tend to lessen the apparent building mass. Design of Rakes and Eaves The designer may choose from a variety of rake and eave types based on climatic and stylistic considerations. Moderate or extended overhangs are acceptable if properly designed. Tight fascias with appropriate styles are acceptable. Single fascia boards, double fascia boards, or exposed rafters when adequately scaled are acceptable. Care should be taken to ensure material sizes avoid a weak or flimsy appearance. Exposed rafter tails without fascias should be at least 3x. Overhang Projections and Covered Porches Substantial overhangs are encouraged as a response to solar and climatic conditions. The inclusion of covered porches and entries expand sheltered living spaces, create entry statements and provide elevation rebel. Covered porches may differ from the roof in both pitch and material but front porches should retain at least one of these two characteristics. II - 16 Architectural Design Standards Dublin Ranch Area F North · June 2003 Stepping the Roof Form Steps in the roof respond to the interior room arrangement and provide visual relief and interest. A vertical step within the ridge line should be at least 18" in order to create visual impact and allow for adequate weatherproofing. ARCHITECTURAL DESIGN ELEMENTS The following sections provide gnidance concerning specific elements of residences such as entries, doors, windows and ~ garages. Unit Entries Use of Entry Statements The entry serves several important architectural and psychological. functions: · Identifies and frames the front doorway. ° Acts as an interface between public and private spaces. ° Acts as an introduction to the house while creating an initial impression. Placement and Visibility The entry should be designed and located so as to readily emphasize its prime functions. If the front door locations is not obvious or visible because of building configuration, the entry should direct and draw the observer in the desired path. The design of the entry in merchant built housing shall be strong enough to mitigate the impact of the garage on the facade. Incorporation of Roof and Architectural Features Proper use of roof elements, columns, feature windows and architectural forms contribute to the overall impact and success of the entry. A covm;ed entry is a traditional American hOusing element. It may no longer serve as a living activity area (i.e., porch or veranda) but still has an important function as a semi-private transition between the public walkway and the private interior. Even when the entry visually obscures the door, it still announces the door. II - 17 Architectural Design Standard.r Dublin Ranch Area F North · June 2003 Doors Design Emphasis should be placed on the design and type of entry door used. It functions as the major introduction to the interior of the house and concern should be given to the image it creates. · The entire door assembly should be treated as a single design element including surrounding frame, molding and glass side lights, if present. · Typically, the door should be covered by an overhead element or recessed into the wall plane. Materials/Colors Traditionally, wood is used for the entry door. Wood grain texture and raised or recessed panels contribute to the appeai of the door. Greater use is being made of metal entry doors but in order to be acceptable, they must possess the same residential "feel" provided by the wood grain and panels. Flexibility is allowed concerning the color of the door. It may match or contrast the accent trim, but should be~differentiated from the wall color. Use of Glass The use of glass in the door and overall assembly is encouraged. It expresses a sense of welcome and human scale. It can be incorporated into the door panels or expressed as single side lights. double side lights, transom glass or fan windows. Residential Address Numbers and Entry Lighting All residen rial addresses shall be clearly marked, located and sufficiently lit for ease of recognition by postal and public safety agencies. U- ]8 Architectural Design Starzdards Dublin Ranch Area F North · June 2003 Windows Placement and Organization Typically, the location of windows is determined by the practical consideration of room layout, possible furniture placement, view opportunities and concern for privacy. Greater design emphasis shall be directed to insure that window placement and organization will also positively contribute to the exterior architectural character. Windows greatly enhance the elevation through their vertical or horizontal grouping and coordination with other design elements. This relationship to one another and the wall/roof plane creates a composition and sense of order. All windows in a specific plan elevation shall appear compatible. This should not be interpreted that they are all the same shape, size or type but rather that a hierarchy of windows exists which visually relate to and compliment one another. Feature/Theme Windows Feature or theme windows on the front elevation create a strong visual focal point. These fo6al points may be used to decrease the visual 'impact of the garage door, draw attention to the entry or emphasize some other element of building. Within the window hierarchy, this window creates the dominant theme or form. Window Frames Vinyl clad, aluminum, wood or cementitious simulated wood window frames are acceptable. When using aluminum, bronze anodized frames or those complementary to the color palette shall be used while natural, silver or gold anodized frames are unacceptable. All windows must be articulated and/or trimmed appropriately to individual style as described in the architectural style section of these guidelines. Use of Wood and Stucco Trim When aluminum frame windows are used, they shall be surrounded or trimmed with other design elements. These may include wood or cementitious simulated wood trim, stucco surrounds and shutters or recessed openings as appropriate to the architectural style. II - 19 A)chitecturat De~'ign Sta~zdards Dublin RanchArea F North · June 2003 Considerations of Rear Elevations Merchant built housing typically fails to adequately address proper window design and placement on rear and side elevations. This is usually due to prioritization and cost factors. Since side elevations and second story gear-windOws are frequently visible, greater design effort and budget prioritization need to be given. The guidance concerning window placement organization, trim and incorporation of architectural elements is applicable to ali elevations and will be enfomed through the design review process. Integrations with Roof and Architectural Details The window is important to the proper articulation of the wall and roof elements. Focal points can be created by the placement of windows in architectural projection or recesses incorporated with gable, hip or shed roof overhangs. Consideration should be given to using overhangs and projections to shadow windows with south and west exposures. Skylights Skylights and roof windows are permitted where they are not visible from any street, if properly installed and weather proofed. The skylight should be designed to appear as an integral part of the roof plane. Skylights should be clear or bronzed with the framework matching the roof or trim color. Balconies The inclusion of balconies is encouraged for both aesthetic and practical purposes. They are useful in breaking up large wall planes, offsetting floors, creating visual interest and adding human scale to the building. They provide the practical advantage of creating outdoor living areas and elevated open space. Balconies may be covered or open. They may be either recessed into the mass of the building or serve as a projecting element. In whichever manner they are used, they must appear to be an integral element of the building rather than an after thought or add-on, the details, eaves supports, ,and railing must be consistent with the balance of the building design elements or style. Concern should be given to avoid designing balconies in plans in such a manner that they are plotted side by side. I1.20 Architectural Design Standards Dublin Ranch Area F No rth · June 2003 Exterior Stairs Stairs should be compatible in type and material to the deck and landing. Use of open stair treads can only be justified where the balcony or landing element is a projecting element. Location of exterior stairs is permitted on the side or rear of the home except on facades that side or back onto public streets or open space areas. Columns and Posts It is important that both columns and posts project a substantial and durable image. Posts should be of wood, not less than 6" in diameter, and may be built up from multiple pieces. Use of 4" posts and metal pipe columns is prohibited. Columns may be clad in wood. masonry or stucco. They should be square, rectangular, or round and at least 14" wide with a height of approximately 4 to 5 times the width. It is desirable that columns incorporate both base and capitals. Related arches may be fiat, round or segments of an inch. Other variations such as parabolic curves are unacceptable. Railing The type of exterior railing used on balconies, decks and stairs, creates a significant impact on the elevation. An extensive variety of rail types are permitted including open wrought iron and wood rail or picket. Extruded aluminum is prohibite& Choice of rail type should reflect taste and be consistent with the chosen design vocabulary or be historically con'ect for the style. Gutters and Downspouts Exposed gutters shall be colored to match fascia material. Exposed downspouts will likewise be colored to match the surface to which they are attached unless they are finished with a false copper patina. H - 21 Architectural Design Standards Dublin Ranch Area F North · June 2003 Chimneys Properly designed and located chimneys can serve as a major design element and focal point for the building elevation. It is frequently the major architectural element on exposed side or a rear elevation. Chimneys should be constructed of style- appropriate materials as described in the architectural styles section of this document. Care must be taken concerning the selection of any accent materials and the cap design. The use of steps, curve and banding on the shaft and capital have major visual impact agmnst the sky m~d roof plane. Attention should be given to the City setback requirements. Garages and Garage Doors Materials "Roll up" garage doors shall be used on ali single-family homes. Metal, wood or fiberglass garage doors are permitted when they include either textured or raised panels of a "residential" nature. The use of window elements is encouraged. The design of garage doors should reflect the theme or style of the overall design of the residence, Proper use of accent colors wilt compliment the architecture and provide visual variety along the street scene. Refer to the individual color palette for each style. Face Design The design of the door face should result in a tasteful treatanent which breaks up the expanse of the door plane while not being so excessively decorative as to draw attention away from the architectural elevation. Recessing It is highly desirable to recess the garage door 6"-12" from the garage face. This allows for a strong shadow Ii.ne and decreases the impact of the door while increasing the apparent sense of mass of the surrounding wall. tl- 22 ArchitectUral DeSibti Standards Dublin Ranch Area F North · June 2003 Patio Covers Patio covers, trellises, pergolas and other exterior structures should reflect the character, color and materials of the build/ng to which they are related. Supports and framing members will conform to the guideline criteria for columns and posts. The pitch of the patio roof may be tess than the adjacent building. The materials for the horizontal elements are limited to either wood or the dwelling's roof material. The side elevation of the structure will not be enclosed except in the case where a wail of the dwelling forms a natural enclosure. Ensure that building plans allow space for the later addition of usable patio covers within the buildable envelope and setbacks. Storage Structures If storage structures are used, they must be designed and constructed i.n accordance with the criteria for the residence as stated in the Architectural Style Guidelines of this document. Prefabricated metal or vinyl sheds are prohibited. Alt such structures must be screened from view where adjacent to public streets or open space areas. Further Design Considerations All mechanical or other equipment, including utility meters, junction boxes, trash receptacles and air conditioners should be screened from public view. Further consideration should be given as to the placement of these items within the side yards so as not to restrict pedestrian access in emergency situations. They may be accommodated within the rear yard with minimal impact on yard use and layout. Ali antennas shall be placed in attics or interior of the residence. Inclusion of exterior compact satellite dishes is limited to locations that are not visible from the street or side yards from adjacent lots wherever possible. Canvas awnings of solid accent color may be perm.itted with moderation. Refer to individual style color palettes for criteria. Metal awnings are prohibited. The decision whether to provide awnings should include consideration of their maintenance and deterioration in neighborhoods without maintenance associations. II - 23 Architectural Design Standards Both the Stage 1 and Stage 2 Development Plan Areas satisfy the following required elements: 1. General Plan and Specific Plan Consistency. The Dublin Ranch Area F North project includes a General Plan amendment which modifies General' Plan maps and text for the project. The project also includes an amendment to the Eastern Dublin Specific Plan. The project PD- zoning and both the Stage 1 and Stage 2 Development Plans shall not be effective until the above General Plan and Specific Plan amendments are approved and effective. 2. Inclusionary Zoning Regulations. As agreed upon between the City and the Developer the City's 12.5% affordable housing requirement will be provided and satisfied within the Fairway Ranch residential community south oft he project area. 3. Applicable Requirements of the City of Dublin Zoning Ordinance. Except as specifically provided in these Stage 1 and Stage 2 Development Plans, the use, development, improvements and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to section 8.32.060.C. 4. General Plan and Specific Plan Consistency. The Area F North project includes a General Plan Amendment which modifies the General Plan maps and text for the project. The project also includes an Amendment to the Eastern Dublin Specific Plan to modify the land use designation. The project PD-zoning and this Stage 1 and Stage 2 Development Plan shall not be effective until the above General Plan Amendment and Specific Plan Amendment are approved and effective. SECTION 4. · This Ordinance shall take effect and be enforced upon the effective date of the general plan and specific plan amendments in PA 01-037. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 6th day of April 2004, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk Dublin Ranch Area F NOrth · June 2003 ATTACHMENT A' ARCHITECTURAL STYLE GUIDELINES 41...: ~ '.: ..... .. ,..... ..... ~:'~ ~ .~ ~." ......  .~ ~~' .... .-.. :. :..~.~,,,~;~ .~'-~'~ "~- ,~¢' PURPOSE The goal of these architectural guidelines is to provide more specific design guidance for the residential architectural styles to be used in Neighborhoods F-1 and F-2 in Dublin Ranch. They have been developed to establish a high leve[ of architectural quality, to assure both variety and compatibility and to enhance the community's overall value. The goal for Dublin Ranch neighborhoods is to promote both visual harmony and variety in a community setting achieved by utilizing a number of compatible traditional and contemporary styles and through architectural innovation. Builders will select from the architectural palette described herein to create their own combinations of neighborhood styles, plans and colors. Each neighborhood will eventually develop a unique character within the overall image of the community. Dublin Ranch will remain unified through the implementation of an overall plan for landscaping, signs and entry monumentation. RESIDENTIAL ARCHITECTURAL STYLES Dublin Ranch represents an opportunity to develop a unique community combining the most positive aspects of a master planned development with the most favorable building types and styles of long established neighborhoods. These guidelines are based on the prior learning curves of earlier planned communities and can thus implement the successes achieved while avoiding the negative aspects sometimes created. Architectural Style Guidelinex Dublin Ranch Area F North o' June 2003 Key to a successfui project is the development of an appropriate architectural vocabulary and theme which avoids two alternative pitfalls found in some residential developments. One of these is the selection of a single "trendy" style which when used everywhere is monotonous, repetitious and, as a result, quickly becomes dated, The other extreme to be avoided is the combination of strongly contradictory styles and incompatible designs which lead to visual chaos. To achieve a successful middle ground, it is the intent for Dublin Ranch to become a quality living environment with an identifiable visual character that establishes itself at the community entry and community facilities, is maintained along the major roadways, and carries through to the neighborhood entries and individual homes. The goal is to provide both variety and compatibility while creating a sense of familiarity. The styles selected convey a sense of classic character and an opportunity to develop a high quality neighborhood environment. For concept and inspiration, we have turned to the greater Dublin area's own architectural past. In small towns of both the East Bay and the Central Valley, one finds attractive established neighborhoods composed of homes built during the opening decades of the past century. These neighborhoods consist of a mixture of interesting and different, yet compatible styles. From among these "period" or eclectic styles, we have selected those which are not only attractive and compatible but can also be reasonably integrated into a modern merchant-built home. These styles are: ' California Craftsman/Bungalow · American Colonial · European Eclectic · Monterey · California Ranch · American Farmhouse · East Coast Traditional These closely associated architectural styles have each evolved in California since the turn of the 20th century and examples are well represented in the East Bay and Central Valley area. Their inherent attractiveness, informality and sense of elegance have enabled these styles to remain popular over a long period of time. H A - 2 Arch. itecturaI Style GuideIine,r Dublin Ranch Area F North · June 2003 All styles shown here possess characteristics that the designer and builder shall consider when choosing a desired style or image. Specifically, the styles: · Are visually compatible with each other. · Possess general market appeal and community acceptance. · Can be successfully expressed in a modem merchant built home. · Are capable of authentic interpretation and variation. · Have a historic background and precedence in the East Bay and Central Valley area. The following sections will address each style, defining those elements that are characteristic. The text and graphics are intended to provide specific direction, guidance and authentic inspiration to the builders and architects as they design today's interpretations of these historic styles. It is not the intent of these guidelines to permit any false front architectural design. Ail sides of the building shall be articulated and consistent with the specific style selected for the residence. II A - 3 Architectural Style Guideli~,es Dublin Ranch Area F North · June 2003 WOOD FASCIA/ SIDING MANUFACTURED WOOD TRIM STUCCO SOFFIT-- ACCENT---I/ BRACKET"--I-/ -SURROUND,:,~:~ I / ~.-~ I- ~LAr T~LE ~ .... ~ ~ ~ --~24'~ ~ t 4:12 ROOF PITCH ~;"' · ' " , ~ . ~ .x, . .............. ..... ~~~r~ ~ STONE BASE CALIFORNIA CRAFTSMAN/BUNGALOW Historical Precedent The Craftsman style was inspired by the English Arts and Crafts Movement of the late i9th century. Of the utmost importance was that all exterior and interior elements received both tasteful and "artful" attention. The movement influenced numerous California architects such as Green and Green, and Bernard Maybeck. The resulting Craftsman style responded with extensive built-in elements and by treating details such as windows or ceilings as if they were furniture. The overall affect was the creation of a natural, warm and livable home. The style is further characterized by the rustic texture of the building materials, broad overhangs with exposed rafter tails at the eaves and trellises over the porches. The Craftsman style evolved in California, inspired by bungalows that were the production home of the time. This type of architecture can be found in classic tree lined neighborhoods throughout California. This unique look promoted hand crafted quality; thus the name Craftsman. H A - 4 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 CALIFORNIA CRAFTSMAN/BUNGALOW (Cont.) Design Characteristics The design characteristics provide the essentials for massing, scale, proportion, building materials, and details in understanding the primary concepts for this style. They are identified as: · Gently pitched roofs · Projecting gable ends and exposed rafters · Wood columns · Porches with supporting stone or brick veneer bases · Siding as an accent on the base and in gable ends Design Requirements The following design requirements and details further define the character for this architectural style. Each plan will be reviewed and approved based on the following criteria. Elements and details which vary or detract from the historical context shall not be accepted. Roof Pitch 4:12 standard or greater Gables 25% opposing and 75% parallel Roof Material Premium grade composition shingle, or concrete tile with a shake texture Overhangs 18" to 30" standard Siding Horizontal wood or cementitious simulated wood siding is used as an accent in coordination with stone veneer or combined stone & brick. All siding and base treatments shall stop at logical locations and shall not end without finishing details. Stucco Finish Stucco finish where used, will be light to medium sand finish. Chimneys Chimneys will be faced with stone or brick veneer. II A - 5 ~ Architeciural Style Guidelines Dublin Ranch Area F North o~ June 2003 CALIFORNIA CRAFTSMAN/BUNGALOW (Cont.) Porches Porches cover the front door area and a partial or full width of the front elevation. Stone or wrapped siding pilasters support wood upper column roof support elements Balconies Where balconies are used, they project out over the building plane and are articulated with wood or cementitious simulated wood detailing. Window Treatments Window surrounds detailed with wood or cementitious simulated wood trim shall be used on all windows. Shutters are occasionally used. Entry The entry and surrounding area are covered and contained by the porch. Doors Entry doors will be simple with rustic detail and/or multi-parted windows with wood or cementitious simulated Wood trim surrounds. Garage Doors Doors shall be the roll-up type with a variety of panel break-ups to correspond with the elements of this style. If the doors have windows they must reflect the appropriate form for this styte. Front Elevation The lines of the roof will be low and simple with wide projecting roofs. Design Details The application of design details will enhance the character and authenticity of this architectural style. Those identified below are encouraged as appropriate design detailing for the Craftsman style. Details for this styte may include: · Applied siding in eaves. · Battered columns/pilasters at porch/entry. · Balustraded porch. [IA - 6 Architectural Style Guidelinex Dublin Ranch Area F North · June 2003 CALIFORNIA CRAFTSMAN/BUNGALOW (Cont.) Color Palette Siding Earth tones ranging from warm greens and browns to tans and ochre yellows. Roofs Composition shingle in shades of warm green or brown. Concrete shake in natural wood tones. Trim In contrast to the primary siding color, although certain shades of brown, green and gray may be used on schemes with a lighter body color. Doors and Shutters Accent colors are rich, earthy shades of green, red, and brown. Brick & Stone Rustic, handmade appearance such as clinker brick found on historic Craftsman homes. Brick colors range from darker reds to browns. Stone may be smooth, rounded 'river rock', field stone or textural, rubble-like in appearance, but must have the appearance of natural stone. JlA - 7 - Architectural Style Guideline; Dublin Ranch Area F North · June 2003 FLAT TILE - SIMULATED DETAILED BRICK SHAKE OR SHINGLE--t, .~ ti WOOD TRIM - / CHIMNEY . ?t',1' ,,~:,~, SURROUNDS .T~":.~ ~,'~;-r;~, [;;~g~.'.,,~¢ ~..~ %: , , ~ ,, ,;~ ~,~ ,,'i,'i~'.,,'.."~i;,.,~,;-:, ~' ,~, , ~ ~, - ~ ..... ~ .... ~ ~.~ ...~ .r~. · "~i~~ ~ ~ · ,,.~ ' _ ....... ~ --. ~; ' AMERICAN COLONIAL ~torical Precedent This classic American style descended direcdy from ~e ~st homes built in the New England colonies in ~e 17th cent. Their beginnings wer¢ ,as small ~d unpretentious as ~e one sto~ saltbox, favoring the cul~es and ~adifio~s of ~c settlements. As living hnctio~s became more defined and prosperity increased, so did the need for ad~tional space. Second stohes with overh~gs, dormers and gabled roof forms became favored solutions, evolving into classic elements of ~is ~a~tion~ American style. Later, wings of sm~[er continuous gable fores were added to each side of the house, becoming a l.~ting ch~acterisfic. Wood shutters and white picket fences became the finis~ng deta~s for an o~e~ise simple ~d ~nctional form. With the influence of Greek Revival styles in the 19th centu~, the American Colonial style evolved into a more decorative fo~ ~own as Colonial Revival Bo~owing classic elements from Greek styles, the simple Colonial cen~al front do~er window evolved into a stand.d, pro~nent roof element or decorative pediment entry form; a portico. The portico was supported by massive classic columns, raising ~e levet sophistication of ~is style. H A - 8 Architectural Style Guidelines' Dublin Ranch Area F North · June 2003 AMERICAN COLONIAL (Cont.) Design Characteristics The design characteristics provide the essentials for massing, scale, proportion, building materials, and details in understanding the primary concepts for this style. They are identified as: · Primarily two story roof dements. · Secondary one story roof elements at entry or wings. · Symmetrical facade. · Fully wrapped siding. · Traditional door and window surrounds. · Predominantly gabled roof forms, Design Requirements The following design requirements and details further define the character for this architectural styte. Each plan will be reviewed and approved based on the following criteria. Elements and details which vary or detract from the historical context shall not be 'accepted. Roof Pitch 6:12 to $:12 standard. Roof Material Flat concrete or prermum grade composition shingIe or shake. Overhangs 12" to 24" standard. Siding Fully wrapped wood or cementitious simulated wood siding shall be used on all elevations. Ali siding and base treatments shall stop at logical locations and shall not end without finishing details. Brick Only brick may be used 'alone or as an accent with siding. Stucco Finish Not Permitted. Chimneys Chimneys will be faced with brick veneer or fully wrapped with wood siding. Architectural Style Guidelines' Dublin Ranch Area F North · June 2003 AMERICAN COLONIAL (Cont.) Porches Porches may vary in size; either just around the area of the entry or the full width of the elevation. Balconies May be used on Colonial Revival elevation. Decorative wood railing in appropriate style and proportion for the elevation. Window Treatments Window surrounds detailed with wood or cementitious simulated wood trim shall occur on ali windows. Dormered windows may be used. Shutters will be used widely beyond the front elevation on the simple Colonial form. Entry The Colonial entry will be covered by a pedimented entry form supported by squared columns or posts. Colonial Revival entry is covered by a one or two story portico supported by rounded/ fluted columns. Simple Colonial forms may be expressed as a simple porch element. Doors Colonial paneled entry doors shall have wood or cementitious simulated wood trim and may be articulated with transom lites or sidelights. Colonial Revival doors may also have fanlights above the door. Garage Doors The doors shall be a roll-up door with a variety of panel break- ups to correspond with the elements of this style. If the doors have windows they must reflect the appropriate form for this style. Design Details The application of design details will enhance the character and authenticity of this architectural style. Those identified below are encouraged as appropriate design detailing for the American Colonial style. Details for the American Colonial style may include: · Decorative wood shutters on most windows. · Decorative broken pediment trim at entry and gable ends. · Decorative Iouvered vents in gable ends. · Traditional paneled doors. H A - JO Architectural Style Guidelines Dublin Ranch Area F North · June 2003 AMERICAN COLONIAL (Cont.) Details for the Colonial Revival form may also include: · Classic rounded/fluted columns at pediment entry or portico. · Brick and/or wood or cementitious simulated wood siding. · Decorative broken pediment trim at entry and gable ends. · Decorative louvered vents in gable ends. · Cornices with dentil trim. · Detailed fi'ont doors with sidelights. Color Palette Siding Color range shall be from tinted whites to light beige, pale tones of yellow, brown, gray, greens and blues with contrasting color on door and shutters, trim, fascia, and posts at porch. Roofs Shades of gray, green, and blue, representing the slate roofs found on traditional East Coast architecture. Concrete shake in natural wood tones. Trim Most often a shade of white, although certain shades of brown, green and gray may be used on schemes with a lighter body color. Doors and Shutters Accented with dark, rich shades of blue, red, green and even some dark gray to near black. With darker siding colors, door and shutters should be the same off-white as the trim color. Brick Various textures and colors are used for this style, with natural shades of red being the most common. Architectural Style Guidelines Dublin Ranch Area F North · June 2003 FLAT TILE- WOOD OR STUCCO --SIMULATED SLATE TRIM SURROUND WOOD OR 8:12 ROOF PITCH WOOD FASCIA/ WROUGHT IRON- ,~ -STUCCO SOFFIT TRIM DETAIL STONE AND/OR ~ EUROPEAN ECLECTIC Historical Precedent The European Cottage is a style that evolved out of medieval Tudor and Norman architecture. This evolving character that eventually resulted in the English and French "Cottage" became extremely popular when the addition of stone and brick veneer details were developed in the 1920' s. Although the cottage is looked upon as small and unpretentious, the style was quickly recognized as one of the most popular in America. Designs for the homes typically reflected the rural setting that they evolved in. Many established older neighborhoods across the United States contain homes with the charm and character of this unpretentious style. Roof pitches for these homes are steeper than traditional homes, and are comprised of gables, hips and half-hip roof forms. The primary material is stucco with heavy use of stone and brick bases, veneers and entry elements. Some of the most recognizable features for this style are the stucco accents in gable end forms and the sculptured swooping walls at the front elevation. H A - 12 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 EUROPEAN ECLECTIC (Cont.) Design Characteristics The design characteristics provide the essentials for massing, scale, proportion, building materials, and details in understanding the primary concepts for this style. They are identified as: · Gentle to. steep roof pitches. · Projecting gable ends. · Exposed rafter tails with tight rake. · Stone and brick as a major accent on wall, tower and veneer base. Design Requirements The following design requirements and details further define the character for this architectural style. Each plan will be reviewed and approved based on the following criteria. Elements and detail which vary or detract from the historical context shall not be accepted. Roof Pitch 4:12 to 8:12 standard. Roof Material Premium grade composition shingle or flat concrete roof tile. Overhangs 12" standard. Stone/Brick Stone and/or brick i.s required on all elevations. Siding Wood or cementitious simulated wood siding may be used as a detail accent or material in gable ends. All siding and base treatments shall stop at logical locations and shall not end without finishing details. Stucco Finish The stucco will be a light to medium sand finish. II A - 13 Architectu/at Style Guidelines Dublin Ranch Area F North · June 2003 EUROPEAN ECLECTIC (Cont.) Chimneys Chimney detailing will include stone or brick veneer below with stucco on the upper half of the stack toward the cap. Porches None Balconies Balconies shall have wood, cementitious simulated wood or wrought iron detailing as an attachment to the building plane. Window Treatments Window surrounds detailed with wood, cementitious simulated wood or stucco trim shall occur on all windows. A variety of shutters may be used. Where used they shall occur beyond the front elevation. Fabric awnings may be used. Entry The entry may be an alcove or tower element or simply a deep recess over an enhanced front door. Stone and/or brick shall be used as an overall accent material on either form. This material shall cover at least 50% of the entry eiement facade. Single bands or small "spotted" areas of accent materials are not permitted. Doors The door shall be simple with wood or cementitious simulated wood surrounds and optional side lites. Garage Doors Doors shall be the roll-up type with a variety of panel break- . ups to correspond with the elements of this style. If the doors have windows they must reflect the appropriate form for this style. Design Details The application of design details WilI enhance the character and authenticity of this architectural style. Those identified below are encouraged as appropriate design detalIing for the European Eclectic style. Details for this style may include: · Decorative window boxes. · Swooping wall at front facade. · Small accent windows with wood, cementitious simulated wood or wrought iron trim detailing. I[ A - I4 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 EUROPEAN ECLECTIC (Cont.) Color Palette Stucco Color range includes soft, light to mid-value hues of beige, tan, yellow, gray and green. Roofs Shades of gray, blue, green, beige and plum to emulate natural slate colors. Trim Defined with soft, tinted whites, in subtle contrast to the body color. Fascia and garage doors may be in the same soft white, or a darker, contrasting color. Doors and Shutters Accents of muted blue, green and red are used for entry doors and shutters. Awnings Solid colored fabric awnings in accent shades of muted blue, green and deep red. Brick & Stone Masonry may be either brick or stone, but must always have a rusticated appearance. Natural stone in varied colors of browns and grays. I[ A - 15 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 FLAT TILE - SIMULATED WOOD TRIM WOOD FASCIN ............ ~ mSURROUND ~ STUCCO SOFFIT SHAKE 4:12 r~u~r MANUFACTURED ~~ ,~ ~ ................... ~ .......... ~:~:.~ ~' SHU~ERS .: '- ' ,' " · " [ , . - GARAGE ~ 2003 W~Lcm~ H~cu Aae~s, luc. MONTEREY Historical Precedent The Monterey style is a combination of the original Spanish Colonial adobe construction methods with the basic two-story New England colonial house. Prior to this innovation in Monterey, all Spanish colonial houses were of single story construction. First built by Thomas Larkin in 1835, this style introduced two story residential construction and shingle roofs to California. This Monterey style and its single story counterpart eventually had a major influence on the development of moderu architecture in the 1930's. The style was popularized by the use of simple building forms. Roofs featured gables or hips with broad overhangs, often with exposed rafter tails. Shutters, balconies, verandas and porches are integral to the Monterey character. Traditionally, the first and second stories had distinctly different cladding materials; respectively siding above with stucco and / or brick veneer base below. II A - 16 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 MONTEREY (Cont.) Design Characteristics The design characteristics provide the essentials for massing, scale, proportion, building materials, and details in understanding the primary concepts for this style. They are required as follows and should be carded to all four building elevations: · Partial or full width balconies, verandas and porches. · Contrasting materials of stucco and siding between first and second floors. · Exposed rafter tails. · Use of a brick veneer as a base for the from elevation, carrying around to the exposed sides. · Window shutters. Design Requirements The following design requirements and details further define the character for this architectural style. Each plan will be reviewed and approved based on the following criteria. Elements and details which vary or detract from.the historical context shall not be accepted. Roof Pitch The 4:12 pitch breaking to 3:12 pitch over front and rear porches or verandas shall be standard. The roof shall consist of one hip roof and one opposing gable element. Roof Material Premium composition shingle or flat concrete tile roof simulating shake (no red or 'S' tile roofs). Overhangs Overhangs shall have tight rakes and extended eaves witt~ exposed rafters. Siding Fully wrapped wood or cemen.titious simulated wood siding will be used to differentiate the first and second floors. Stucco or brick shall be used around the base of the home. Ail siding and base treatments shall stop at logical locations and shall not end without finishing details. Stucco Finish The stucco will have very little texture, smooth ro light sand finish. 1I A - 17 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 MONTEREY (Cont.) Brick May be used as a first story wrapping material and / or accent on wails, chimneys, etc. Chimneys The chimney will be faced with siding or stucco and brick (whichever is used on elevation) with a simple chimney cap. Porches The verandas shall be large and open with wood or cementitious simulated wood detailing. Balconies The balconies shall be an integral part of the front elevation, spanning most of the building width with the traditional cantilevered massing. They may also occur on the rear elevation Window Treatments Window surrounds detailed with wood or cementitious simulated wood trim shall occur on all windows. Shutters shall be used as accents. Entry " The entry will be recessed and under the cover of the front balcony. Doors The entry dOors will be typically simple with wood or cementitious simulated wood trim surrounds. Garage Doors Garage doors shall be the roil-up type with a variety of panel break-ups to correspond with the elements of ttfis style. If the doors have windows they must reflect the appropriate form for this style. II A - I8 Architectural Style Guideline~s' Dublin Ranch Area F North · June 2003 MONTEREY (Cont..) Design Details The application of design details will enhance the character and authenticity of this architectural style. Those identified below are encouraged as appropriate design detailing for the Monterey style. Details for this style may include: · FrenCh Doors opening onto balcony. · Wood picket balcony railings. · Exposed ra~ter tails. Color Palette Siding The range of color shall be from white to beige and light earth tones. The siding will be painted the same color as the stucco (where applicable) with the material change providing the contrast. Roofs Composition shingle in shades of gray or terracotta to brown. Flat concrete tile or simulated shake. Trim White to beige or darker tones in contrast to lighter body color. Doors and Shutters Accent colors will be deep jewel tones of red, green and blue. Awnings Solid colored fabric awnings in deep jewel tones of red, green and blue. Brick Natural 15rick colors range from darker reds to brown. HA - 19 Architectural Style Guideline,s' Dublin Ranch Area F North , June 2003 s'rONE oR WOOD t~u VER'r~CAL BRICK CHtMNE¥--[ WOOD FASCIA--I' l'-- SURROUNDS ~"WOOD SIDING II SIMULATED ~ _~ /~1 .,a... .. ' ~ : ..... ¢"Y , .,., ,~ ',~ * ~ '.~.d ,.,.,:.: .:'~ ",~'"'I~ © 2003 WILLLa, M HEZ~L~IALCH ARCHITECTS, INC, CALIFORNIA RANCH STYLE Historical Precedent In the late 1800' s, cattle raising was the principal occupation in California. The Ranch house was the primary focus of the enormous ranches developed by the early Californians. Representing one of California' s tree vernacular styles, the Ranch house evolved naturally from native materials and considerations of climate and lifestyle. The primary building materials were adobe, tile roofs and wood detailing. In the later years of its evolution, the Ranch house was adapted to also include shingles for roofs, board and batten siding and other colonial features introduced in Monterey. Plans were typically organized around a courtyard, which became one of the primary living spaces. The houses were generally simple and straight forward while using thick adobe walls, gabled roofs and an occasional hipped roof. In the mid-1930's Cliff May, a designer, began adapting the ranch house design, and layout to the needs of family Iiving. His design considerations maintained much of the authentic character of the early "ranchos", but started using contemporary materials. It initiated the current acceptance of the informal open room plan and the strong relationship between indoor and outdoor living. H A - 20 Architectural S~.le Guidelides Dublin Ranch Area F North · dune 2003 CALIFORNIA RANCH STYLE (Cont.) Design Characteristics The design characteristics provide the essentials for massing, scale, proportion, building materials, and details in understanding the primary concepts for this style. They are identified as: · Overall horizontal form. · Wood or cementitious simulated wood siding including clapboard or b'oard and batten. · Gentle roof pitches - gable and hip. Design Requirements The following design requirements and details further define the character for this architectural style. Each style will be reviewed and approved based on the following criteria. Elements-and de~ails which vary or detract from the historical context shall not be accepted. Roof Pitch 4:12 maximum standard, low pitch gable and hip. Roof Material Premium grade composition shingle or concrete tile with a shake texture. Overhangs 12" to 24" standard. Wide projecting eaves with exposed rafters and/or fascia boards. Siding Fully wrapped wood or cementitious simulated wood siding (including vertical board and batten or clapboards), or accented with minor stone or brick elements. All siding and base treatments shall stop at logical locations and shall not end without finishing details. Stone/Brick Stone or Brick may be used in combination with siding. Stucco Finish Not permitted. Chimneys Chimneys will be faced with stone or brick (same as faqade accent material). H A - 21 Architectural Style Guidelines Dublit~ Ranch Area F North' · June 2003 CALIFORNIA RANCH STYLE (Cont.) Porches Provides covered entry; often roofed or trellised and supported by simple wood post and beam construction. Partial or full width of living area elevation. Window Treatments Window surrounds detailed with wood or cementitious simulated wood trim shall occur on all windows. Multi-paned windows in varying sizes and types, sometimes configured in horizontal bands. Entry The entry and surrounding will be covered by the front porch. Doors Front door shall be paneled or cross pattern with or without windows in upper half. Garage Door The doors shall be a roll-up type with a variety of panel breakups to correspond with the elements of this style. If the doors have windows they must reflect the appropriate form for this style. Design Details The application of design details will enhance the character and authenticity of each architectural style. Those identified below are encouraged as appropriate design detailing for the California Ranch style. Details for this style may include: · Exposed rafters. · Vertical or horizontal wood or cementitious simulated wood siding. · Wood porch railing with crossed rail. or vertical picket details. H A - 22 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 CALIFORNIA RANCH STYLE (Cont.) Color Palette Siding Color range shall be from tinted, whites to light beige, pale tones of yellow, brown, gray, greens and blues. Stucco Not permitted. Roofs Premium grade composition shingle in shades of gray, brown and green. Concrete shake in natural wood tones. Trim Defined with soft. white to light beige or dark browns or greens in contrast to the body color. Fascia, porch columns/posts and garage doors may be in the same soft white, or the darker, contrasting color. Doors and Shutters Accents of muted blue, green and red are used for entry doors and shutters in contrast to siding. ., Brick & Stone Masonry may be either brick or stone, but must always have a somewhat rustic appearance. Brick in reds, gray and brown tones. Various textures and colors of stone are used for this Style HA - 23 Architectural Style Guidelines DubIbz Ranch Area F North · June 2003 ...-. HORIZONTAL ~ WOOD TRIM · WOOD__FASCIA] ! WOODSIDING SURROUNDS BRICK :Y . .~',.,~~ AND B~M/ RAIL DETAIL*~ ~ 2003 W~[UaM H~CH ~C~m, lUC. AMERICAN FARMHOUSE Historical Precedent The American Farmhouse represents a practical and picturesque country house. Its beginnings are traced to both Colonial and Cape Cod styles begun in New England. As the American Frontier moved westward, the American Farmhouse style evolved according to availability of materials and technological advancements, such as balloon framing, Predominant features of the style are large wrapping ;front porches with a variety of wood columns and railings. Two story massing, dormers and symmetrical elevations occur most often on the New England Farmhouse variations. The asymmetrical, casual cottage took, with a more decorated appearance, is typical of the Midwest American Farmhouse. Roof ornamentation is a characteristic detail consisting of cupolas, weather vanes and dovecotes. Design Ciaaracteristics The design characteristics provide the essentials for massing, scale, proportion, building materials, and details in understanding the primary concepts for this style. They are identified as: · One and two story massing · Large front porches · Predominantly gabled roof with hip roofs · Wood or cementitious simulated wood siding · Wood shutters and substantial wood or cementitious simulated wood window trim II A - 24 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 AMERICAN FARMHOUSE (Cont.) Design Requirements The following design requirements and details further define the character for this architectural style. Each style will be reviewed and approved based on the following criteria. Elements and details which vary or detract from the historical context shall not be accepted. Roof Pitch 4:12 to 6:t2 standard. This style will have one and two stow massing with simple gabled roofs and some side hip roofs occurring at the first floor porch. Roof Material Premium grade composition shingle or concrete tile with a shake texture. Overhangs 12" to 24" standard. Siding Wrapped siding shall be the predominant material used on all elevations. All siding and base treatments shall stop at togical locations and shall not end without finishing details. Chimneys Chimneys shall be faced with stone or brick with a simple cap. Stucco Finish To be used as a minor accent only. Smooth to light sand finish. Brick & Stone Appropriate for use on chimneys and enhancement of wails. Balconies None. Porches Front porches are required on the front elevation and encouraged to wrap to the side on corner plotted homes. Window Treatments Window surrounds detailed with wood or cementitious simulated wood trim shall be used on all windows. Shutters will be used extensively on all elevations. Pot shelves will be used on primary accent windows. Entry The entry shall be covered with a front porch. TI A - 25 ArchitecturaI Style Guidelines Dublin Ranch Area F North · June 2003 AMERICAN FARMHOUSE (Cont.) DooF$ The front doors shall be paneled with lites in upper half or with sidelights Garage Doors The doors shall be a roll-up type with a variety of panel breakups to correspond with the elements of th.ts style, l'f the doors have windows they must reflect the appropriate form for this style. Design Details The application of design details will enhance the character and authenticity of this architectural style. Those identified below are encouraged as appropriate design detailing for the American .~ Farmhouse style. · Embellished porch railing with shaped wood columns and balustrades or pickets. · Corbels or barge board trim in gable ends. · Pot shelves under primary accent windows. · Cupolas, weather vanes or dovecotes as character details. Color Palette Siding White to tan or beige, light shade of yellow or muted greens, blues and grays. Roofs Premium grade composition shingle in grays and browns. Concrete shake in natural wood tones. Trim White to light beige or muted tones of browns, greens and grays in contrast to lighter body color. Door & Shutters Accent colors will be dark tones of red, blue green., gray and btack. Brick Various textures and colors of brick, primarily red. H A -26 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 WOOD SIDING-- MANUFACTURED FLAT TILE - SIMIJ LATED SHUTTERS -- --- SHINGLE OR SHAKE AND DETAIL TRiM ~,, ,,~.~-~- , ~ EAST COAST.TRADITIONAL Historical Precedent The East Coast Traditional style evolved in the early twentieth century being influenced by American Colonial styles as formal as Georgian Revival and those as simple and functional as Cape Cod, New England Colonial and Farmhouse. With respect to East Coast traditions and regional culture, the Colonial Revival vocabulary of white-painted columns, clapboards and shuttered windows were combined with the less symmetrical, unpretentious massing and functional forms of the Cape Cod and farmhouse. Combined one and two story massing with single story wings, gabled roofs with dormered windows, or occasional saltbox roof forms were favored solutions, later becoming classic forms of the traditional style. These inspirations yielded a truly American inspired architecture for a more relaxed, yet still dignified style that would become the new American dream. The characteristic elements and details of this style further demonstrate the blend of American Colonial influences. Use of brick and/or wood siding with somewhat formal character elements and generous trim above the doors and windows is typical. Some of these character details include dormered windows, wood shutters, rounded or squared columns at. Porch or entry statement and decorative broken pediment trim and painted wood vents in gables. I1 A - 27 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 EAST COAST TRADITIONAL (Cont.) Design Characteristics The design characteristics provide the essentials for massing, scale, proportion, building materials, and details in understanding the primary concepts for this style. They are identified as: · One and/or two story roof elements. · Predominantly gabled roof forms. · Fully wrapped siding. · Covered entry; by upper balcony, portico or porch. · Traditional door and window surrounds. · Classic colunms or trim elements. Design Requirements The following design requirements and details further define the character for this architectural style. Each plan will be reviewed and approved based on the following criteria. Elements and details which, vary or detract from the historical context shall not be accepted. Roof Pitch 5:12 to 8:12 standard. Roof Materlal Flat concrete or composition shingle. Overhangs 12" to 24" standard. Siding Wrapped siding will be the predominant material used on all eleVations. Brick may be used as an accent material in combination with siding. All siding and base treatments shall stop at logical locations and shall not end without finishing details. Stucco Finish None. Chimneys Chimneys will be faced with brick. Porches A porch or portico shall cover the entry. May vary in size as a partial or full width of the elevation. [1A - 28 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 EAST COAST TRADITIONAL (Cont.) Balconies Balconies may be used on second story elevations. Decorative columns, rails and posts shall be wood. Window Treatments Window surrounds detailed with enhanced wood or cementitious simulated wood trim shall occur on ali windows. Shutters if present, shall be used widely beyond the front elevation. Dormered windows are encouraged for this style. Entry The entry will be covered and articulated with sidelights. Doors Paneled entry doors with or without lites will have substantial surrounding wood or cementitious simulated wood trim. Garage Doors The doors shall' be a roll-up type with a variety of panel break- ups to correspond with the elements of this style. If the doors have windows they must reflect the appropriate form for this style. Front Elevation The lines of the roof will have gentle pitches and simple gables. Design Details The application of design details will enhance the character and authenticity of this architectural style. Those identified below are encouraged as appropriate design detailing for the East Coast Traditional style. D~tails for the East Coast Traditional style may include: · Rounded or squared columns at porch or portico. · Decorative broken pediment trim at entry and gable ends. · Decorative louvered vents in gable ends. ti A - 29 Architectural Style Guidelines Dublin Ranch Area F North · June 2003 EAST COAST TRADITIONAL (Cont.) Color Palette Siding Color range shall be from tinted whites to light beige, pale tones of yellow, brown, gray, greens and blues. Roofs Shades of gray, green, and blue, representing the slate roofs found on traditional East Coast architecture. Concrete shake in natural wood tones. Trim Most often a shade of white, although certain shades of brown, green and gray are used on schemes with a lighter body color. Doors and Shutters Accented with dark, rich shades of blue, red, ~een and even some dark gray to near black. With darker siding colors, door and shutters should be the same off-white as the trim color. Brick Various textures and colors are used for this style, with natural shades of red being the most common. II A - 30 Architectural Style Guidelines