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HomeMy WebLinkAbout8.1 Attch 2-ExhA OrdPDRezoneNielsenProp ORDINANCE NO. XX -10 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A PLANNED DEVELOPMENT REZONE WITH A RELATED STAGE 1 DEVELOPMENT PLAN AMENDMENT AND STAGE 2 DEVELOPMENT PLAN FOR THE NIELSEN PROPERTY RESIDENTIAL PROJECT (6407 TASSAJARA ROAD - APN 985-0002-009-02) PA 07-057 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. The Nielsen Property project site is located at 6407 Tassajara Road. Through Ordinance 15-02, the City Council adopted PD-Planned Development zoning and a related Stage 1 Development Plan which, among other approvals, allowed the existing rural residential uses to continue on the Nielsen Property. B. The Nielsen Property Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, as proposed, would permit the future development of up to 36 units on the project site. The Stage 2 Development Plan establishes the permitted, conditionally permitted, and accessory uses, site plan, site area and maximum proposed densities, maximum numbers of residential units by type, development regulations, architectural standards, and preliminary landscape plan for the 36-unit development. C. The Planning Commission recommended adoption of the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan through Resolution XXX following a properly noticed public hearing on April 27, 2010. D. The City Council considered the Planning Commission recommendation at a properly noticed public hearing on , 2010 at which time all interested parties had the opportunity to be heard. The City Council considered the adopted Supplemental Environmental Impact Report and prior environmental documents, and all above referenced reports, recommendations and testimony to evaluate the Project, including the PD zoning. Section 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Nielsen Property Planned Development Zoning, including the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 in that the development plan contains a desirable use of land that complements surrounding land uses, in particular that provides additional residential units in close proximity to existing residential uses to the north of the project site and continues the concentration of residential development along the Tassajara Road corridor. EXHIBIT A TO ATTACHMENT 2 2. The a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project will implement the type and scale of development envisioned along Tassajara Road in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area. It will provide attractive and interesting development and will provide pedestrian and bicycle connectivity along the Tassajara Road frontage of the project site. The cellular phone facilities that currently exist on the property are expected to remain although their location may be adjusted slightly to accommodate the new homes. Any new location will need to be approved through the Site Development Review process and is not approved in this Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project will implement the type and scale of development envisioned along Tassajara Road in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area. It will provide pedestrian and bicycle connectivity along the Tassajara Road frontage of the project site, which already exists both north and south of the project site. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed in that the project has been designed in a manner where the 34 lots are arranged on two cul-de-sacs to work with the natural grade of the hilly site and the plan utilizes terraces and stepping the houses up the slope. Lots have been designed to fit the topography of the site by stepping up the slope and to reduce the need for exterior retaining walls. The Stage 2 Development Plan will implement all project- specific mitigation measures and previously adopted CEQA mitigation measures related to potential environmental impacts associated with development of the site. 3. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare because the Project will comply with all applicable development regulations and standards and will implement all mitigation measures in the Project Final Supplemental Environmental Impact Report and all applicable mitigation measures in the prior EIR. 4. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan is consistent with the Dublin Genera/ Plan and Eastern Dublin Specific Plan in that on , 2010 the City Council adopted Resolution No. -10, approving an amendment to the Dublin General Plan and Eastern Dublin Specific Plan to permit the development of up to 36 single family homes on the Nielsen Property and reducing the width of on-site streets. 2 Once the amendments were approved, the project became consistent with both the General Plan and the Eastern Dublin Specific Plan. C. Pursuant to the California Environmental Quality Act, on , 2010 the City Council adopted Resolution No. -10 certifying the FSEIR for the project and adopting a Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program for the Nielsen Property Residential Project. D. All of the above referenced resolutions and ordinances are incorporated herein by reference and available for review at City Hall during normal business hours. Section 3. ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amended to rezone the following property ("the Property") to a PD-Planned Development d istrict: 10.9 gross acres at 6407 Tassajara Road; APN 985-0002-009-02. A map of the rezoning area is shown below: s~P`pur~c`~ G~r.~gACDACptJN"~ w.wnx,roAyA~ og~ 9 Jl~i DUBLIN RANCH ORIVE = DDBLIN =g 6 C KHAAT AEE! BO ~ I-580 9 PLF.ASANTON 3 Section 4. STAGE 1 DEVELOPMENT PLAN AMENDMENT The Stage 1 Development Plan is amended by changing the zoning from PD-Planned Development (Rural Residential/Agricultural) to PD-Planned Development (Single Family Residential). ' Section 5. STAGE 2 DEVELOPMENT PLAN APPROVAL The regulations for the use, development, improvement, and maintenance of the subject property are set forth in the following Stage 2 Development Plan, which is hereby approved. The Stage 2 Development Plan permits the development of up to 36 single family homes, pursuant to approval of Site Development Review. Any amendments to the approved Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code. The Stage 2 Development Plan consists of the items and plans identified below. 1. Statement of compatibility with Stage 1 Development Plan The project proposal includes an amendment to the existing Stage 1 Development Plan that was approved by the City Council in October 2002 via Ordinance 15-02. The Stage 1 Development Plan that was approved at that time allowed for the continued use of the Nielsen Property as a rural residence. This amendment to the Stage 1 Development Plan would allow the development of up to 36 residential units on the property. Once the amendment is approved through the adoption of this ordinance, the Stage 2 Development Plan will be compatible with the Stage 1 Development Plan (as amended). 2. Statement of uses. The Permitted, Conditionally Permitted, Accessory, and Temporarily Permitted land uses allowed under the Nielsen Property Planned Development zoning district include, but are not limited to, the following: Permitted Uses: Animal Keeping - Residential Cellular Towers and related communications facilities (except on a residential lot with a private residence) Community Care Facility - Small Home Occupation in accordance with Chapter 8.64 (Home Occupations Regulations) of the Dublin Zoning Ordinance Community clubhouse or similar facility (pool, spa, fitness room, event area for small gatherings, kitchen, etc) Second Unit in accordance with Chapter 8.80 (Second Units Regulations) of the Dublin Zoning Ordinance Single-family dwelling Family Day Care Home - Small Open Space Water Quality and Retention facility Other uses similar and related to the uses above as determined by the Community Development Director 4 Conditional Uses: Bed and Breakfast Inn Family Day Care Home - Large in accordance with Chapter 8.66 (Large Family Day Care Homes) of the Dublin Zoning Ordinance Accessorv Uses: All Accessory Uses should be in accordance with Chapter 8.40 (Accessory Structures and Uses Regulations) of the Dublin Zoning Ordinance TemporaN Uses: Temporary Construction Trailer in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance. Tract and Sales Office/Model Home Complex in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance 3. Stage 2 Site Plan The Stage 2 Development Plan is shown below and is also included as Sheet PD2-1 in the Project Plan Set, dated received April 9, 2010, on file at the Community Development Department. The site plan illustrates potential building envelopes. ~'y~N.l MMC9 Dq1Vy ` ~ SILVcRq RANCH fPFEIF%ER RANCHI MEDIUM DENSRY RESIDEMIAL i = -r.~--=- , ~r „ ~ - ~ , . , jll % , i ; _ . 'I ' I .!l~ 1~ " ' ~ ~~-1~°r,;. .t. n ' - ~ - ~ ; ~ i` I ; E`Il ~ ~ p~I~~_____'•___ L__ ~__=l i_ ~ 1 I ~ /!i I z1 ~ ~ ~ -1__' 31 n 1 ~ ~ I ~ 1j p 11 11 1 I QVAP.RY LAryF SCHGOL IAR,4G MEDIVM DE;I%fY RE5ICEML1L/ftRA ~ I 4. Site area, proposed densities. Land Use Designation Site Gross Site Net Number of Gross Net Density Acres Acres Units Densit Single Family Residential 10.9 10.0 36 3.3 du 3.6 du 0.9 to 6.0 units er ross acre 5 5. Development Regulations. The Development Regulations for the future development of the Nielsen Property are included below. Site Development Standards munum treet on age ot i t Maxmtum Lot Covera e mha u oo t Other axunixm Buildine ei t 35 Maxunum tones 2 munum ront et ac s 7ivin ace o~ or con i(Y 19, ront acm ara Living Space over orward Garage 50% or less of the secon story living area above garage may extend past recessed first munum i e et ac s 1 Stor Livin ace Gara e' u ex s are ot line) + to 'vin ace bk~j Corner r ot Livin S ace to Shreet Side PL ''0 1 -sto , 1'sin e-sto element orc or con in.unum eaz et ac s^ ' ivutg pace arage min. (20' min. when rear yard is adjacent tn another residence- ific ot et ac e uirements ots - et ac ' e om assa' ra oa ots 4-9 min were remove en 5UTe-tTa-cT- Lots 10- min Lots 1 - min ots 21- min ots 25- g enve ope will en yon top o o s min om rear property line Other e uuements Nhnnnum sa e ar Downhill lots on sloped terrain 12' min flat yard if achievable iE not 350 S.F. flat deck, balcony or front courtyard with a min dimension of 8' 500 S.F. flat area with a min. d'vnension of 12'. aaunum ncroac menis c ear on one si e ar Accesso tructams Set ac s c ccesso tructure e wrements Lots 15-?MU ithin 20' of rirn buildin structure. ots 25- ust t withm e esignate ' g Farkin& aces e uue er ome covere an est orner ot nangu ate isi ' ty asement om ace ointersechng streetcur (9) fines 6 Notes for Site Development Standards (A) Setbacks are measured from the property line. (B) Encroachments: Items such as, but not limited to, roof overhangs, air conditioning condensers, entry stairs, exterior building stairs, on-grade stairs and approaches, porches, chimneys, bay windows and media centers may encroach up to two feet or more into the required setback provided there is a minimum of 36 inches of unrestricted access on one side of the building. Air conditioning nnits cannot be placed in the front yard. All uHlities are to be screened from public view via walls, enclosures, roof placement, etc. (C) Setbacks for accessory struclures shall be in accordance with Chapter 8.40 (Accessory Structures) of the Dublin Municipal Code, Accessory Structures or as idenfified in these development slandards and PD Rezone. Noise generating uses such as pool and spa equipment shall be acoustically screened or located outside the setback area. (D) Accessory Structures as deftned in Section 8.08 of the Dublin Municipal Code and covered pafios are allowed an additional five percent of coverage when located in the rear or side yard of the house, or in accordance with Secfion 7.28.290 of the Dublin Municipal Code. This percentage may increase if the building footprint coverage is not at the maximum percentage allowed. However, in no event shall the total coverage on a lot exceed the combined "Building FootprinY" and "Other" coverage. 1. Maximum lot coverage regulations are intended to establish maximum lot area that may be covered with buildings and structures. Building and structures include all land covered by principal buildings, garages and carports, permitted accessory structures, covered decks and gazebos, and other enclosed and covered areas; but not standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, and paved areas such as walkways, driveways, palios, exterior stairs, uncovered parking areas or roads. 2. Subject to Building Code requirements for access. 3. Where 50 percent or more of the elevaHon of a home is a single-story element, the setback for the single-story and two-story elemenls of that elevation shall be considered as that for a single-story building. 4. Swing-in garages are prohibited on lots less than 55 feet wide. 5. Retaining wa1Ls up to six feet high may be used to create a level usable area. Retaining walls in excess of four feet to create useable area are subject to review and appmval of the Community Development Director. Walls over 30 inches in height are subject to safety criteria as determined by the Building Official. 6. Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to building overhang to be 36-inch minimum or as required by current City Building Code Standards. 7. At cul-de-sac bulbs or knuckles where lot depths are less than the standard lot depth, minimum rear yard setback requirements may be reduced by an amount equal to lot depth minus the actual depth of the lot (i.e.100'-90' _ 10'). In no case will the rear yard setback be reduced to Less than 12 feet 8. Curbside parking may be counted toward the required number of guest spaces. Tandem garage parking is permitted for non-reguired spaces. 9. Minunum 30-foot triangulated visibility easement on front and side streets measured along the face of intersecting street curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See diagrams on following pages) 10. Where a minimum five-foot wide HOA landscape parcel lies between a lot or cluster and an adjacent street, the adjacent lots or cluster shall be considered an interior lot for setback requirements. 11. Usable yard area may be provided in more than one location within a lot with a minimum 150-square foot yard, deck, patio, courtyard, or similar area. 12 If a secondary unit is present on the lot, one additional uncovered pazking space will be required and can be provided in the driveway. 13. Refer to the Setback and Lot Coverage Exhibit (11D2-8) for specific setback dimensions for each lot. 14. A minimum 3' clear pathway shall be maintained on one side of the house at all times. 7 6. Architectural Standards. The Architectural Standards for the future development of the Nielsen Property are included below. Architectural Criteria, Guidelines, and Styles CONCEPT The purpose of these Architectural Criteria and Guidelines is to provide design and style direction to the homebuilder of the Nielsen Property. The Guidelines ensure attractive design and high quality construction for the project will be done. The Criteria and Guidelines are not designed to be overly resfrictive or limiting, but instead to foster a livable environment that is enjoyabie and interesting. BASIC PRINCIPLES Regardless of the architectural style, a home's design is comprised of many components including building mass and articulafion, roof form, faqade design, living areas and garages, and detailed architectural elements. These components, when designed appropriately, provide a unified yet varied neighborhood. The following Design Criteria and Guidelines are provided to ensure that high quality architecture is built utilizing authentic architectural styles and elements. Roof forms, materials and building massing shall be used to establish a recognizable style. In addition, detail elements may be used to enhance the character of a style. The appropriate scale and praportion of architectural elements and the selection of details should be used to provide authenticity of each style. NEIGHBORHOOD DESIGN General Design Pazameters Given the topographic variation within the project area and the premium location of the site, the Nielsen Property is expected to be developed with semi-custom homes. Seau-custom homes would be production floor plans with provision made for customized placement ar addition of windows, porches, balconies, and ather architectural elements to respond to specific site situations, including topography and views. 5emi-custom hoines shall conform to design requirements outlined below. Neighborhood Plotting and Massing It is unportant to create an attractive, diverse, and livable streetscape within the neighborhood. hi addition to home massing and design and garage placement, this can be achieved by home placement end orientation. 8 The entry and detailing of the front faq;ade should be the prunazy emphasis of the front elevation, rather than the gazage. Elements such as porches, trellises, living spaces ar courtyards should project forwazd of the garage. Entries of primary units should be visibie from the street. Architectural Plan and Style Mix The Project shall provide a min;mum of three different floor plans. Each floor plan shall be designed and built with roof and elevation treatments representing a minirnum of three different, architectural styles. Three color schemes are required per elevation. Corner Lot Homes A different elevation should be created for corner lot homes, or an interior lot plan can be enhanced with addiHonal azchitectural elements, details, or materials on the corner side of the house that match those an the front elevation. Elements to consider on corner lot homes include: • Entries placed on the side/corner elevaHon. • A porch or projecting side gable that wraps the front and side of the house. • Broad range of roof forms, and the use of dormers if appropriate to the style. • Varied building massing. • Enhanced detailing and materials. • The building wall adjacent to the exterior side yard is as short as prachical. Interior Conditions Interiar Lots should aim to have aztictdation so the side and reaz yards do not have a canyon affect. Box houses are not acceptable. In arder to not create these situations the following solutions aze provided but aze not meant to be lvnited to these soluHons: • Recess the second story in the reaz of the building and on the sides of the buildinQ • Provide plans that use azHculation and do not utilize the entire lot setbacks in width and depth. SLOPE CONSIDERATIONS Grading Sloped Conditions The Nielsen Property should be designed to respond to the opportunities offered by the sloping topography. Due to this, the lots should be stepped as a series of terraces rather than grading a large flat azea. The existing landform should be followed when possible with grading to step np or down the slope. Walls or slopes may be used to take up slope within the development. Plotting on Cross Slope Conditions On slreet slopes greater than 4% the garage shall be plotted on the high side of the lot. Buildings shouid be designed to take advantage of sloped conditions anci max'vnize the views. 9 Rear Yard Slope Conditions When buildings have rear yards sloping uphill, reaz elevations on the second story should be stepped back to open up the reaz yazd and avoid a"canyon-like" effect. On downhill sloping yazds, reaz elevations should be stepped back to be more visually appealing from off-site. Refer to other sections herein for additional direction. SECONDARY DWELLING LINITS Second dwelling units are permitted and must be an integral and complimentary part of the main unit. Regardless of location, the secondazy unit shall match the style and appeazance of the prunazy unit. The dasign of the secondary dwe.lling unit shall follow the City's Zonulg Ordinance with the following requirements and exceptions: • Allowed on lots of 5,000 square feet ar greater. • Sized at a m;n;mum of 275 square feet and a maximum of 1,000 squaze feet. The second unit shall not exceed 35% of the total floor azea of the prunazy single family residence. • Only one second dwelling unit pernutted per lot. • One additional off-street pazking space will be required; tandem or uncovered spaces permitted. • The semndazy unit shall be inmrporated as an integral and seamless mmponent of the primary unit and/or the primary unit's garage, if a detached gazage is provided. DUPLEX UNTI'S Duplex dwelling units are permitted within the project area if utilized towazds fulfilling theproject's Inclusionary Housing requirement. In the design of duplex units for the Nielsen Property, attention shall be paid to the following: • Duplex units shall be designed to match the single-family residential site development standazds, architectural criteria, and styles for the project area. Exceptions include the ability for zero setbacks at attached build'utg side, yard azea (250 sq.ft. mirrimum with a 10' minimum dimension, and lot size and coverage to be detennined at Site Development Review. . Duplex ixruts shall be designed to appear as one cohesive structure (i.e.: azchitectural styling shall be consistent for the entire biulding). • Duplex units are encouraged to be sited on corner lots, with a goal of giving each unit more street frontage. • To facilitate a sense of distinction and ownership, eniries should be sepazated from one another. Entries shazing one path from the street aze not permitted. . To the extent feasible, entries to gazages shotdd be separate and should be visually associated with the front door of the unit served. 10 ARCHITECTURAL DESIGN To develop diversity in neighborhood design and establish individual character for each home, the following elements and criteria have been developeci. These, mmbined with guidelines included under Architectural Styles below, should be used to develop a varied but cohesive aesthetic far die project area. Flements and techniques that create these characteristics include: • Building Mass and Roof Form • Vaziable Elevation Setbacks • Two Story Houses • Single Story Architectural Flements • Garage Location and Design • Fntry Design • Four-Sided Architecture Building Mass and Roof Form The general fonn of the building should be reflective of the azchitectural style of the home. Mass and form can be manipulated to decrease perceived density by avoiding repetitious box-like forms, as well as highlighting entries and de-emphasizing garages to create a more attractive streetscape. Roof forms should also reflect the architectural style of the building. Roof type, pitch and azticulation should vary throughout the neighborhood. Rows of homes viewed from along Tassajara Road and interior streets are perceived by kheir contrast against the sky or the background. To provide diversity and visual interest to the neighborhood and resulting street scene, a variety of building and roof farms are encouraged. When desigtulg the massing, elevatians, and roof form of each structure, the following is recomrnended: • Articulate wall planes to provide interest and scale. • Provide projections and recesses to create light and shadow. • Combine one azid two stary forms to break up massing. • Vazy building mass and roof linas to rn;nirn;ze repetitious forms, flat planes, silhouettes and roof ridge heights. • Provide a aux of different roof forms inclucling front to reaz, side-to-side, gables, and hips. • Use a variety of roof pitch slopes within the project area, with roof pitch being authentic to the azchitectural style referenced in the building elevation. Variable Elevation Setbacks When authentic to an azchitectural style, variable facade setbacks should be provided. The second story shall not completely overlay the first story without the provision of a single story element or mass. To assist in vazying setbacks and front elevation massing, alternative garage locations shottld be incorporated as practical with terrain and split pad constraints. Hcmtes rearing to Tassajaza Road shall incarporate a horizontal or vertical massing break on the rear fa~ade to prohibit a fully max'vnized building envelope along the publicly visible edge. 11 Two Story Houses To reduce the visual impact of a second story home s height; style appropriate elements shall be used. Please see the "Architechual Styles" section of this document for descriptions of specific elements for each style. If appropriate to the architectural style, portions of the second story shall be stepped back from the first floor fa4~ade, or shall incorporate elements (such as projecting balconies, livable areas projecting above a first floor porch, etc.) that create vaziation in the massing of the builcling. These vaziations may include stepping back the builcling mass, prajecting balconies or doruters, etc. Single Story Architectaml Elements When appropriate to the architectural style, single story azchitectural elements shall be used to help create a more human scale and provide interest, while creating variation and enhancing street character. A significant single story element shall be used on at least one plan. These single story architectural elements include: • Interior living spaces that are a single stary in height • Enclosed front patios . Single story garages with no building mass above it (on same front wall plane) • Single story front or wraparotmd porches • Cantilevered second story elements The quality of a neighborhood is enhanced by the uiclusion of a house plan designed specifically for comer lots ar an interior lot plan widi the flexibility to include pop-outs, wrapazound porches or other eiiliancements when plotted on corner lots. Corner homes should have a sigiuficant one-story element (livable area ar porch) on the corner side to reduce the scale of the building along the street frontage. Garage Location and Design To aeate a visually pleasing neighborhood and limit the potential of a repetitive street scene, gazages should be designed utilizing different design and placement techniques such as: • Vazy garage placement on the lot amongst house plans. • Provide a collection of gazage door appeazances. • Incarporate garage ireatments such as parte cocheres and trellises. • Recess doors a min;mtun of 12" behind the gazage wall plane. . Limit driveway curb cuts to 16 feet wide. To the extent prachcal with split pad home designs, gazage placement should be varied witlun the neighborhood, with gazage location varying kom floor plan to floor plan Differing gazage placements can be achieved by alternating front setbacks, incorporating different gazage types, or providing a mixhzre of architectural elements that draw one's eye away from the gazage. Except for on streets with steep slopes plans should be reversed and plotted so the garage and entry are adjacent to eacli other. 12 The number of different garage placements within the project home plans is based upon the type of final unit plans designed. In instances where there aze tcvo split pad plans (one uphill and one downhill) with ar withoixt flat pad units of less tlian 20 units, two (2) different garage placements aze required if 20 or more flat pad units are incorporated into the project, three (3) different garage placements are required. Acceptable gazage placements aze: • Shallow Recessed - To reduce the mass of the gazage, garages should be placed a rn;nirnum of 5 feet behind the living space facade. • Mid-Recessed - These gazages aze typically placed at or near the audpoint of khe home. These garages shall be set a m;n;mum of 10 feet behind from the living space fa~ade. • Deep Kecessed - Deep recessed garages aze located a minimum of 20 feet behind the kont fa4;ade of the home. These garages may be detached or attached to the home. This configuration creates usable outdoor space. • 3Car Tandem - If a three car gazage is offered, the third caz space should be in tandem to the standazd two-caz space to reduce the visual impact of a three caz gazage on the street. Different patterns and colors should be applied to garage doors to give a vaziety of design. The use of windows is encouraged. Incorparating other gazage treatments is suggested to rn;n;m;ze the impact of garage doors along the slreet. Architectural elements can be incorporated in the fa~ade design to minimize the appearance of the garage door and provide human-scaled elements along the street edge. Features that can be use to meet this include: • Trellis over a gazage doar to provide texture and fa~ade relief. • Porte coheres to create a screened parking spaces and outdoor spaces. . Single car garage doors to provide additional articulaHon and light and shadow. ARCHIT'ECTURAL TREATMENTS A min;mwn of three different IIoor plans with three elevations of vazying architectural styles apiece should be provided for the Nielsen Property. The differences in these plans and elevations should be recognizable and provide vaziety to the neighborhood, but the elevations and styles should not clash. Four-sided Architecture Treatments Four sided azchitectural treatments shall be applied to all the houses within the Project. This is especially important to the homes that aze adjacent or visible to Tassajara Road. (Lots 1-9 and Lots 25-28) Architechual treahnents include window surrounds; shutters; detailed air venis, grille work, and other enhanced features. Flements provided shall be authentic to the selected style. Second story and roof elements should be given special attenHon since these will be the most visible from the street. • Materials, mlors, and build'uig azticulation shall be mntinued onto the side and rear elevations to match that of the front elevation. . All material and mlor changes shall occur at an inside mrner or other log}cal transition point such as 13 chimneys, projections, or recesses. • To provide a diverse and attractive neighborhood character, the portion of the rear elevations of homes that back onto Tassajaza Road (Lots 1-9 and 25-28) must include a variety of window treatments and roof projections, as well as a variety of hipped and gabled roofs and azclutectural detailing. . The rear fai;ade shall be broken either horizontally or vertically at a m;n;mum. • Decks and patios provided off of the side or rear elevation shall match in design and style to the front elevaHon. Creation of Form and Relief Recesses and Shadows Recesses, overhangs, and projections are important far creating visual interest of a building form by provicling depth and mass by causing shadows and shade. Architectuial Projections Projeclions on a biuldings fa(;ade should be used to create visual interest and emphasize important aspects of the design such as the entry or major windows. If these projections aze provided in an appropriate manner they can distract from visually displeasing elements such as the gazage or a lazge plain wall. Sfepping Forms Step elevations horizontally and verHcally. Where appropriate to the architectural style chosen, material changes shotild occur at these steps. Entry Sfatement The front entry to the home shall be designed as the focal point to the home. The entry shouid be easily recognized by pedeshians and visitors. Roof Considerations Roof Forms and Materials Roof types andformsshall vary thraughouttheneighborhoodandfromplan toplan Roof forms andchazacteristics shall be mnsistent with the selected Arclutectural Slyle. Hip, gable and shed roof farms, or a combination thereof, may be utilized. The use of dormers and similaz elements aze encouraged to provide interest. Dual Pitch roof forms sixch as Gambrel or Mansard as well as flat roofs shall not be used on the Nielsen Property. If asphalt composite shingles are used they will be 50 yeaz azchitec hual grade. Roof Pitrh A broad range of roof pitches and materials shall also occur within the neighborhood. Principal roof forms 14 should typically have a pitch between 3:12 and 8:12, depending on style. A single roof pitch should be used on opposite sides of a ridge. Rakes and Eaves Rakes and eaves should be selected based on the architectural style. Moderate or extended overhangs aze acceptable if properly designed. Sunilarly, tight fascias may be utilized when appropriate to the style. The designer should ensure that fascia boards, exposed rafters and other roof elements aze substantially sized to avoid looking flimsy or weak. Roof detailing shotdd not appear tacked on; rather it should be integrated with the structure of the roof. Stepped Roofs Given the split-pad arrangement of the project azea, stepped roof forms aze expected to occur on most or all of the houses in the project azea. This stepping of the roof farm should be seen by the designer as an opportunity to express the theme of the house and to provide visual relief and interest. Vertical steps in ridgelines should be substantial enough to create visual impact and to allow for adequate weatherproofing. Overhangs, Porches and Balconies If appropriate to the architectural style, moderate or extended overhangs, porches and balconies are encouraged to provide shade and passive cooling for energy savings. The use of porches and balconies expand outdoor living opporhuuties, create entry statements and provide elevation variety. Covered porches may cliffer in roof pitch than the pr'vnazy structure. Front porches shottld be provided on 33 percent of the homes. Porches should be sized to be usable by the residents. Porches should match in style and material to the selected Architechxral Style of the home. Unit Entry Consideiations Enfry Statement The entry to a home is more than just the front door. The physical form of the &ont pedestrian entry serves several stylistic and psychological functions including: • Identifying and frauiing the front door • Expressing the azchiteciural theme of the home • Acting as an interface between the public and private realms (a "semi-public" outdoor space) Plaeernent and Visibility The entries of the homes on the Nielsen Property should be located so that it is visually apparent the location of the &ont door. Architectural forms and details should be used to deaease the visual impact of the gazage on the streetscape. 15 Incorproration of Roof mid Ardiifectural Features Architectural features that are appropriate to the architectural style of the home should be used. Roof elements, porches, cohimns, although the door might be visible, azchiteciural elements such as roof elements, covered porches, and mliuruts should be used to announce the entry. Fmnt Door Considerations Design The front door is a major part in the style and azclutectural character of the house. The doar should be setback into the building form or mvered by an overhead element. The entire door assembly should be built and designed as a single unit. This includes the framing, the molding, and windows. Materials/Colors Wood is the preferred material for entry doors, but metal entry doors can be used if the have the same character and feel as paneled wood doors.. The different characteristics of wood doors, such as the grain of the wood as weLl as recessed panels contribute to the overall character of the entry. The color of the door may match ar mntrast with the trim of the house, but must contrast substantially with the wall color. i,Ise ofGlass Incorporating glass into the door assembly, whether as panels within the door or side lights, expresses a sense of welcome and hiunan scale (note that transom lights do not acMeve the same effect.) The use of glass in the overall door assembly is encouraged. Residential Address Numbers and Entry Lighting Entries should be well lit for easy recognition and for saEety. Residential address numbers should be prominent and large enough to be read easily kom the street Street address mimbers should be lit at night. Windows Plarcmenf and Organizatiorl In the design of homes for the Nielsen Property, designers should look beyond the practical cansideration of room layout in deter.*i;.ring the placeument of windows. Window placement and organization should be used to contribute positively to the exteriar architectural character of the home and should take into account views available from the individual lot on which the house is to be built. Attention should be paid to windows' relarionship to one another and to the wall and roof planes, creating a mmposition with a sense of order. Although they do not necessazily need to be of a uniform size, shape or type, all windows within one elevation shall appear compatible, visually relating to and complimenting each other. Recessing is encouraged should be used on windows where possible and if authentic to the architectural style. 16 Balconies and Decks Provided they can be successfizlly integrated with the azchitechzral style of the home, the inclusion of balcoxues and decks are encouraged. The inclusion of these elements can be used by designers to break up lazge wall planes and create visual interest while adding human scale to the building. They can also provide desirable outdoar living areas and elevated open space, qualiHes that will be especially desirable for the homes on the Nielsen Property and will have view potential. Balconies and decks may be covered, open, or some combination. They can project from the building or be recessed into the building's mass. Regazdless of type, they shall appear to be an integral element of the building, rather than an afterthought. Any and all details of the balcony and deck, uicluding roof, cohiuins, eaves, soffits, and railing shall be mnsistent with the building style. Special attention should be paid to avoid plotting decks side by side on adjacent homes. Exterior Staiis Exterior stairs may be used to access secondary dwelling units or to connect balconies or decks to other private outdoor spaces. Such stairs should generally conform to the guidelines for balcorues, above, to ensure that the stairs appeaz as an integral and stylistically compatible pazt of the structure. Railings One of the most visible elements of balconies, decks, and external stairs is the railulg. Although extruded alttminum railings aze not permitted, designers of homes for the Nielsen Property may employ a number of railing types including open wrought iron, wood rail, picket or solid. Glass ar plexiglass can be used for railuzgs in situaHons where the views would be reduced with a solid railing. The material and detailing chosen should be in keeping with the architectural style of the home. Posts, Columns and Arches Insubstantial posts ar columns (i.e. metal pipe, wood of less than 6" in diameter, etc.) aze not allowed. Columns may be clad in wood, masonry, stone or siucm and may be squaze, round or rectangular in shape. The width of the colurrut should be appropriate to the material fuush. Attention should be paid to both base and capital detailing of the cohxuul. Arches related to posts or columns may be flat, round or segments of an arch, and may include a soffit, as appropriate to the style. Pergolas, Trellises and Patio Coveis Builder provided pergolas, trellises, paHo covers and other exterior structures should reflect the chazacter, color and materials of the home served. Supports shall adhere to the guidelines far posts, cohuruis and arches, above. Materials for the horizontal elements shall be either wood, polymer wood composite, or the dwelling's roof material. The pitch of the patio roof may be less than that of the home served. Sides of the structure shall not be enclosed except where a wall of the dwelling forms the enclosure. Awnings Canvas awnings of solid accent mlors conformung to the color palette of the referenced style are permitted in mocieration. Metal awnings aze not acceptable. Non-fade high quality materials shall be used for all awnings. Provision for future maintenance of canvas awnings should be considered when contemplating their inclusion. 17 Gutters and Downspouts Gutters exposed to view shall be colored to match fascia material to reduce its visual impact. Likewise, downspouts shall be colored to match the surface that they are attached. Alternatively, they may be fixtished with a false copper patina. Chimneys Chimneys, if used, can serve as major design elements and focal points within a building elevation. This element shotild be constructed with style-appropriate materials as described in the Architeclural Styles section. Attention should be paid to the cap design, as well as any steps, curves or banding on the shaft and capital, as these will have a major visual impact when viewed against the sky or roof. Garage and Garnge Doois Door Materials and Face Design Door materials should be used to reflect the azchiteclural style of the home. The gazage door should not distract the eye oxi the street fa~ade. Texiured and raisecl panels should be used on metal, wood or fiberglass doors as it follows the azchitectural design. Windows within the door face is enmuraged. The garage door colars should complement the color palate for the home without distracting from the elevation. Doors shall not indude excessive decorations that distract from the elevation. All garage doors shall be the "roll-up" type. Recessed Dcwrs Decreasing the visual impact of the garage door may be accomplished in part by extending the face of the wall surrounding the gazage door 6"-12" in front of the door. The increased prominence of the wall around the door, and the shadowing of the door visually de-emphasize the gazage door. Accessory Struclures Any accessory structures shall be located per City of Dublin standazds and site specific standazds found in the Site Development section of this document. All such struchzres shall match in style of the prunary residence or shall be screened &om public view by landscaping. Prefabricated metal or vinyl sheds aze not allowed. Materials High quality materials shall be used throughout the project. No exposed foundations will be allowecl. All materials shall extend to the ground. Materials shall be placed a maximum of two inches from any adjacent concrete and four inches &om the adjacent finished grade if unpervious materials such as stane aze applied. If wood, wood composition, boazd and batten or similar materials aze applied, 6 inches from the adjacent grade will be provided. No foam materials without a solid casing may be used within 6' of grade. When not all elevations aze provided in the azchitectural review package, noirillustrated elevations are expected to follow the mlors and materials that illixstrated on apvroved elevations. FurtherDesign Considerations Trash and recycling receptacles and air conditioners shall be screened from public view. Ulility meters, junction boxes, and other mechanical and utility equipment should be screened from public view when pracical. Attention should be paid to the placement of these items in side yards to ensure that pedestriazl access in emergency situaHons is not mmpromised. They may be located in rear yazds so long as negative impacts on yard use and layout are muumized. At a m;n;mum a clear path of 3' on one side of the house shall be maintained at all times. Antexulae shall be located in the interior of the residence. Exterior compact satellite dishes may be included, provided they are located away from public view to the extent feasible. Fire sprinkler risers shall be located on the interior of the umt or placed per the current fire code. 18 7. Preliminary Landscaping Plan The Preliminary Landscape Plan is shown below and is also included as Sheet PD2-2 in the Project Plan Set, dated received April 9, 2010, on file at the Community Development Department. •_AUJS «END cnnoerMM L._._..__._.._._J RANCH ~.11 no" sdVM NAnCH Dnryg / SILVERA RANCN IPFEIFFER RANCHI O natxrWe 1. MEOIUM DENSRY RESIDEN7IAL I r~ i ~ j O censwwnnriowex i r" . . . . xrort0.cen i I 1 I ~ . . . ~ BUV..I~DPAVPG ' . IAMKCAFEF.SLMfHtlL1E) RFfAMMLNALL jB[ B gnt 1 I T I NO7F: Swl.mderapeGWdelim FaweeeWd Plemvciaeodf¢a. i U o LIN A~c dm~BW^~fl ~ ~ ~ RRA hMWd qlkSimDevelopmw p I , ~ Rmw Slw. Qw < 3Z i ~ ; - _ - ~ ; i ~ ~ o QUARRY IANE SCHOOL (ARAC) i ~ MEDIUM DENSRT RESIDEN7IAL/ftRA I 8. Other information a. Inclusionary Zoning regulations: The specifics of compliance with this ordinance will be determined through an Inclusionary Housing Agreement with the City of Dublin. If the City determines that inclusionary housing is not appropriate on this site, the developer will have the opportunity to pay in lieu fees for the entire requirement. The Stage 2 Development Plan allows an option for two lots (Lots 15 and 20) to be duplexes if the developer chooses to build the affordable units. If the developer pays the in-lieu fee for the entire development, the duplex units will not be constructed on the site. Section 5. RELATION TO PRIOR ORDINANCE. This ordinance supersedes Ord. 15-02 as to the Nielsen Property site only. 19 Section 6. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be governed by the provisions of the closest comparable zoning district (R-1 Single Family Residential Zoning District) except as provided in the Stage 2 Development Plan. Section 7. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the 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, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2010 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 20