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HomeMy WebLinkAbout8.1 Attch 4 GPA Stage1&2Table of Contents Table of Contents Application Forms/Project Reference Planning Application Form Project Reference Vicinity Map Aerial Photograph and Photo Key Site Photographs General Plan/Eastern Dublin Specific Plan Amendment Project Description Existing and Proposed Land Use Comparison General Plan Amendment Eastern Dublin Specific Plan Amendment Stage 1 Planned Development Amendment & Stage 2 Planned Development Rezone Project Description Findings Statement Stage 1 Development Plan Amendment Stage 2 Development Plan Preliminary Landscape Plan Street Sections Ownership and Maintenance Plan Parking Plan Wildfire Management Plan Public Art Plan Setback and Buildable Envelope Plan Preliminary Usable Yard Plan Scenic Corridor and Visually Sensitive Ridgelands: Plan and Sections Scenic Corridor and Visually Sensitive Ridgelands: Image Key Scenic Corridor and Visually Sensitive Ridgelands: Images Land Use and Design Standards Permitted and Conditional Land Uses Residential Site Development Standards Landscape? and Open Space Guidelines Architectural Criteria, Guidelines and Styles Vesting Tentative Map Project Description Notes and Sheet Index Sections and Details Site Utility Plan Grading Plan Grading Sections Erosion Control Details Erosion Control Plan PLEASANTON DUBLIN I-680 ALAMEDA COUNTY CONTRA COSTA COUNTY HACIENDA DRIVE SANTA RITA ROAD HOPYARD ROAD I-580 I-580 DOUGHERTY ROAD EL CHARRO ROAD DUBLIN BOULEVARD ROAD TASSAJARA ROAD CENTRAL DUBLIN RANCH DRIVE FALLON ROAD PARKWAY FALLON ANTONE WAY GRAFTON LOCKHART STREET STREET 1 2 3 4 6 5 Page 1 ?? General Plan/Eastern Dublin Specific Plan Amendment Dublin General Plan and Eastern Dublin Specific Plan Amendment Project Description Introduction The Nielsen Property proposal includes amendments to the General Plan and the Eastern Dublin Specific Plan (GP/SPA), concurrent with a Stage 1 and 2 PD Rezones and Vesting Tentative Map. The 10.9 gross acre parcel was annexed into the city of Dublin in 2003. The project site is located approximately 1.5 miles north of I-580 in the northern portion of Dublin on Tassajara Road. The Project Area is bordered by the Silvera Property to the north, the Lin Property to the east, the Wallis Ranch Property to the west and Quarry Lane School to the south. Tassajara Road, a main arterial street, parallels the western boundary of the property. Reasons for the General Plan and Eastern Dublin Specific Plan Amendment The current General Plan and Eastern Dublin Specific Plan land use designation for the Project Area is Rural Residential/Agricultural. This application requests a redesignation for the Project Area to Low Density Single Family Residential (EDSP) and Single Family Residential (General Plan). The Nielsen Property is within the Eastern Dublin Specific Plan’s Foothill Residential Sub Area Development Area, which calls for developed residential uses. The Nielsen Property will consist of up to 36 single family residential units including 2 duplex units for the provision of affordable housing. This redesignation allows the property to better relate and conform to surrounding residential densities and activities and proposes a land use designation and pattern that is more appropriate to the existing and future conditions of the area. These amendments follow the General Plan and Eastern Dublin Specific Plan policies and goals of locating residential uses along major access routes and arranging land uses in an appropriate pattern that relates to the existing site conditions and environmental constraints. Land Use Plan The following chart indicates the proposed land uses and densities for the project as compared to the current designated land uses in the Eastern Dublin Specific Plan. Proposed densities represent the midpoint range of the land uses. Nielsen Property ?? April 2010 Page 2 ?? General Plan/Eastern Dublin Specific Plan Amendment NIELSEN PROPERTY PROPOSED GENERAL PLAN/EASTERN DUBLIN SPECIFIC PLAN LAND USE EXISITING GENERAL PLAN/EASTERN DUBLIN SPECIFIC PLAN LAND USE Gross Acres Units Gross Density Gross Acres Units Gross Density Rural Residential/Agriculture 0.0 N/A N/A 10.9 1 .01 Single Family Residential 10.9 36 3.3 du 0.0 N/A N/A TOTAL 10.9 36 3.3 du 10.9 1 .01 du Project Benefits The proposed land use revisions will create a neighborhood that is harmonious with existing land uses and their character and design. The project is compatible with existing site conditions and is consistent with the goals and policies of the General Plan and Eastern Dublin Specific Plan. This project will allow the construction of 36 dwelling units increasing the assessed value of the City. The provision of homes within the project area will help facilitate a City-wide balance between jobs and housing. Future residents will strengthen the market for nearby commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan. This in turn will substantially increase sales tax revenue for the City of Dublin. Site Context and Compatibility The Nielsen Property is surrounded by a mix of uses ranging from rural to residential and school uses. Existing uses north of the Nielsen Property within Silvera Ranch consist of medium and medium high density housing. To the west, Wallis Ranch will be built consisting of low, medium and medium-high density housing along with neighborhood parks, open spaces and a semi-public space. To the east is vacant grazing land and to the south is Quarry Lane School, a private K-12 school. The proposed project will be consistent with and enhance these adjacent uses. The proposed uses and site plan for the Nielsen Property will provide continuity with existing and future development along the Tassajara Road. The site plan will adhere to the intent and will meet the goals and policies of the General Plan and Eastern Dublin Specific Plan. The project is designed to be compatible with the surrounding uses in both land use and physical design. Nielsen Property ?? April 2010 Page 3 ?? General Plan/Eastern Dublin Specific Plan Amendment Site Suitability The majority of the land within the Nielsen Property is moderatly sloping with areas that have been graded to provide plateaus for buildings and a horse arena. The site is predominantly not of natural slope and has been engineered to accommodate the existing uses on the site. There are a few areas of the site that have slopes of 30% or greater, many of these areas will remain undeveloped. Development patterns outlined in the General Plan and the Eastern Dublin Specific Plan have generally concentrated higher density uses in the lowlands along Tassajara Creek and Tassajara Road, while the steeper and higher elevation portions of the Eastern Dublin Specific Plan area have been reserved for lower density residential uses. The Nielsen property, located mainly on sloping areas, follows this objective. The project site is physically suitable for the type and intensity of zoning being proposed. The property is covered primarily with non-native grassland vegetation with ornamental plantings around the home site. One heritage tree, a cork oak, exists on the site. The cork oak is not a native species to the area. The lowest elevation of the site is approximately 444 feet above sea level, while the highest elevation is at approximately 570 feet. Preliminary level geologic and geotechnical investigations of the Nielsen Property, undertaken by Berlogar Geotechnical Consultants in July 2007, conclude that the Nielsen Property is suitable for the development intended. The project site is not located within a “Special Studies Zone” for active faults as defined by the State of California (1982) and no fault zones are known to exist on the Nielsen property. Any and all landslides within the development area will be stabilized, removed, or avoided in accordance with design level geotechnical reports. Development in hillside areas is carefully regulated under the Eastern Dublin Specific Plan to ensure that hazardous hillside conditions are avoided or remedied. The Federal Emergency Management Agency (FEMA) FIRM community panel No. 0607050002 B (dated Revised November 1, 2002) and No. 060001 0115C (dated Revised September 17, 1997) maps indicate that no 100-year flood zones are present on the property. A biological study within the project area was undertaken by LSA in December of 2007, and updated in April 2008, while no special status plants or animals were indentified on the property, it was determined that certain rare plant studies and wildlife surveys are necessary prior to site construction. The property does not contain any stream or wetland areas that would potentially be subject to resource agency jurisdiction. Hazardous Waste A Phase 1 Environmental Assessment of the Project Area and has been conducted by Berlogar Geotechnical Consultants (dated 6/12/2008) to determine the presence of any Nielsen Property ?? April 2010 Page 4 ?? General Plan/Eastern Dublin Specific Plan Amendment hazardous waste and substance sites. The findings of this study revealed no evidence of recognized environmental conditions in connection with the property. Two aboveground diesel fuel storage tanks (AST) and one small surface water oil AST. These ASTs appeared in good condition and signs of spills or leakage were not observed. A review of available agency files did not reveal any AST violations for the property address. These tanks will be removed at the time of development. The main residence is of sufficient age that it may have ACBM(Asbestos Containing Building Materials) and LBP(Lead Based Paint). When building demolition occurs these materials should be managed and disposed by qualified contractors. EXISTING AND PROPOSED LAND USE COMPARISON GPA-1 Dublin, California GENERAL PLAN/EASTERN DUBLIN SPECIFIC PLAN AMENDMENT Nielsen Property ?? April 2010 Page 5 ?? General Plan/Eastern Dublin Specific Plan Amendment Proposed General Plan Amendment Figure 1-1a: Land Use Map Update table to change Nielsen Property from Rural Residential/Agriculture to Single Family. Figure 1-2: Dublin General Plan Eastern Extended Planning Area Please refer to attached figure showing the change the Nielsen Property to show the change from Rural Residential to Single Family Residential. Chapter 2 Page 19: Land Use and Circulation: Land Use Element Table 2.1 Amend Table 2.1 by removing 10.9 gross acres from Rural Residential and add 10.9 gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single Family adjust totals accordingly. Section 5.1.1 6. RESIDENTIAL STREETS Curb to Curb 36’ (32’ 29’ single loaded) Right-of-way 46’ minimum 45’ (34’ single loaded) Sidewalk 4.5’ Minimum where houses front on street 7. CUL-DE-SACS Curb to curb 36’ (29’ single loaded) Right-of-way 46’ minimum 45’ (34’ single loaded) Sidewalk 4.5’ Minimum where houses front on street Appendix A Add this project to list of amendments and approvals: Nielsen Property, Resolution No., Date Adopted and GP updated. Nielsen Property ?? April 2010 Page 6 ?? General Plan/Eastern Dublin Specific Plan Amendment Proposed Eastern Dublin Specific Plan Amendment Page 31: Table 4.1 Amend Table 4.1 by removing 10.9 gross acres from Rural Residential and add 10.9 gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single Family and adjust totals accordingly. Page 43: Table 4.2 Amend Table 4.2 by removing 1 unit from Rural Residential and add 36 units to Single Family and adjust population numbers accordingly. Page 44: Table 4.3 Amend Table 4.3 by removing 1 unit from Rural Residential and add 36 units to Single Family and adjust population numbers accordingly. Page 59: Table 4.10 Amend Table 4.10 by removing 10.9 gross acres from Rural Residential and add 10.9 gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single Family adjust totals accordingly. Pages 61-62: Figures 4.1 Update table to change Nielsen Property from Rural Residential/Agriculture to Single Family. Pg 51: Figure 6.1 Please refer to attached figure showing the change the Nielsen Property to show the change from Rural Residential to Single Family Residential. APPENDIX 3 Amend Appendix 3 by removing 10.9 gross acres from Rural Residential and add 10.9 gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single Family adjust totals accordingly. APPENDIX 4: Amend Appendix 4 by changing #9 Owners Name to Nielsen. Land Use Category from Rural Residential/Agriculture to Single Family Residential. Acres from 10.0 to 10.9. Density from .01 to 3.3 and units from 1 to 36. Page 1 ?? Stage 1 PDA and Stage 2 PD Rezone Stage 1 Planned Development Amendment and Stage 2 Planned Development Rezone Project Description Introduction The Nielsen Property project proposal is a Stage 1 Planned Development Amendment and a Stage 2 Planned Development Rezone as defined by Section 8.32.030(A) of the Dublin Zoning Ordinance. This PD Rezone submittal is being processed concurrently with a General Plan/Eastern Dublin Specific Plan amendment, a Vesting Tentative Map and a Development Agreement. An initial Stage 1 PD was approved in 2003 as part of PA 02-024, Resolution No. 171-02 when the property was annexed to the City along with Silvera Ranch and Quarry Lane School. The Project Area is located at the northern end of the City of Dublin on Tassajara Road at Silvera Ranch Drive. The site is bordered by Tassajara Road and the Wallis Ranch development to the west; the Silvera Ranch housing development to the north; Quarry Lane School to the south; and the Lin Property of Dublin Ranch to the east. The Project Area consists of approximately 10.9 gross acres within the Eastern Dublin General Plan Amendment/Specific Plan (EDGPA/SP) area. The Stage 1 Planned Development Amendment Land Use Plan is based on the type, location and intensity of land uses found in the Eastern Dublin Specific Plan as amended. This application is for up to 36 single family residential units, including two duplex units for the provision of affordable housing. The Stage 2 PD Rezone submittal includes a Stage 2 Land Use Plan; listing of permitted and conditional uses; site development standards, architectural and landscape standards and guidelines; data on site area, proposed densities and maximum number of dwelling units; a phasing plan and street sections. This Stage 2 PD Rezone is designed for 36 units. Existing Site Conditions and Land Uses The property contains two occupied residences, numerous outbuildings, a horse arena and various cellular facilities. Seasonal Christmas tree sales along with cattle grazing also occur on the the site. All residences and trees will be removed. Cellular facilities are anticipated to primarily remain as located, but some will be adjusted on-site to accommodate the new neighborhood. The property is not under a Williamson Act Contract. Nielsen Property ?? April 2010 Page 2 ?? Stage 1 PDA and Stage 2 PD Rezone The majority of the land within the Nielsen Property boundaries is moderately sloping with areas that have been graded to provide plateaus for buildings and the horse arena. The majority of the site is not a natural slope and has been engineered to accommodate the existing uses. There are a few areas of the site that have slopes of 30% or greater: many of these areas will remain undeveloped. The property is covered primarily with non-native grassland vegetation. Ornamental plantings occur around the primary residence. One heritage tree, a cork oak, exists on the site. The cork oak is not native to the area. The lowest elevation of the site is approximately 444 feet above sea level, while the highest elevation is at approximately 570 feet. Preliminary level geologic and geotechnical investigations of the Nielsen property, undertaken by Berlogar Geotechnical Consultants in July 2007, conclude that the Nielsen Property is suitable for the development intended. The project site is not located within a “Special Studies Zone” for active faults as defined by the State of California (1982) and that no known fault zones exist on the Nielsen Property. Any and all landslides within the development area will be stabilized, removed, or avoided in accordance with design level geotechnical reports. Development in hillside areas is carefully regulated under the Eastern Dublin Specific Plan to insure that hazardous hillside conditions are avoided or remedied. The Federal Emergency Management Agency (FEMA) FIRM community panel No. 0607050002 B (dated Revised November 1, 2002) and NO. 060001 0115C (dated Revised September 17, 1997) maps indicate that no 100-year flood zones are present on the property. A biological study within the project area was undertaken by LSA in December of 2007, and updated in April 2008, while no special status plants or animals were indentified on the property, it was determined that certain rare plant studies and wildlife surveys are necessary prior to site construction. The property does not contain any stream or wetland areas that would potentially be subject to resource agency jurisdiction. Proposed Land Uses and Development Concept The Stage 1 and Stage 2 Development Plans for this project propose 36 Single Family Residential homes including two duplex units for affordable housing on approximately 10.9 gross acres. The single family residential use that is proposed falls within the ranges permitted by the residential category as specified in the General Plan/Eastern Dublin Specific Plan, and below the midpoint range of 4. The table following indicates the proposed land use, units, and density for the project as compared to the approved land uses presented in the General Plan and Eastern Dublin Specific Plan. Nielsen Property ?? April 2010 Page 3 ?? Stage 1 PDA and Stage 2 PD Rezone Proposed Stage 1 and 2 PD Rezone Land Use Plan Existing General Plan/Eastern Dublin Specific Plan Land Use Plan Land Use Designation Gross Acres Net Acres Number of Units Gross Density Net Density Gross Acres Number of Units Gross Density Single Family Residential 10.9 10.0 36 3.3 du 3.6 du 0 N/A N/A Rural Residential/Agriculture 0 0 N/A N/A N/A 10.9 1 .01 du The 36 units have been arranged on two cul-de-sacs to work with the natural grade of the site and utilize terraces and stepping the houses up the slope. Each lot is a minimum of 5,000 square feet. Lots have been designed assuming a split level residential unit to better fit the topography of the site by stepping up the slope and to reduce the need for exterior retaining walls. However some units and lots have the option to be offered as flat pads. In addition, the stepping and positioning of the lots will provide optimum views of the valley and hills both to the north, west and south of the project. Narrow streets as well as the architectural and landscape theme, will keep with the rural character of the surrounding areas. The Nielsen Property will be completed in one phase. Project Access and Circulation Primary access to the Project Area will be via Silvera Ranch Drive an entry street that connects to Tassajara Road at a signalized intersection. Tassajara Road will ultimately be a six-lane divided arterial street. For local residential neighborhood streets, where there are houses on both sides of the street, parking will be provided on both sides. The roads will transition into parking on one side where the houses are single loaded. Both cul-de-sacs will not have parking on them, but are sized to meet fire standards. When houses are double loaded, sidewalks will be provided on both sides of the neighborhood street to accommodate pedestrians, and a meandering walk will be placed on Tassajara Road in keeping with the ultimate design of Tassajara Road. The entry road will have separated sidewalks with 6’ parkway strips as well as a landscape median. The proposed street sections are comparable to those already approved or built in other areas of the Specific Plan. An Emergency Vehicle Access is provided between Street A and Tassajara Road. Bollards and a gate will be provided to exclude any non-authorized traffic. Nielsen Property ?? April 2010 Page 4 ?? Stage 1 PDA and Stage 2 PD Rezone Utility Services The Dublin San Ramon Services District (DSRSD) will provide sewer, water, and recycled water services to the Project Area. These services are planned in accordance with the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions) that includes the proposed Project Area. It is anticipated that existing water storage reservoirs and pumping stations will provide water service for the Project Area through build out. The Project Area will be served by Pressure Zone 2 potable water. Zone 2 mains exist around the project in nearby existing streets. Final locations and sizing of these facilities will be in accordance with the standards and recommendations of DSRSD. Sewer service for the Project Area will require connection to DSRSD's existing sewer system and sewer treatment will occur at DSRSD’s treatment plant. Gravity sewer mains exist in the adjoining streets. Final sizing and location of sewer facilities will be determined in conjunction with DSRSD. Force mains may also be utilized, if necessary. Recycled water will be provided for irrigation of the Tassajara Road right-of-way, and the entry median island thereby reducing potable water use. Final location and sizing of recycled water facilities will be per the updated Master Water Facilities Plan prepared by DSRSD. The storm drain system for the Project Area will consist of local facilities. Local facilities generally consist of smaller diameter pipes connecting individual sites or areas to the collector system previously installed in adjoining streets. The project proposes to connect to existing storm drain facilities in Tassajara Road and Silvera Ranch Drive. The actual sizes and locations of proposed storm drain facilities will be determined at the improvement plan stage. The Project Area is within the Zone 7 Drainage Study Area, therefore, its expected flows are anticipated and planned for by Zone 7 and the project’s facilities will be sized appropriately. A strategy for maintaining the quality of storm water runoff for the Project, once development occurs, will be determined in conjunction with the City of Dublin. In accordance with the Regional Water Quality Control Board’s Alameda County Municipal NPDES permit for stormwater, a series of best management practices (BMPs) will be designed to mitigate the introduction of pollutants associated with development into downstream watercourses. The primary focus of water quality design is to direct “first flush” runoff, typically containing the highest pollutant load, into water quality treatment facilities. The proposed site plan anticipates utilizing one of two options for water quality treatment. The existing bio-retention cell at the corner of Silvera Ranch Boulevard and Branding Iron Drive may be utilized by the Nielsen Property with some minor upgrades as determined in conjunction with the City of Dublin. If the existing bio-retention cell is not utilized, a bio-retention cell located at the north western western corner of the site may provide storm water quality treatment. An additional water quality swale may Nielsen Property ?? April 2010 Page 5 ?? Stage 1 PDA and Stage 2 PD Rezone be located on site to provide for storm water quality treatment of runoff from the EVA and the western-most lots. The storm water quality treatment facility final design and location will be determined with the improvement plans. Ownership and Maintenance of Open Space and Pedestrian Areas A homeowners’ association will be created and a Declaration of Covenants, Conditions and Restrictions (Declaration) will be prepared and recorded. The Declaration will establish easements and other rights necessary for the association to fulfill its responsibilities. The Declaration will require the homeowners’ association to own and/or maintain certain lands and improvements in accordance with the following table. FEATURE OWNER MAINTENANCE RESPONSIBILITY Right-of-way Landscaping and Sidewalk City HOA Subdivision Community Landscaping and Open Space Parcels HOA HOA Water Quality Feature HOA/other HOA/other 5’-8’ Landscape Easement Homeowner HOA Lots 25-28 Backyards Homeowner Homeowner/HOA(if not properly maintained) Parcel E HN Enterprises HOA Inclusionary Zoning Ordinance Dublin’s Inclusionary Zoning Ordinance currently requires 12.5% of all housing to be affordable to those of very low, low and moderate incomes. The applicant will comply with this ordinance and the specifics will be determined with 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. Greenhouse Gas Emissions Reduction Strategies To assist in the reduction of Greenhouse Gas Emissions, the Nielsen Property will implement certain strategies in its land land planning and construction. A green building plan will be submitted to the City Building Official for review at the time of the Site Development Review. All homes will follow the “Build It Green” program with the goal of obtaining a minimum of 50 points, or the LEED for Homes program with the goal of obtaining 50 points. With the construction of each home, only natural gas fireplaces will Nielsen Property ?? April 2010 Page 6 ?? Stage 1 PDA and Stage 2 PD Rezone be allowed; no wood burning devices will be allowed. Each dwelling will also incorporate energy efficient appliances, ENERGY-STAR appliances, and provide an education program for home buyers to educate them on the energy efficiency of their home. Each dwelling will incorporate outdoor electrical outlets to encourage the use of electric lawn and garden equipment for landscaping and maintenance. Additionally, the builder of the project will coordinate and negotiate as needed with LAVTA (Livermore Amador Valley Transit Authority) for the construction or reservation of land along the projects frontage for transit facilities that could include bus turnouts, benches , as well as provide on-site bicycle paths, and provide onsite sidewalks and/or paths connected to adjacent land uses, transit stops and the community wide pedestrian network. Hazardous Waste Analysis A Phase 1 Environmental Assessment of the Project Area and has been conducted conducted by Berlogar Geotechnical Consultants (dated 6/12/2008) to determine the presence of any hazardous waste and substance sites. The findings of this study revealed no evidence of recognized environmental conditions in connection with the property. Two aboveground diesel fuel storage tanks (AST) and one small surface water oil AST. These ASTs appeared in good condition and signs of spills or leakage were not observed. A review of available agency files did not reveal any AST violations for the property address. These tanks will be removed at the time of development. The main residence is of sufficient age that it may have ACBM and LBP. When building demolition occurs these materials should be managed and disposed by qualified contractors. Benefits and Costs of the Project upon the City This project will allow the construction of a maximum of 36 dwelling units, increasing the assessed value of the City. The provision of homes within the project area will help facilitate a City-wide balance between jobs jobs and housing. Future residents will strengthen the market for nearby existing commercial uses and those projected to occur in accordance with the Eastern Dublin Specific Plan. This in turn will substantially increase sales tax revenue for the City of Dublin. All infrastructure required for this development and all capital facility costs will be paid for by the project proponents as development proceeds. As is typical of development requirements in Dublin, the applicant will dedicate land required for roads; construct the roads; and contribute funds through the City’s Traffic Impact Fee program, school fees, and park in-lieu fees as required. Along with this, normal expenditures for City services (fire, police, recreation, general administration, etc.) would be compensated by the development through required fees and property tax revenues. It is anticipated that property tax revenues, along with increased local sales tax attributed to the Project, will cover the public service costs. Nielsen Property ?? April 2010 Page 7 ?? Stage 1 PDA and Stage 2 PD Rezone Findings A. The proposal will be harmonious and compatible with existing and future development in the surrounding area. Development of the project area will be harmonious with and relate to existing and future development. The site plan for the property adheres to the General Plan’s and the Eastern Dublin Specific Plan’s goals and policies. This will ensure that the project will be compatible, both in terms of land use and physical design, with adjacent development. The proposed land use will blend with the neighboring developments with residential areas to the north, west, south and east. The Project will blend with the neighboring areas to create a viable, cohesive community. B. The site is physically suitable for the type and intensity of zoning districts being proposed. The project site is physically suitable for the type and intensity of zoning being proposed. Development patterns outlined in the General Plan and the Eastern Dublin Specific Plan have generally concentrated higher density uses in the lowlands along Tassajara Creek, while the steeper and higher elevation portions of the area have been reserved for lower density residential uses. This project follows these plan’s density and land use objectives. The 100-year flood event is maintained within the top of banks of the creek and tributaries. This is supported by FEMA community map panels No. 060705 002 B (dated Revised November 1, 2002) and No. 060001 0115C (dated Revised September 17,1997) that illustrate that there are no flood hazards on the property. C. The proposal 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. The proposed project is consistent with the Eastern Dublin Specific Plan’s ordinances for public health, safety and welfare. The project will not adversely affect the health or safety of persons residing or working in the vicinity, nor will it be detrimental to public health, safety or welfare. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced. Any and all landslides within the development area will be stabilized, removed, or avoided in accordance with design level geotechnical reports. Development in hillside areas is carefully regulated under the Eastern Dublin Specific Plan to insure that hazardous hillside conditions are avoided or remedied. FEMA community panel No. 060705 0002 B (dated Revised November 1, 2002) and No. 060001 0115C (dated Revised September 17, 1997) indicated that no developable portions of the properties contain 100-year flood zones. Nielsen Property ?? April 2010 Page 8 ?? Stage 1 PDA and Stage 2 PD Rezone None of the residential lots in the Nielsen Property project will have direct access onto a major arterial. D. The proposed uses for the site are consistent with the elements of the City of Dublin General Plan and the Eastern Dublin Specific Plan. This project is requesting a change of land use from Rural Residential/Agricultural to Low Density Residential. A General Plan/Specific Plan amendment request is included in this application to address the changes that will occur. These changes will follow the intent of the Plan’s policies and goals and make the project consistent with the General Plan and the Eastern Dublin Specific Plan. E. The project satisfies the purpose and intent of a “Planned Development” as outlined in Chapter 8.32 of the Municipal Code. The proposed project is planned comprehensively and will have development standards tailored to the specific needs of the site. The proposed community will blend with the natural features unique to the site through the use of design and planning. This will identify the site as a community whose offerings exceed what is available from conventional development. This project will enhance the existing environment, offer coordinated and coherent housing opportunities, and create desirability. The proposed community will be an asset to the City of Dublin. The project proposes a residential and open space neighborhood that is consistent with the use and density of the surrounding areas, the General Plan and Eastern Dublin Specific Plan. Dublin, California AMENDMENT DEVELOPMENT PLAN PD1-1 DEVELOPMENT STAGE 1 PLANNED 17 18 19 20* 8 7 6 5 4 2 16 1 LOT 34 Dublin, California PD2-1 DEVELOPMENT DEVELOPMENT PLAN REZONE STAGE 2 PLANNED Dublin, California PD2-2 PRELIMINARY LANDSCAPE PLAN DEVELOPMENT REZONE STAGE 2 PLANNED Dublin, California PD2-3 DEVELOPMENT STREET SECTIONS REZONE STAGE 2 PLANNED Dublin, California PD2-4 OWNERSHIP & MAINTENANCE PLAN DEVELOPMENT REZONE STAGE 2 PLANNED 17 18 19 20* 8 7 6 5 4 2 16 1 LOT 34 Dublin, California PD2-5 DEVELOPMENT PARKING PLAN REZONE STAGE 2 PLANNED Excess Parking Space Guest Parking Space LegendNo Parking Zone Corner Visibility Area Fire Hydrant Required Guest Spaces: 33 Parking Count Additional Guest Spaces Provided: 4 Each house shall have one guest parking space within 150' Duplex Lot Guest Parking Space in Driveway 17 18 19 20* 8 7 6 5 4 2 16 1 LOT 34 Dublin, California PD2-6 DEVELOPMENT WILDFIRE MANAGEMENT REZONE STAGE 2 PLANNED PLAN/FIRE ACCESS PLAN 17 18 19 20* 8 7 6 5 4 2 16 1 LOT 34 Dublin, California PD2-7 DEVELOPMENT PUBLIC ART COMPLIANCE REZONE STAGE 2 PLANNED PLAN Public Art Compliance Report This report is submitted to fulfill the requirements of the City of Dublin Public Art Program, part of the City’s Zoning Ordinance, Chapter 8.58. Please refer to the exhibit on this sheet illustrating potential public art installation sites. Section 8.58.070 General Procedures for Implementing Public Art Program, Part BPublic Art Program Submittal states “in conjunction with site development review of any project subject to this Chapter, the applicant shall submit a Public Art Compliance Report to the Community Development Director. The Public Art Compliance Report shall specify: 1. Whether the applicant has elected to satisfy its public art contribution obligation through a public art contribution or through the payment of a fee in lieu thereof; The Project proponent will satisfy the Public Art obligation by providing public art for installation on-site. 2. If the applicant elects to install public art on site pursuant to subsection 8.58.050A: a. the total building valuation of the project, provided by the Building Official, and the calculation of the value of the applicant’s required public art project; and City Staff is to determine the total building valuation of the project, and the calculation of the value of the project proponent’s required public art project. b. the location of the public art project site. Refer to the plan on this sheet for the location of potential public art installation sites. 3. If the applicant elects to contribute funds in-lieu of public art pursuant to subsection 8.58.050B, 8.58.050C, or 8.58.050D: the location of the site reserved for public art. Not applicable. 17 18 19 20* 8 7 6 5 4 2 16 1 LOT 34 Dublin, California PD2-8 DEVELOPMENT REZONE STAGE 2 PLANNED 17 18 19 20* 8 7 6 5 4 2 16 1 LOT 34 Dublin, California PD2-9 USABLE YARD PLAN DEVELOPMENT REZONE STAGE 2 PLANNED PRELIMINARY 17 18 19 20* 8 7 6 5 4 2 16 1 Dublin, California SCENIC CORRIDOR AND VISUALLY SENSITIVE RIDGELANDS PLAN AND SECTIONS LEGEND: PD2-10 17 18 19 20* 8 7 6 5 4 2 16 1 PARCEL C LOT 34 Dublin, California SCENIC CORRIDOR AND VISUALLY SENSITIVE RIDGELANDS PHOTO KEY PD2-11 Land Use and Design Standards TABLE OF CONTENTS Section 1: Permitted and Conditional Land Uses Section 2: Residential Site Development Standards Section 3: Landscape and Open Space Guidelines Section 4: Architectural Criteria, Guidelines and Styles Land Use and Design Standards The Nielsen Property Land Use and Design Standards are designed to provide guidance for the builder, architect and landscape designer of the project. The Nieslen Property has been conceived as a distinct neighborhood that complements the topography within the project as well as the surrounding areas and provides views of the valley from the home sites. The Nielsen Property will be of high quality design and construction that will create a cohesive neighborhood from the layout, landscape design and architecture. The Project is designed to continue and enhance the rural character of the site and the adjacent areas. The recommended architectural styles will blend with surrounding architecture and are familiar to the East Bay and California. The Standards and Guidelines have been provided to enhance the Nielsen Property, and not be overly restrictive or limiting. As long as the designs of the project are generally consistent with the following guidelines, the Community Development Director can make discretionary approval of any future re?? nements. Page 3• Permitted and Conditional Uses Permitted and Conditional Land Uses PD Single Family Residential Permitted Uses: Animal Keeping -Residential Cellular Towers and related communication facilities Community Care Facility/Small Emergency Vehicle Access Roads Garage/Yard Sale Home Occupation in accordance with Chapter 8.64 of the Dublin Ordinance Private recreation facility (for homeowners’ association and/or tenant use only) Second unit in accordance with appropriate regulations Dublin Zoning Ordinance (Chapter 8.80) Single Family dwelling Family Day Care – Home/Small Open Space Water Quality and retention facilities Similar and related uses as determined by the Community Development Director Conditional Uses: Ambulance Service Bed and Breakfast Inn Large Family Day Care Home Accessory Uses: All Accessory Uses should be in accordance with Chapter 8.40 Accessory Structures and Uses of the Dublin Zoning Ordinance. Temporary Uses: Temporary construction trailer Tract and sales of?? ce/model home complex Page 4• Site Development Standards Minimum Street Frontage Lot Width 25’ Maximum Lot Coverage (1) Initial Building Footprint 45% Other (D) 5% Maximum Building Height 35’ Maximum Stories (2) 2.5 Minimum Front Setbacks (A) (B) (6) (9) Living Space 15’ Porch or Balcony 10’ Front Facing Garage 19’ Living Space over Forward Garage 50% or less of the second story living area above garage may extend past recessed ?? rst story living area adjacent to garage Minimum Side Setbacks (A) (B) (5) (6) (9) (14) 1 Story Living Space/Garage (3) 5’ (0’ if duplex @shared lot line) 2+ Story Living Space 5(3) Corner Lot (Living Space to Street Side PL) (3) (10) 12’ 2-story, 10’ single-story element Porch or Balcony 3’ Minimum Rear Setbacks (A)(B) (5) (6) (7) Living Space/Garage 12’ min. (20’ min. when rear yard is adjacent to another residence. Speci?? c Lot Setback Requirements (13) Lots 1-3 50’ Setback line from Tassajara Road ROW Lots 4-9 12’ min (If EVA were removed then 50’ Setback from Tassajara Road ROW) Lots 10-14 12’ min Lots 15-20 20’ min 12’ min ?? at yard area Lots 21-24 20’ min Lots 25-28 Building envelope will end 10’ beyond top of slope Lots 29-33 12’ min from rear property line 12’ min ?? at yard area. Other Requirements Minimum Usable Yard (11) Downhill lots on sloped terrain Lots with ?? at yard areas 12’ min ?? at yard if achievable if not 350 S.F. ?? at deck, balcony or front courtyard with a min dimension of 8’ 500 S.F. ?? at area with a min. dimension of 12’. Maximum Encroachments (B) Min. 3’ clear on one side yard Accessory Structures Setbacks (D) (C) Speci?? c Accessory Structure Requirements Lots 15-20 Within 20’ of primary building structure. Lots 25-28 Must be built within the designated building envelope. Parking Spaces Required Per Home (8) (12) 2 covered and 1 guest Corner Lot Triangulated Visibility Easement (9) Min 30’ from face of intersecting street curb lines Site Development Standards Page 5• Site Development Standards Nielsen Property-Tassajara Valley • April 2010 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 units cannot be placed in the front yard. All utilities are to be screened from public view via walls, enclosures, roof placement, etc. (C) Setbacks for accessory structures shall be in accordance with Chapter 8.40 (Accessory Structures) of the Dublin Municipal Code, Accessory Structures or as identi?? ed in these development standards 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 de?? ned in Section 8.08 of the Dublin Municipal Code and covered patios are allowed an additional ?? ve percent of coverage when located in the rear or side yard of the house, or in accordance with Section 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 Footprint” 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, patios, exterior stairs, uncovered parking areas or roads. 2. Subject to Building Code requirements for access. 3. Where 50 percent or more of the elevation of a home is a single-story element, the setback for the single-story and two-story elements 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 walls 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 approval of the Community Development Director. Walls over 30 inches in height are subject to safety criteria as determined by the Building Of?? cial. 6. Setbacks subject to review and approval of Building Of?? cial 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-required spaces. 9. Minimum 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 ?? ve-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. Page 6• Site Development Standards Nielsen Property-Tassajara Valley • April 2010 12. If a secondary unit is present on the lot, one additional uncovered parking space will be required and can be provided in the driveway. 13. Refer to the Setback and Lot Coverage Exhibit (PD2-8) for speci?? c setback dimensions for each lot. 14. A minimum 3’ clear pathway shall be maintained on one side of the house at all times. Page 7• Site Development Standards Nielsen Property-Tassajara Valley • April 2010 SITE DEVELOPMENT STANDARDS Typical Plotting Concept Page 8 • Landscape and Open Space Guidelines Landscape and Open Space Guidelines CONCEPT The Nielsen Property is designed as a distinct neighborhood that compliments its site and the surrounding context, topography and land uses. The overall landscape theme will continue and enhance the rural feel of the existing site and adjacent areas, encourage pedestrian access and mobility, and provide the project with design cohesiveness. BASIC DESIGN PRINCIPLES ???? Continue the character and plant palette of adjacent properties along Tassajara Road. ???? The entry to the Nielsen Property will provide a distinct character for the neighborhood. The design of the entry monuments and landscaping will foretell the image for the rest of the neighborhood. ???? The streetscape design for the Nielsen Property will provide a visual thread to tie the neighborhood together. Narrow streets, sidewalks, and canopy trees will provide a friendly and rural neighborhood character for the project. ???? The open space areas within the project will provide a smooth transition between the Nielsen Property development and its surrounding properties. Plantings and hydro-seeding on slopes that are graded will be used throughout the project. ???? The neighborhood fencing and wall systems will be designed to blend with the project’s theme, not be visually intrusive and will enhance the overall character of the project. ???? Management and maintenance of the open space and HOA common areas will be an integral component of the landscape system. Page 9• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 PROJECT ENTRY AND STREETSCAPES ENTRY The entry to the Nielsen Property will provide a distinct character for the neighborhood. The design of the entry monuments and landscaping will foretell the theme for the rest of the project. ???? The entry will have six foot wide parkways on either side, as well as a 10’ median. Canopy trees will be placed in the parkways, while the median will contain accent trees. ???? Entry Columns designed to establish a ?? rst impression and complement the community walls within the Nielsen Property will be installed at the entrance of the Project Area. ???? Five-foot wide separated sidewalks will be provided on both sides of the street. ???? The median of the entry will transition into enhanced paving at the end to allow ingress and egress to Lot 1, but provide a visual median. ???? To the north west of the entry are the Silvera Ranch Water Quality basin and a small landscape parcel. The small landscape parcel will be landscaped accordingly to enhance the entry area. A 6 foot tall community wall shall be placed along the southern boundary to provide de?? nition of the area and privacy to the adjacent lot. ???? To the east of the entry is a landscape parcel. This area will allow for additional plantings to be provided at the entry and screen the adjacent lot. ???? Plant species will be selected to provide a clear de?? nition of the entrance to the Nielsen Property and will provide visual interest to the entry. ???? Refer to the plant palette for suggested plant species and required plant sizes. PROJECT ENTRY Page 10• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 TASSAJARA ROAD Tassajara Road, a main arterial in the City of Dublin, has multiple residential projects lining it. The Nielsen Property will follow the ultimate Tassajara Road plan line established by the City of Dublin. The landscape character will blend with the surrounding properties. ???? A 12 foot wide landscape and sidewalk area between the curb and the right-of-way will be included. ???? An 18 foot landscape easement behind the right-of-way will be provided. This area will allow the sidewalk and planting areas to meander. Retaining walls are allowed within this 18 foot landscape easement. ???? A six-foot wide sidewalk may meander through the 30 foot total area between face of curb and back of landscape easement. However, the sidewalk must be located between 6 and 14 feet from the face of curb and 4 feet from a retaining wall. ???? The frontage of the Nielsen Property is designed to take up grade to re?? ect the existing terrain, and therefore has multiple walls. These walls, regardless of retaining or freestanding, will be designed in a consistent style that matches the theme and design established for the project. ???? There will be lush landscaping planted between the retaining walls, as well as in front of the walls, and shall be designed to re?? ect the character of the project. Shrubs and low plantings will contribute to the overall landscape design. Where the space is large enough between the walls, trees will be planted. ???? Half community retaining wall/half view fences will be provided along the property line of the lots that back onto Tassajara Road. Where sound attenuation is required for Lots 1-3, six foot tall community walls will be provided. ???? Refer to the plant palette for suggested plant species and required sizes. TASSAJARA ROAD Page 11• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 NEIGHBORHOOD STREETS Street A and Street B are the Neighborhood Streets within the Nielsen Property. They are designed to be narrow to enhance the rural neighborhood character and encourage slow vehicle speeds to create a livable and safe pedestrian environment. ???? A 4.5 foot monolithic sidewalk will be provided on both sides of Street A and Street B when there are houses fronting on both sides of the street. Where houses only abut one side of the street, a 4.5 foot monolithic sidewalk will be provided on that side of the street. ???? One street tree shall be provided in the front of each lot within the landscape easement. The street tree species will be the same canopy tree throughout the project. ???? Two street trees are required in each side yard landscape easement along the side street of corner lots. These trees shall be the same species as the trees along the front of the lots. ???? Where lots front onto Street A and Street B, an 8 foot landscape easement is provided from the back of walk. This 8 foot landscape easement allows for the maintenance of the street tree by the HOA. Where lots have side yards that abut Street A or Street B, a 5 foot landscape easement will be provided. A 5 foot or 8 foot public service easement will overlap the landscape easement. ???? Street trees should be coordinated with the utilities and street lights to provide a continuous canopy of trees. ???? Where side yards abut Street B, a minimum of 5 feet ?? at area is required between the back of sidewalk and the yard fence. ???? Refer to the plant palette for suggested plant species and required sizes. NEIGHBORHOOD STREET -45’ ROW Page 12• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 NEIGHBORHOOD STREET -33’ ROW LANDSCAPE EASEMENT/PUBLIC SERVICE EASEMENT AT SIDEYARD WITHOUT SLOPE LANDSCAPE EASEMENT/PUBLIC SERVICE EASEMENT AT SIDEYARD WITH DOWN SLOPE LANDSCAPE EASEMENT/PUBLIC SERVICE EASEMENT AT SIDEYARD WITH UP SLOPE Page 13• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 EMERGENCY VEHICLE ACCESS The Emergency Vehicle Access (EVA) runs from the terminus of the cul-de-sac of Street A to Tassajara Road. ???? The EVA is a 20 foot wide all weather section with a minimum 16 foot paved drive area. The paved area should be contained by a minimum of 6 inch wide concrete ?? ush curbs. ???? Removable bollards will be provided at the top of the EVA to prevent unauthorized vehicular access. The exit of the EVA onto Tassajara Road may have an ornamental gate with a Knox box or removable bollards to prevent access from unauthorized traf?? c. ???? Where the EVA crosses into the right of way along Tassajara Road, the sidewalk will remain and the parkway will be all weather to allow access of emergency vehicles. The curb shall continue to be a 6 inch vertical curb on Tassajara Road. ???? Lush landscaping will be provided in the HOA parcel where the EVA is located. The plants will consist of a mix of groundcovers, shrubs and trees. ?? ???? Bollards will be of high quality design and attractice materials. OPEN SPACE AREAS The open space areas include the area along the east side of Street A, the east side of Street B, the open space at the project entry, the northeastern hillside area of the site, and potentially the open space parcel above Tassajara Road and abuting the Arac Property, which will be owned by HN Enterprises. ???? Open Space areas will retain existing grades where practical. ???? Peripheral hillside areas that are graded shall be hydro seeded with native and other drought tolerant grasses and wild?? owers. Typically, areas closer to the neighborhood streets and Tassajara Road shall be planted with groundcover, shrubs and trees; in cases where the entire area behind the curb is natural looking, no ornamental planting would be required. ???? Open Space areas will transition to the surrounding properties to provide a harmonious character for the area through the use of grading and plant material. ???? The Nielsen Property will adhere to the wild?? re management plan on areas that abut to certain Open Space areas. WATER QUALITY ELEMENT The current proposal allows the ?? rst ?? ush water from the Nielsen Property to be treated in the Silvera Ranch water quality basin. Other ?? ows from the Project and Silvera Ranch would then bypass the basin and be treated by a separator unit before connecting to the City’s storm drain system. If it is determined a separate water quality system is needed for the Project, a new water quality basin will be located at the site of Lot 1, at the northwest corner of the property. ???? Appropriate landscaping will be integrated to enhance the project entry. ???? Refer to the plant palette for suggested plant species and required sizes. ???? If retaining walls are needed for the water quality element and are within public view, they will be attractive and support the theme of the project. Page 14• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 FENCING AND WALLS The fencing and walls throughout the Nielsen Property will de?? ne entries and properties, provide security, and shall be aesthetically pleasing. Fencing should not visually dominate the neighborhood, especially on hillsides. All wall and fencing designs will be ?? nalized at Site Development Review. As long as these designs are consistent with the following guidelines, the Community Development Director can make discretionary approval of any future re?? nements. Refer to the Conceptual Wall and Fence Plan for the locations of wall and fencing types. COMMUNITY WALL Location: The Community Wall is used to de?? ne and set the character at signi?? cant locations within the Project. The Community Wall is used along portions of Tassajara Road, certain other project boundaries, as well as at the project entry. The Community Wall takes many forms in that it may be retaining or free standing and the height varies. Regardless, these different wall forms shall match in design appearance, materials, and color. Overall Design: ???? Wall will be of a high quality and good design. ???? Wall will be of precast or masonry. ???? Columns should be provided at approximately 26 feet on center as is structurally appropriate. ???? The wall and columns will have an ornamental cap. ???? Columns should be located at the toe of slope or at retaining wall locations where grade changes occur between lots. Column and wall heights may increase as necessary at grade changes to maintain a constant top of wall elevation between columns. ???? Where no grade changes occur, columns will be placed at property lines. ???? Columns will be placed at the terminus and at major directional changes in the wall. Overall Style: ???? Dynamic Precast Layered Stone, other precast or masonry unit with cast stone veneer, or equivalent. Overall Color: ???? The color of the walls and columns will be light earth tones. Page 15• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 Retaining Wall Condition Location: Along Tassajara Road and at the project entry. Design: ???? Retaining walls should not exceed nominally 6 feet in height. However, as noted previously, column and wall heights may increase as necessary at grade changes to maintain a constant top of wall elevation between columns, as approved by the Planning Commission. ???? If more than one wall is utilized, a minimum of 5 feet of planter area between walls will be provided. (Example on Page 10) Freestanding Condition Location: In cases where no retention is needed, along portions of Tassajara Road for aesthetic or sound attenuation needs, or along the boundaries of the project entry, a free standing wall will be placed to continue the appearance of a continuous wall and/or provide enclosure. Design: ???? Wall will be 6 feet tall. Page 16• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 Community Wall/View Fence Condition Location: Where Lots 1-9 back onto Tassajara Road and Lots 10-14 abut the Silvera Ranch Project. This design allows for providing views from the homes into the Valley and limits the sense of a walled community. Design: ???? Utilize the Community Wall/View Fence; however, the wall portion shall match the design and appearance of the Community Wall used in other conditions in this section, and the view fence portion shall match the design and appearance of the View Fence used in other conditions in this section. ???? This wall may be free standing or be retaining. The “wall” portion of this element may vary, but will be a minimum of 4 feet in height. ???? The total wall/fence height is 6 feet, unless retaining is incorporated into the wall segment and /or the height grows to maintain a constant top of wall/fence elevation between columns or posts. If the wall is retaining the view fence should be a minimum of 4’ tall. Overall Style: ???? Dynamic Precast Layered Stone, other precast or masonry unit with cast stone veneer, or equivalent. ???? Wrought Iron Color: ???? Masonry: Light earth tones. ???? View Fence: Black. ENTRY PILASTERS Location: There will be three entry pilasters at the entrance to the Nielsen Property along Street A. There will be a pilaster in each parkway on either side of the road as well as one within the median. Design: ???? The entry pilasters will match the Community Wall in design and materials. ???? The entry pilasters will be 8 feet tall. ???? An ornamental cap will be used. ???? Project signage may be incorporated into the pilasters. Page 17• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 Color: ???? The entry pilasters will match the Community Wall’s color. WATER QUALITY FEATURE WALLS Location: Retaining walls that may be contained within the water quality feature. Design: ???? The wall(s) will be a maximum of 6 feet high. ???? Standard Retaining Wall or equal may be used. ???? If there are multiple walls, there will be a minimum of 3 feet between them for landscaping. RETAINING WALLS ENHANCED RETAINING WALL Location: The Enhanced Retaining Wall is used within front and side yard areas of lots and within common HOA open space areas that are located along the streets such as on the east side of Street A and Street B and are publically visible. Design: ???? 6 foot tall maximum in open space areas and 4 foot tall maximum in lots. ???? An ornamental cap shall be provided. ???? A minimum of 5 feet will be provided between enhanced retaining walls to allow for landscaping in open space areas and 3 feet within lots. Style: ???? Will match in style and design to the Community Wall. Color: ???? The color of the walls will match the Community Wall. STANDARD RETAINING WALL Page 18• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 Location: The Standard Retaining Wall will be used when walls are not visible to the public, such as when retaining walls are required to address grade change differences on individual lots outside of the front yard. Design ???? 4 foot height maximum. ???? A minimum of 3 feet will be provided between retaining walls if more than one wall is used. Style: ???? Dynamic Precast Block Pattern wall, masonry unit, or equivalent. Color: ???? The color of the walls will complement other walls used in the Project. RETAINING WALL PLACEMENT CRITERIA FRONT YARD ???? Front yard retaining walls shall be placed at or behind the Landscape Easement and Public Service Easement. ???? Front yard retaining walls shall be placed a minimum of 3 feet off of the house. ???? The front yard retaining walls should be a maximum of 2 feet high. FRONT AND SIDE YARD RETAINING WALL Page 19• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 REAR AND SIDE YARDS ???? Side and rear yard retaining walls that are 2 feet or less in height shall be located on the property line. ???? Side and rear yard retaining walls that are greater than 2 feet shall be placed a minimum of 3 feet off of the property line and allow for a maximum 2:1 slope from the property line to the wall. Lots 1-9 and 10-14, which are down sloping, are an exception and the rear yard wall can be placed on the property line. ???? Where there are two or more walls, the walls shall be placed at a minimum of 3 feet apart for landscaping between the walls. ???? When rear or side yard walls are 4’ and greater and have a large slope behind them, an access staricase shall be provided. 2’ AND LESS RETAINING WALL WITH FENCE GREATER THAN 2’ RETAINING WALL WITH FENCE SLOPE ACCESS WITH STAIRS Page 20• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 GOOD NEIGHBOR FENCE Location: The good neighbor fence occurs between lots, on property lines, and on side yards of corner lots where privacy is desired. Design: ???? A minimum of 5 feet should be provided behind the front façade before this wall occurs. ???? The fence will be a total of 8 feet tall and constructed of vertical boards. ???? The fence may be enhanced at the top with 2 feet of framed wood lattice or a similar design capable of admitting not less than 50% light. Solid inserts including plexiglass are not permitted. ???? Wood posts will be a maximum of 8 feet on center. ???? On corner lots, the neighborhood fence shall overlap a maximum of 25% of the side house length. View fences may be added to extend the fenced area along the side of the home, but can extend no closer than 5’ from the front façade. CORNER LOT FENCING GOOD NEIGHBOR FENCE Page 21• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 VIEW FENCE Location: View fences may be used where views are desired to be preserved and to limit the impact of solid fencing on visible hillside areas, on rear and side property lines of lots, and where lots back onto open space or school uses. The majority of the side yard View Fences will end where the house “begins”—at this point, the Good Neighbor Fence may occur. Design: ???? The View Fence will be an ornamental metal fence. ???? 6 feet tall. ???? Posts will be 8 feet on center and pickets will be spaced at a 4 inches maximum. Color: ???? Matte black Overall Style: ???? Wrought Iron ?? CORNER LOT FENCING VIEW FENCE Page 22• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 EMERGENCY VEHICLE ACCESS (EVA) BOLLARDS AND GATE Location: Removable Bollards will be provided at the access to the EVA from Street A to prevent unauthorized vehicular traf?? c. The exit of the EVA onto Tassajara Road may have an ornamental gate with a Knox box or removable bollards. Design: ???? Removable Bollards will be provided across the mouth of the EVA. ???? The Bollards will be metal with the design approved at the SDR. ???? The Ornamental Gate will match the View Fences in design and style. ???? The Ornamental Gate will be a minimum of 5 feet in height. ???? Community Wall columns will be provided on each side of the Gate. Color: ???? Matte black HERITAGE TREE There is one tree on the Nielsen Property that is a Heritage Tree as de?? ned by the City of Dublin Municipal Code. This tree is a Cork Oak (Quercus suber). Three trees of the same species or a different oak species will be planted as mitigation of the the removal of the Cork Oak tree. The replacement trees will be planted in either the landscape parcels, the open space parcel, or along Tassajara Road. The replacement trees will be a minimum of 36” box size. LIGHTING The City of Dublin standard Cobra light ?? xtures and posts will be used, as well as the city standards for placement and design of the street lighting. UTILITIES ???? Above ground joint trench utility boxes should be kept away from the entry, primary views and intersections as practical. Where the utility boxes occur, they should be located behind the walk and in the landscape parcels to minimize their appearance from the street. ???? Utility boxes will be screened with landscaping as allowed by the utility companies. ???? Underground facilities should be used where practical. Page 23• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 ???? Where above ground utility boxes, lights, hydrants, and other related items are placed and require a retaining wall to ?? t along a sloping street, the wall style will be the Enhanced Retaining Wall style described earlier. ???? Utilities should be grouped and combined with yard retaining walls to avoid multiple retaining walls and to limit clutter. ???? Air conditioning units are not permitted in front yards and should maintain a minimum 36” clear passage. PUBLICALLY VISIBLE DOWN SLOPING LOTS Because of the hillside nature of the existing land, the Nielsen Property site plan has been designed to step the lots up and down the slopes. To allow for the optimal use of the land, as well as work with split pad home designs, the slope below the unit has been included into the lot in some cases. To ensure that these visible down sloping lots (Lots 4-9, 25-28) are permanently and attractively landscaped and maintained, the following guidelines shall apply: ???? The back and/or side yards comprising the down sloping lot will be landscaped and automatically irrigated prior to receiving a permit of occupancy. ???? For Lots 25-28 the completion and of the irrigation and planting shall occur after the site grading. The builder shall maintain these areas until the lots are conveyed to the homeowner. ???? No pad drainage will be allowed to drain onto the slopes of Lots 25-28. Therefore house drains will be stubbed to a storm drain line that will connect to Street A. ???? If the homeowner wishes to change their down sloping yard landscaping, they must follow these guidelines, the SDR, approved landscape plans, as well as any additional guidelines laid out by the CC&R’s of the neighborhood. ???? Refer to the Site Development Criteria for where accessory structures may not be built on the lots. ???? The CC&R’s of the neighborhood will be written to allow the HOA the ability to maintain the publically UTILITY BOX WITH ENHANCED WALL AND LANDSCAPE SCREENING Page 24• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 visible down sloping yard areas if they are not maintained correctly and become unsightly or a hazard. The homeowner will be charged for this work by the HOA. MAINTENANCE RESPONSIBILITIES Four entities will have responsibilities for the maintenance of the landscape within the Nielsen Property Development: 1. The City of Dublin 2. The Homeowners Association (HOA) 3. The individual homeowner 4. HN Enterprises The City is responsible for the maintanance of all streets as well as the sidewalk within the right of way on Tassajara Road. The HOA is responsible for the Tassajara Road landscaping elements, entry feature landscaping within the parkways, the median and the entry features, all project interior sidewalks, open space areas including communication facilities lands, a water quality feature if provided on site, and the EVA. The HOA is responsible for the maintenance and replacement of the street trees within the 5-8 foot Landscape Easement. The HOA is responsible for any walls and fences that are within their parcels. HOA may also maintain the hillside slope, landscape, and irrigation of Lots 1-9 and 25-28 if the homeowner does not adequately maintain these areas. Any maintenance required that is not related to landscape maintenance on the properties containing the communication facilities shall be maintained by HN Enterprises or future owner. The individual homeowner is responsible for maintaining all landscaping and irrigation on their property including all fences and walls. Private driveways will be owned and maintained by the individual homeowners with a shared access easement. If a street tree is removed due to disease it must be replaced in a timely manner. This street tree shall be of the same species as the existing street trees and of the same size as approved in the approved landscape plans. The street tree will be located in the same position as originally planted. Refer to the Open Space Ownership and Maintenance Map for further detail. Page 25• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 SUGGESTED PLANT PALETTE Plant material should be selected with the character of the site in mind. This plant palette is provided as a suggestion and can be updated at the time of the Site Development Review to ?? t with the proposed theme and character of the property. Drought tolerant plants should be used when possible. Trees and plants that are tolerant of reclaimed water should be utilized if reclaimed water is used. OPEN SPACE TREES Minimum 24” box 30% of all trees on the site must be a 36” box or larger. Botanical Name Common Name Acer macrophyllum Bigleaf Maple DAesculus californica California Buckeye Platanus racemosa ‘multi trunk’ California Sycamore DQuercus agrifolia Coast Live Oak DQuercus kelloggi California Black Oak DQuercus lobata Valley Oak DQuercus suber Cork Oak Umberllularia californica California Bay STREET TREES Minimum 24” box 30% of all trees on the site must be a 36” box or larger. Per the City’s Streetscape Master Plan, species to be planted along Tassajara Road are noted below. Botanical Name Common Name Acer buergeranum Trident Maple Acer rubrum Armstrong Maple DCeltis sinensis Chinese Hackberry DCeltis occidentalis Western Hackberry Fraxinus oxycarpa ‘Raywood’ Raywood Ash DKoelreuteria paniculata Goldenrain Tree Laurus nobilis ‘Saratoga’ Grecian Laurel Liquidambar s. Rotundaloba American Sweet Gum Tassajara Street Tree Page 26• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 D Pistachia chinensis Chinese Pistache Platanus racemosa ‘multi trunk’ California Sycamore Pyrus calleryanna ‘Aristocrat’ Flowering Pear Tassajara Street Tree Pyrus kawakamii Evergreen Pear D Quercus agrifolia Coast Live Oak Tassajara Street Tree Ulnus parvifolia Chinese Elm ACCENT TREES Minimum 24” box 30% of all trees on the site must be a 36” box or larger. Botanical Name Common Name Cercis occidentialis Western Redbud Citrus Citrus Lagerstroemia indica Crape Myrtle Melaluca linariifolia Flaxleaf paperbark D Olea europaea Fruitless Olive Tree Pyrus calleryana Ornamental Pear Pyrus cerasifera Flowering Plum Sapium sebiferum Chinese tallow tree OPEN SPACE SHRUBS Minimum 5 gallon Botanical Name Common Name D Arctostaphylos species Manzanita D Ceanothus species California Lilac *Clarkia bottae Snowy Clarkia *Deschampia c. holciformis Dwarf Hairgrass *Eschscholzia californica California Poppy D Heteromeles arbutifolia T oyonPage 27• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 Lepechinia calycina Pitcher Sage *Lupinus n. vr. Nanus Sky Lupine *Melica californica California Onion Grass Mimulus longi?? orus Monkey Flower *Nasella pulchra Purple Needle Grass *Nasella cerbna Nooding Needle Grass D Rhamnus california Coffeeberry Rhamnus crocea Buckthorn Rosa California California Wild Rose D *Salvia leucophylla Purple Sage Sambucus Mexicana Blue Elderberry Symphoricarpus albus Snowberry Native grass seed mix *Denotes a native species. Additional native species may be included as approved by the Planning Commision during the SDR. D Suggested drought tolerant species are denoted by a small D. SHRUBS Minimum 5 gallon Botanical Name Common Name Abutilon x ‘Moned’ Red Flowering Maple Agapanthus africanus Liy of the Nile D *Arctostaphylos species Manzanita Aucuba japonica ‘Variegata’ Gold Dust Plant *Berberis species Japanese Barberry Buxus microphylla var. japoni Japanese Boxwood Camellia japonica Camellia D *Ceanothus species California Lilac D Cercis Occidentalis Western Redbud Page 28• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 D *Cistus species Rockrose D *Coprosma repens Mirror Plant Coreopsis spp. Coreopsis *Correa pulchea Australian Fuchsia Dietes bicolor Fortnight Lily D *Echium fastuosum Pride of Madeira Euonymus fortunei Euonymus *Erigonum fasciculatum California Buckwheat Escallonia Escallonia Fejoa sellowiana Pineapple Guava Hemerocallis hybrids Daylily D Heteromeles arbutifolia Toyon Heuchera maxima Coral Bells Hibiscus syriacus Rose of Sharon Iris douglasiona Paci?? c Coast Iris Knipho?? a uvaria Red Hot Poker D Lagerstroemeria hybrids Dwarf Crape Myrtle D Lavandula angustifolia Lavender D *Lantana camara Lantana Limomium perezil Statice D *Mahonia species Mahonia Myrica californica Wax Myrtle Nandina domestica Heavenly Bamboo Nasella pulchra Purple Needle Grass Pelargonium pelatum Ivy Geranium Penstemon species Penstemon Phormium tenax New Zealand Flax D Prunus caroliniana Carolina Laurel Cherry D Prunus ilicifolia Holly Leaf Cherry D Prunus lyonii Catalina Cherry D Rhamanus california Coffeeberry Page 29• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 Rhaphiolepsis indica Indian Hawthorn *Ribes species Current D Rosa california California Rose D *Rosa species Rose D *Rosmarinus species Rosemary D *Salvia species Sage Santolina chamaecyparissus Lavender Cotton *Symphoricarpos species Snowberry Tulbahjia violacea Society Garlic Viburnum tinus Viburnum Verbena species Verbena *Denotes a native species. Additional native species may be included as approved by the Planning Commision during the SDR. D Suggested drought tolerant species are denoted by a small D. GROUND COVERS AND VINES* Minimum 1 gallon ground covers (must achieve 100% coverage within 3 years) Minimum 5 gallon for vines Botanical Name Common Name D Acacia redolens Acacia D Achillea species Yarrow D Coprosma kirkii Coprosma D *Cotoneaster horizontalis Rock Cotoneaster D *Cotoneaster s. ‘repens’ Willowleaf Cotoneaster Festuca longifolia Hard Fescue Erigeron karvinkianus Santa Barbara Daisy Festuca californica California Fescue Festuca ruba creeping Red Fescue Helianthemum nummularium Sunrose D *Hypericum calycinum St. John’s Wort Jasminum species Jasmine *Juniperus species Juniper Page 30• Landscape and Open Space Guidelines Nielsen Property-Tassajara Valley • April 2010 D *Lantana species Lantana *Mahonia Repens Creeping Mahonia D Myoporum parvifolium prostrate Myoporum Oenothera speciosa childsii Mexican Evening Primrose Osteospermum fruticosum African Daisy D Rosa ‘Carpet Rose’ Carpet Rose D *Rosa Rugosa Japanese Rose D *Rosmarinus of?? cinalis Rosemary Solanum jasminoides Potato Vine Trachelospermum asiaticum Asiatic Jasmine *Trachelospermum jaminoides Star Jasmine *Vinca major Periwinkle Wisteria species Wisteria *Suggested erosion controlling plants for down sloping lots are denoted by an asterisk. D Suggested drought tolerant species are denoted by a small D. 17 18 19 20* 8 7 6 5 4 2 16 1 LOT 34 Dublin, California L.1 STANDARDS FENCE & WALL PLAN LANDUSE AND DESIGN Dublin, California L.2 OWNERSHIP & MAINTENANCE PLAN AND DESIGN STANDARDS LANDUSE Page 31 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • May 2008 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 restrictive or limiting, but instead to foster a livable environment that is enjoyable and interesting. BASIC PRINCIPLES Regardless of the architectural style, a home’s design is comprised of many components including building mass and articulation, roof form, façade design, living areas and garages, and detailed architectural elements. These components, when designed appropriately, provide a uni?? ed 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 proportion of architectural elements and the selection of details should be used to provide authenticity of each style. NEIGHBORHOOD DESIGN General Design Parameters 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. Semi-custom homes would be production ?? oor plans with provision made for customized placement or addition of windows, porches, balconies, and other architectural elements to respond to speci?? c site situations, including topography and views. Semi-custom homes shall conform to design requirements outlined below. Neighborhood Plotting and Massing It is important to create an attractive, diverse, and livable streetscape within the neighborhood. In addition to home massing and design and garage placement, this can be achieved by home placement and orientation. Page 32 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 The entry and detailing of the front façade should be the primary emphasis of the front elevation, rather than the garage. Elements such as porches, trellises, living spaces or courtyards should project forward of the garage. Entries of primary units should be visible from the street. Architectural Plan and Style Mix The Project shall provide a minimum of three different ?? oor plans. Each ?? oor plan shall be designed and built with roof and elevation treatments representing a minimum 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 additional architectural elements, details, or materials on the corner side of the house that match those on the front elevation. Elements to consider on corner lot homes include: • Entries placed on the side/corner elevation. • 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 practical. Interior Conditions Interior Lots should aim to have articulation so the side and rear yards do not have a canyon affect. Box houses are not acceptable. In order to not create these situations the following solutions are provided but are not meant to be limited to these solutions: ???? Recess the second story in the rear of the building ???? Provide plans that use articulation 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 ?? at area. The existing landform should be followed when possible with grading to step up or down the slope. Walls or slopes may be used to take up slope within the development. Plotting on Cross Slope Conditions On street slopes greater than 4% the garage shall be plotted on the high side of the lot. Buildings should be designed to take advantage of sloped conditions and maximize the views. Page 33 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Rear Yard Slope Conditions When buildings have rear yards sloping uphill, rear elevations on the second story should be stepped back to open up the rear yard and avoid a “canyon-like” effect. On downhill sloping yards, rear elevations should be stepped back to be more visually appealing from off-site. Refer to other sections herein for additional direction. SECONDARY DWELLING UNITS Second dwelling units are permitted and must be an integral and complimentary part of the main unit. Regardless of location, the secondary unit shall match the style and appearance of the primary unit. The design of the secondary dwelling unit shall follow the City’s Zoning Ordinance with the following requirements and exceptions: ???? Allowed on lots of 5,000 square feet or greater. ???? Sized at a minimum of 275 square feet and a maximum of 1,000 square feet. The second unit shall not exceed 35% of the total ?? oor area of the the primary single family residence. ???? Only one second dwelling unit permitted per lot. ???? One additional off-street parking space will be required; tandem or uncovered spaces permitted. ???? The secondary unit shall be incorporated as an integral and seamless component of the primary unit and/or the primary unit’s garage, if a detached garage is provided. DUPLEX UNITS Duplex dwelling units are permitted within the project area if utilized towards ful?? lling the project’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 standards, architectural criteria, and styles for the project area. Exceptions include the ability for zero setbacks at attached building side, yard area (250 sq.ft. minimum with a 10’ minimum dimension, and lot size and coverage to be determined at Site Development Review. ???? Duplex units shall be designed to appear as one cohesive structure (i.e.: architectural styling shall be consistent for the entire building). ???? 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, entries should be separated from one another. Entries sharing one path from the street are not permitted. ???? To the extent feasible, entries to garages should be separate and should be visually associated with the front door of the unit served. Page 34 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 ARCHITECTURAL DESIGN To develop diversity in neighborhood design and establish individual character for each home, the following elements and criteria have been developed. These, combined with guidelines included under Architectural Styles below, should be used to develop a varied but cohesive aesthetic for the project area. Elements and techniques that create these characteristics include: ???? Building Mass and Roof Form ???? Variable Elevation Setbacks ???? Two Story Houses ???? Single Story Architectural Elements ???? Garage Location and Design ???? Entry Design ???? Four-Sided Architecture Building Mass and Roof Form The general form of the building should be re?? ective of the architectural 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 re?? ect the architectural style of the building. Roof type, pitch and articulation should vary throughout the neighborhood. Rows of homes viewed from along Tassajara Road and interior streets are perceived by their 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 forms are encouraged. When designing the massing, elevations, and roof form of each structure, the following is recommended: ???? Articulate wall planes to provide interest and scale. ???? Provide projections and recesses to create light and shadow. ???? Combine one and two story forms to break up massing. ???? Vary building mass and roof lines to minimize repetitious forms, ?? at planes, silhouettes and roof ridge heights. ???? Provide a mix of different roof forms including front to rear, side-to-side, gables, and hips. ???? Use a variety of roof pitch slopes within the project area, with roof pitch being authentic to the architectural style referenced in the building elevation. Variable Elevation Setbacks When authentic to an architectural style, variable facade setbacks should be provided. The second story shall not completely overlay the ?? rst story without the provision of a single story element or mass. To assist in varying setbacks and front elevation massing, alternative garage locations should be incorporated as practical with terrain and split pad constraints. Homes rearing to Tassajara Road shall incorporate a horizontal or vertical massing break on the rear façade to prohibit a fully maximized building envelope along the publicly visible edge. Page 35 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Two Story Houses To reduce the visual impact of a second story home’s height; style appropriate elements shall be used. Please see the “Architectural Styles” section of this document for descriptions of speci?? c elements for each style. If appropriate to the architectural style, portions of the second story shall be stepped back from the ?? rst ?? oor façade, or shall incorporate elements (such as projecting balconies, livable areas projecting above a ?? rst ?? oor porch, etc.) that create variation in the massing of the building. These variations may include stepping back the building mass, projecting balconies or dormers, etc. Single Story Architectural Elements When appropriate to the architectural style, single story architectural elements shall be used to help create a more human scale and provide interest, while creating variation and enhancing street character. A signi?? cant single story element shall be used on at least one plan. These single story architectural elements include: ???? Interior living spaces that are a single story in height ???? Enclosed front patios ???? Single story garages with no building mass above it (on same front wall plane) ???? Single story front or wraparound porches ???? Cantilevered second story elements The quality of a neighborhood is enhanced by the inclusion of a house plan designed speci?? cally for corner lots or an interior lot plan with the ?? exibility to include pop-outs, wraparound porches or other enhancements when plotted on corner lots. Corner homes should have a signi?? cant one-story element (livable area or porch) on the corner side to reduce the scale of the building along the street frontage. Garage Location and Design To create a visually pleasing neighborhood and limit the potential of a repetitive street scene, garages should be designed utilizing different design and placement techniques such as: ???? Vary garage placement on the lot amongst house house plans. ???? Provide a collection of garage door appearances. ???? Incorporate garage treatments such as porte cocheres and trellises. ???? Recess doors a minimum of 12” behind the garage wall plane. ???? Limit driveway curb cuts to 16 feet wide. To the extent practical with split pad home designs, garage placement should be varied within the neighborhood, with garage location varying from ?? oor plan to ?? oor plan. Differing garage placements can be achieved by alternating front setbacks, incorporating different garage types, or providing a mixture of architectural elements that draw one’s eye away from the garage. Except for on streets with steep slopes plans should be reversed and plotted so the garage and entry are adjacent to each other. Page 36 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 The number of different garage placements within the project home plans is based upon the type of ?? nal unit plans designed. In instances where there are two split pad plans (one uphill and one downhill) with or without ?? at pad units of less than 20 units, two (2) different garage placements are required. If 20 or more ?? at pad units are incorporated into the project, three (3) different garage placements are required. Acceptable garage placements are: ???? Shallow Recessed -To reduce the mass of the garage, garages should be placed a minimum of 5 feet behind the living space façade. ???? Mid-Recessed -These garages are typically placed at or near the midpoint of the home. These garages shall be set a minimum of 10 feet behind from the living space façade. ???? Deep Recessed -Deep recessed garages are located a minimum of 20 feet behind the front façade of the home. These garages may be detached or attached to the home. This con?? guration creates usable outdoor space. ???? 3-Car Tandem -If a three car garage is offered, the third car space should be in tandem to the standard two-car space to reduce the visual impact of a three car garage on the street. Different patterns and colors should be applied to garage doors to give a variety of design. The use of windows is encouraged. Incorporating other garage treatments is suggested to minimize the impact of garage doors along the street. Architectural elements can be incorporated in the façade 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 garage door to provide texture and façade relief. ???? Porte coheres to create a screened parking spaces and outdoor spaces. ???? Single car garage doors to provide additional articulation and light and shadow. ARCHITECTURAL TREATMENTS A minimum of three different ?? oor plans with three elevations of varying architectural styles apiece should be provided for the Nielsen Property. The differences in these plans and elevations should be recognizable and provide variety to the neighborhood, but the elevations and styles should not clash. Four-sided Architecture Treatments Four sided architectural treatments shall be applied to all the houses within the Project. This is especially important to the homes that are adjacent or visible to Tassajara Road. (Lots 1-9 and Lots 25-28) Architectural treatments include window surrounds; shutters; detailed air vents, grille work, and other enhanced features. Elements provided shall be authentic to the selected style. Second story and roof elements should be given special attention since these will be the most visible from the street. ???? Materials, colors, and building articulation shall be continued onto the side and rear elevations to match that of the front elevation. ???? All material and color changes shall occur at an inside corner or other logical transition point such as Page 37 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 chimneys, projections, or recesses. ???? To provide a diverse and attractive neighborhood character, the portion of the rear elevations of homes that back onto Tassajara 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 architectural detailing. ???? The rear façade shall be broken either horizontally or vertically at a minimum. ???? Decks and patios provided off of the side or rear elevation shall match in design and style to the front elevation. Creation of Form and Relief Recesses and Shadows Recesses, overhangs, and projections are important for creating visual interest of a building form by providing depth and mass by causing shadows and shade. Architectural Projections Projections on a buildings façade should be used to create visual interest and emphasize important aspects of the design such as the entry or major windows. If these projections are provided in an appropriate manner they can distract from visually displeasing elements such as the garage or a large plain wall. Stepping Forms Step elevations horizontally and vertically. Where appropriate to the architectural style chosen, material changes should occur at these steps. Entry Statement The front entry to the home shall be designed as the focal point to the home. The entry should be easily recognized by pedestrians and visitors. Roof Considerations Roof Forms and Materials Roof types and forms shall vary throughout the neighborhood and from plan to plan. Roof forms and characteristics shall be consistent with the selected Architectural Style. Hip, gable and shed roof forms, or a combination thereof, may be utilized. The use of dormers and similar elements are encouraged to provide interest. Dual Pitch roof forms such as Gambrel or Mansard as well as ?? at roofs shall not be used on the Nielsen Property. If asphalt composite shingles are used they will be 50 year architectural grade. Roof Pitch A broad range of roof pitches and materials shall also occur within the neighborhood. Principal roof forms Page 38 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 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 are acceptable if properly designed. Similarly, tight fascias may be utilized when appropriate to the style. The designer should ensure that fascia boards, exposed rafters and other roof elements are substantially sized to avoid looking ?? imsy or weak. Roof detailing should 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 area, stepped roof forms are expected to occur on most or all of the houses in the project area. This stepping of the roof form should be seen by the designer as an opportunity to express the theme of the house and to provide visual relief and and interest. Vertical steps in ridgelines should be substantial enough to create visual impact and to allow for adequate weatherproo?? ng. 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 opportunities, create entry statements and provide elevation variety. Covered porches may differ in roof pitch than the primary structure. Front porches should 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 Architectural Style of the home. Unit Entry Considerations Entry Statement The entry to a home is more than just the front door. The physical form of the front pedestrian entry serves several stylistic and psychological functions including: ???? Identifying and framing the front door ???? Expressing the architectural theme of the home ???? Acting as an interface between the public and private realms (a “semi-public” outdoor space) Placement and Visibility The entries of the homes on the Nielsen Property should be located so that it is visually apparent the location of the front door. Architectural forms and details should be used to decrease the visual impact of the garage on the streetscape. Page 39 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Incorporation of Roof and Architectural Features Architectural features that are appropriate to the architectural style of the home should be used. Roof elements, porches, columns, although the door might be visible, architectural elements such as roof elements, covered porches, and columns should be used to announce the entry. Front Door Considerations Design The front door is a major part in the style and architectural character of the house. The door should be setback into the building form or covered 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 or contrast with the trim of the house, but must contrast substantially with the wall color. Use of Glass Incorporating glass into the door assembly, whether as panels within the door or side lights, expresses a sense of welcome and human scale (note that transom lights do not achieve 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 safety. Residential address numbers should be prominent and large enough to be read easily from the street. Street address numbers should be lit at night. Windows Placement and Organization In the design of homes for the Nielsen Property, designers should look beyond the practical consideration of room layout in determining the placement of windows. Window placement and organization should be used to contribute positively to the exterior architectural character of 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’ relationship to one another and to the wall and roof planes, creating a composition with a sense of order. Although they do not necessarily 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. Page 40 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Feature and Theme Windows Feature, or theme, windows create the dominant theme or form within the window hierarchy, creating a strong visual focal point within an elevation. Feature windows should reinforce the architectural style of the home. They may be used to deemphasize the garage, and highlight the entry or other signi?? cant elements of the building or site. Window Framing and Trim There are a variety of window framing materials available today, including vinyl, aluminum, wood, or cementitious simulated wood. The most important consideration for the designer should be whether a material is compatible with the architectural style it will be supporting. When aluminum framing is used natural, silver or gold anodized frames shall not be used, bronze anodized or colors that are complementary to the color palate shall be used. Windows should be trimmed on all sides of the house as appropriate to the architectural style. While all windows shall be articulated and or trimmed appropriately to the individual style as described in the architectural style section of these guidelines, aluminum windows must take additional precautions to be trimmed and articulated. These articulations may include wood or cementitious simulated wood trim, stucco surrounds, shutters, or recessed openings. Shutters If shutters are appropriate to the architectural style used they shall be provided on all highly visible elevations. Shutters must be appropriately sized for the window. “Closed position” shutters may also be used to provide interest on a façade where a window is not present. Consideration of Side and Rear Elevations While the signi?? cant topography of the Nielsen Property allows many or most of the homes built on the site to enjoy impressive views, it also means that homes will be more visible to the surrounding community than would homes in a typical subdivision. For this reason, it is imperative that the placement and number of windows on publicly visible side and rear elevations be carefully located and in a quantity to take advantage of views and limit blank and unattractive facades. Window style, placement, detailing and organization are applicable to all elevations of the home. Integrations with Roof and Architectural Details Proper articulation of wall and roof elements may include the use of windows. Architectural projections and roof gables and dormers may be used together with windows to create focal points. Attention should be paid to overhangs and projections above south-and west-facing windows to achieve better summer cooling. Sky Lights Skylights and roof windows are acceptable so long as they are designed to appear as an integral part of the roof, with clear or bronzed glazing and framework matching the roof or trim color of the house. The glass or plastic material of the skylight must be ?? at no “bubble” designs are permitted. Page 41 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Balconies and Decks Provided they can be successfully integrated with the architectural style of the home, the inclusion of balconies and decks are encouraged. The inclusion of these elements can be used by designers to break up large wall planes and create visual interest while adding human scale to the building. They can also provide desirable outdoor living areas and elevated open space, qualities 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. Regardless 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, including roof, columns, eaves, sof?? ts, and railing shall be consistent with the building style. Special attention should be paid to avoid plotting decks side by side on adjacent homes. Exterior Stairs 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 balconies, above, to ensure that the stairs appear as an integral and stylistically compatible part of the structure. Railings One of the most visible elements of balconies, decks, and external stairs is the railing. Although extruded aluminum railings are 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 or plexiglass can be used for railings in situations 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 or columns (i.e. metal pipe, wood of less than 6” in diameter, etc.) are not allowed. Columns may be clad in wood, masonry, stone or stucco and may be square, round or rectangular in shape. The width of the column should be appropriate to the material ?? nish. Attention should be paid to both base and capital detailing of the column. Arches related to posts or columns may be ?? at, round or segments of an arch, and may include a sof?? t, as appropriate to the style. Pergolas, Trellises and Patio Covers Builder provided pergolas, trellises, patio covers and other exterior structures should re?? ect the character, color and materials of the home served. Supports shall adhere to the guidelines for posts, columns 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 colors conforming to the color palette of the referenced style are permitted in moderation. Metal awnings are 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. Page 42 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 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 ?? nished with a false copper patina. Chimneys Chimneys, if used, can serve as major design elements and focal points within a building elevation. This element should be constructed with style-appropriate materials as described in the Architectural 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 Garage Doors Door Materials and Face Design Door materials should be used to re?? ect the architectural style of the home. The garage door should not distract the eye on the street façade. Textured and raised panels should be used on metal, wood or ?? berglass doors as it follows the architectural design. Windows within the door face is encouraged. The garage door colors should complement the color palate for the home without distracting from the elevation. Doors shall not include excessive decorations that distract from the elevation. All garage doors shall be the “roll-up” type. Recessed Doors Decreasing the visual impact of the garage door may be accomplished in part by extending the face of the wall surrounding the garage 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 garage door. Accessory Structures Any accessory structures shall be located per City of Dublin standards and site speci?? c standards found in the Site Development section of this document. All such structures shall match in style of the primary residence or shall be screened from public view by landscaping. Prefabricated metal or vinyl sheds are not allowed. Materials High quality materials shall be used throughout the project. No exposed foundations will be allowed. All materials shall extend to the ground. Materials shall be placed a maximum of two inches from any adjacent concrete and four inches from the adjacent ?? nished grade if impervious materials such as stone are applied. If wood, wood composition, board and batten or similar materials are 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 are provided in the architectural review package, non-illustrated elevations are expected to follow the colors and materials that illustrated on approved elevations. Page 43 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Further Design Considerations Trash and recycling receptacles and air conditioners shall be screened from public view. Utility 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 pedestrian access in emergency situations is not compromised. They may be located in rear yards so long as negative impacts on yard use and layout are minimized. At a minimum a clear path of 3’ on one side of the house shall be maintained at all times. Antennae 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 unit or placed per the current ?? re code. Page 44 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 ARCHITECTURAL STYLES CONCEPT The architectural styles suggested and discussed here provide the builder and design consultants the parameters to design attractive and authentic looking homes. Because of the unique hillside character of the Nielsen Property, the architecture of each home will be designed to complement the neighborhood, well as the surrounding areas, and provide for views from the homes. Six architectural styles are described and have been selected to provide an overall uni?? ed and consistent theme for the project. These styles have been chosen to complement styles that are seen throughout the East Bay and California and are reminiscent of past and present styles throughout the area. Three of the styles will be chosen for the Nielsen Property at the time of Site Development Review. Where terms like “wood” or “stone” appear in the following guidelines, they may be interpreted to mean “wood or or cementitious simulated wood” or “genuine or cultured stone veneer.” Page 45 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Historical Precedent Craftsman style in California was in?? uenced by the English Arts and Crafts movement of the 19th century. Rustic elements, such as stone and wood, were prominent in Craftsman architecture, as were built-in furniture elements, broad overhangs on the exterior, and other artful touches. Bungalows, a widely produced building style in the early 20th century in California, were so strongly in?? uenced by the Craftsman style that the two are almost synonymous. Design Characteristics ???? Wood columns, often with a wider base than top ???? Projecting cantilevers and gable ends ???? Gently pitched roofs with exposed rafters ???? Often substantial entry porches ???? A variety of siding types used as an accent on the base and at the ends of gabled elements. ???? Overhangs with exposed rafter tails at eaves. ???? Rustic building materials CALIFORNIA CRAFTSMEN Page 46 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Design Requirements Roof Pitch 4:12 standard. Gables Limited opposing gables: Typically 3:1 parallel to opposing. Roof Materials Shingle or ?? at tile, 50 year architectural grade composite. Overhangs Typically a minimum of 18”, up to 30” on projecting gables and other highlighted features. Siding A variety of siding types, mostly rustic building materials: Wood or simulated wood oriented horizontally (vertically acceptable for projecting gables and other accent areas), stone or brick base, similar to materials used on historic craftsmen homes or accent treatments. All treatments shall stop at logical transition points and shall utilize appropriate ?? nishing details. Stucco Finish Stucco ?? nishes should be minimized for this style and should be a light to medium sand ?? nish. Chimneys Craftsman chimneys shall be faced with brick or stone. Porches Porches should be incorporated in the entry sequence and should extend across some or all of the front elevation. Porch columns shall be appropriately detailed, as shall the porch roof. Balconies Balconies may be inset or projecting and shall be articulated with wood or simulated wood detailing. Window Treatments Window surrounds shall be trimmed with wood or simulated wood. Entry The entry shall be located within the front porch area and should be covered. Doors Doors shall be or appear to be wood, with simple, somewhat rustic detailing and/or multi-paned windows. Sidelights are encouraged. Garage Doors Garage doors shall include or appear to include panels appropriate to the detailing of the balance of the building. If windows are included, they should re?? ect the appropriate form for this style. Front Elevations The front elevation should include one or more prominent and detailed elements (entry, projecting gable, etc.) The roof should be low and simple with wide overhangs. Page 47 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Historical Precedent The origin of French Country is a blend of farmhouse and chateau styles reminiscent of the hillside villages in South France. Trademarks of this style include the use of stone lintels or surrounds at doorways and windows, stone accented entries, balconies, and shutters. Windows are vertical and typically have divided panes. Design Characteristics Style and design elements include: ???? Typically rectangular plan form with some recessed upper story massing ???? A main roof hip or gable form with intersecting gables ???? Moderate to steep roof pitch with minimal overhang ???? Smooth ?? at concrete roof tiles ???? Stucco wall ?? nish ???? Vertical multi-paned vinyl wrapped windows on front, enhanced, and publically visible elevations ???? Real or faux stone entry accents ???? Entry porches ???? Shutters ???? Decorative balconies ???? Wrought Iron Accents ???? Arched windows on 1st???? oor oor ???? Dormers ???? Turrets FRENCH COUNTRY Page 48 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Design Requirements Roof Pitch Pitch may range from 4:12 to 8:12 for the mass of the building; a steeper pitch may be employed to highlight entries or other architectural features. Gables Hip roofs are often utilized in this architectural style. Gables should be no more than 2 parallel to 1 opposed. Roof Materials Shingle or ?? at tile, 50 year architectural grade composite. Overhangs 6-12” standard. Siding Brick, ?? eld stone, cobble, or random/semi-random ashlar stone veneer elements should be incorporated into this style. All stone veneer shall stop at logical transition points, shall wrap around the face of the building and shall utilize appropriate ?? nishing details. Stucco Finish Light to medium sand ?? nish. Chimneys Chimneys in the French Country style should be clad in stucco or match the material of the siding used on the building. Porches None. Balconies Balconies shall be projecting from the main building mass and shall have wood. Window Treatments Window surrounds should be detailed with wood trim or stucco over building foam painted in trim colors. Wood or wrought iron window boxes, shutters, fabric awnings, or other window embellishments should be included in select locations. Entry Entries for this style may be a tower element, an alcove, or a deep recess over an enhanced front door. Stone or brick should be used as an accent material around the entry, covering at least 50% of the entry element façade. Doors The door should be a simple wood door, possibly including a single small view window. Garage Doors Panel breakups on the garage door should correspond to the details of the main building façade or accent elements. If the door has windows, they should be appropriate to the style. Front Elevations The front elevation should include one or more prominent and detailed elements (stone or brick entry element, feature window accented with shutters and window box, etc.) The roof should include both gable and hip elements. Page 49 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Historical Precedent The Monterey style re?? ects the early California Adobe architecture style with New England Colonial two story massing. The second story of the Monterey style can be clad with a different material, typically wood siding. The ground ?? oor is typically stucco or a brick veneer. Upper story cantilevered balconies and arched entries are distinct architectural details of this style. Design Characteristics Additional Monterey styling forms and details are as follows. ???? Mostly simple, two story forms with a subtle roof pitch. ???? Covered second level balcony with wood railings and columns on front elevation ???? Gabled or hipped roof with overhangs ???? Barrel or “S” concrete roof tiles or ?? at concrete tiles with shingle appearance ???? Contrasting materials of stucco or brick on the ground level and wood and/or stucco siding on the upper level ???? Simple trim; minimum 4” wide wood on on siding or encased foam on stucco ???? Vertical multi-paned vinyl wrapped windows on front, enhanced, and publically visible elevations ???? Shutters on primary windows ???? Tile vents on gable ends ???? Heavy timber accents MONTEREY Page 50 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Design Requirements Roof Pitch Pitch for the main building masses may be no lower than 3:12. Shed roofs covering balconies and other projecting elements may be reduced. Gables The use of front facing gables should be minimized. The primary roof forms should be gables running side-toside or hip. Gable ends should be detailed with tile vents. Roof Materials Shingle or ?? at tile with the appearance of shingles, or rounded concrete tile with the appearance of clay tile. Overhangs Rake boards shall be tight to the building, with rafters exposed under extended eaves. Siding Wood, stucco and brick are acceptable siding types. Siding treatments should be used to break up large facades. The use of brick or stucco is encouraged as at the base of the home. All siding and base treatments should stop at logical locations and shall not stop without appropriate ?? nishing details. Stucco Finish Texture on stucco ?? nishes for the Monterey style should be light sand ?? nish or smoother. Chimneys Chimneys should employ simple caps and be faced with stucco or brick, depending on the detailing of the balance of the structure. Porches Any porches should be enclosed with stucco or other siding materials so as to appear as part of the mass of the building. Balconies A prominent balcony of a useable size shall be an integral part of the front elevation. It should span most of the front façade with traditional cantilevered massing and be integrated with the primary roof form. Railing and columns shall be wood or wood appearing. Balcony may extend over the ?? rst ?? oor with support columns. Balconies are encouraged on rear elevations of down-sloping homes. Window Treatments Wood trim details shall be included on all windows. Shutters shall be used as accents on select windows. Entry Entries shall be recessed under the projecting balcony. Sidelights and transom lights are discouraged. Doors Doors shall be simple wood with wood trim surrounds. The door may include a small window with wrought iron detailing. Garage Doors Panel breakups on the garage door should correspond to the details of the main building façade or accent elements. If the door has windows, they should be appropriate to the style. Front Elevations On the front elevation, emphasis should be placed on the contrast between the relatively light colored building mass material and a darker roof, balcony and shutters. Page 51 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Historical Precedent The European Eclectic style is best characterized as a blending of European cottage traditions, arising primarily out of Tudor and Norman architecture of England and France. The style gained wide popularity in the United States in the early 20th Century, aided by re?? ned veneer techniques allowing extensive use of stone and brick at an affordable cost. Opposed to French Country which is has a more rectangular appearance, European eclectic takes advantage of triangular angles. Design Characteristics Stylistic forms and detailing include: ???? Steep roof pitch with little overhang ???? Hip or half-hip roof with projecting gables ???? Occasionally asymmetrical gables, with similar roof pitch on the top half, but with one side extended further down, often with the roo?? ine curving into a gentler pitch ???? Roofs on two-story element often extending down to the onestory roof level ???? Extensive use of stone or brick veneer at the base of the building and on tower, other wall elements, and entry elements. ???? Limited relief in wall planes ???? Decorative ledges and window accents EUROPEAN ECLECTIC Page 52 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Design Requirements Roof Pitch Standard pitch should be between 6:12 and 8:12, with limited use of pitches as shallow as 3:12. Gables Depending on the roof level, gables should end with a feature window, a wooden vent detail or both centered under the peak of the roof. Roof Materials Shingles or ?? at raked tile. Overhangs Overhangs should generally not exceed 12”. Siding Primary siding material is stucco. Wood siding may be used as an accent material in gable ends. Stone or brick may be used as a base treatment. All siding and base treatments should end at logical locations and should include appropriate ?? nish details. Stucco Finish Finish on stucco work shall be light to medium sand. Chimneys Lower portions of chimneys should be clad in brick or stone. Where chimneys are highly visible, some of the stones or bricks should be set in contrast to the prevailing courses as visual accents. The upper half of of chimneys should be stucco, and may include a taper toward the top. Porches None. Balconies Any balconies on the elevations facing the street should be wood or wrought iron detailing as an attachment to the building plane. Window Treatments Window surrounds shall be detailed with wood trim or stucco over building foam painted in trim colors. The use of shutters is encouraged. When used, shutters should occur on all logical window that may be viewed from the street. Fabric awnings and wrought iron window boxes may also be used. Entry Ideally, the entry should appear as a projecting mass, with the door set within. Stone or brick shall be used to identify and accent the entry area. Doors Doors should be wood with wrought iron accents such as grill work over windows or decorative hinges. Windows in the door should not occupy more than a quarter of the door area. Side lights may be used. Garage Doors Panel breakups on the garage door should correspond to the details of the main building façade or accent elements. If the door has windows, they should be appropriate to the style. Page 53 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Front Elevations The front elevation of the European Eclectic style should generally appear as several interlocking masses, with roof ridges at a variety of elevations. The building should appear to sit heavily on the ground (with stone or brick “grounding” the building), becoming lighter as the eye moves upward (with stucco siding and a high peaked roof.) Page 54 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Historical Precedent The East Coast architectural style in California is strongly in?? uenced by American Colonial and Georgian Revival traditions. Simple, functional design, such as that embodied in the Cape Cod and Farmhouse architectural traditions, has also had in?? uence on this style. The main house form is typically two story rectangular with extruding gabled massing. Generally, this style may be characterized as a harmonious combination of one-and two-story massing, with single story wings and porches, and gabled roofs with dormered windows. Design Characteristics The essential concepts for appropriate scale, massing and proportion of the East Coast style are: ???? Combining one-and two-story roof elements ???? Prominent use of gabled roofs ???? Wood siding ???? Entries covered by a porch roof or an entry portico ???? Wood detailing around windows, including the use of shutters ???? Simple round or or square columns for porches, with limited detailing of base and capital EAST COAST TRADITIONAL Page 55 • Architectural Criteria, Guidelines and Styles Nielsen Property-Tassajara Valley • April 2010 Design Requirements Roof Pitch Standard roof pitch may vary between 5:12 and 8:12 Gables Gables should not dominate the front elevation. They are appropriate for use as entry elements and dormers. They may include entire or broken horizontal entablature to form a pediment or broken pediment. Where appropriate, they may be detailed with round, wooden vents. Roof Materials Shingle or ?? at, raked tile. Overhangs Standard overhangs should be 12”-24”. Rafters should be hidden by rake boards. Siding The predominant siding type for this style shall be horizontal or vertical wood siding. Brick may be used as an accent material. Use of stucco should be limited to areas not visible to the public. All siding and accent treatments shall stop at logical locations and shall be ?? nished appropriately. Stucco Finish In the limited circumstances where stucco is used (see above), it shall be a light to medium sand ?? nish. Chimneys Chimneys for the East Coast style shall be faced in brick. Porches A porch or portico shall be a prominent feature of the front elevation and shall encompass the entry and front door. Porches should be substantial in size. Balconies Balconies may be used on second story elevations. Columns, rails, posts and other balcony details and accents shall be wood. Window Treatments The use of dormered windows is strongly encouraged. All windows shall be trimmed with wood surrounds. If shutters are used, they should be used on all facades of the building, with special attention to those seen from public streets. Entry Entries shall be covered by a porch or portico. The use of decorative lighting for the entry is encouraged. The entry shall include sidelights and may include transom lights. Doors Doors shall be paneled wood, with or without lights. Garage Doors Panel breakups on the garage door should correspond to the details of the main building façade or accent elements. If the door has windows, they should be appropriate to the style. Front Elevations The overall appearance of this style should be one of simple vertical and horizontal lines. The entry should be prominent, and the gently pitched roof should be accented by simple gables. Page 1 ?? Vesting Tentative Map Vesting Tentative Map Project Description Introduction The Nielsen Property consists of approximately 10.9 gross acres within the Eastern Dublin General Plan Amendment/Specific Plan (EDGPA/SP) area. This Vesting Tentative Map submittal is being processed concurrently with a General Plan/Eastern Dublin Specific Plan amendment, a Stage 1 PD Amendment and Stage 2 PD Rezone. The Project Area is located at the northern end of the City of Dublin on Tassajara Road at Silvera Ranch Drive. The site is bordered by Tassajara Road and the Wallis Ranch development to the west; the Silvera Ranch housing development to the north; Quarry Lane School to the south; and the Lin Property of Dublin Ranch to the east. Existing Site Conditions and Land Uses The property contains two occupied residences, numerous outbuildings, a horse arena and various cellular facilities. Seasonal Christmas tree sales along with cattle grazing also occur on the site. All residences and trees will be removed. Cellular facilities are anticipated to primarily remain as located, but some will be adjusted on-site to accommodate the new neighborhood. The property is not under a Williamson Act Contract. The majority of the land within the Nielsen Property boundaries is mildly sloping with areas that have been graded to provide plateaus for buildings and a horse arena. The majority of the site is not a natural slope and has been engineered to accommodate the existing uses. There are a few areas of the site that have slopes of 30% or greater, many of these areas will remain undeveloped. The property is covered primarily with nonnative grassland vegetation. Ornamental plantings occur around the primary residence. One heritage tree, a cork oak, exists on the site. The cork oak is not a native species to the area. The lowest elevation of the site is approximately 444 feet above sea level, while the highest elevation is at approximately 570 feet. Preliminary level geologic and geotechnical investigations of the Nielsen property, undertaken by Berlogar Geotechnical Consultants in July 2007, conclude that the Nielsen Property is suitable for the development intended. The project site is not located within a “Special Studies Zone” for active faults as defined by the State of California (1982) and no fault zones exist on the Nielsen property. Any and all landslides within the development area will be stabilized, removed, or avoided in accordance with design level geotechnical reports. Development in hillside areas is carefully regulated under the Eastern Dublin Specific Plan to insure that Nielsen Property ?? April 2010 Page 2 ?? Vesting Tentative Map hazardous hillside conditions are avoided or remedied. The Federal Emergency Management Agency (FEMA) FIRM community panel No. 0607050002 B (dated Revised November 1, 2002) and NO. 060001 0115C (dated Revised September 17, 1997) maps indicate that no 100-year flood zones are present on the property. A biological study within the project area was undertaken by LSA in December of 2007, and updated in April 2008, while no special status plants or animals were indentified on the property, it was determined that certain rare plant studies and wildlife surveys are necessary prior to site construction. The property does not contain any stream or wetland areas that would potentially be subject to resource agency jurisdiction. Proposed Land Uses and Development Concept The Stage 2 Development Plan for this project proposes 36 Single Family Residential homes on approximately 10.9 gross acres. The single family residential use falls within the ranges permitted by the residential category as specified in the EDSP/GP. The project is consistent with the General Plan and Eastern Dublin Specific Plan, as amended, and adheres to the policies and intent of these documents. The 36 units have been arranged on two cul-de-sacs to work with the natural grade of the site and utilize terraces and stepping the houses up the slope. Each lot is a minimum of 5,000 square feet. Lots have been designed assuming a split level residential unit to better fit the topography of the site by stepping up the slope and to reduce the need for exterior retaining walls. However some units and lots have the option to be offered as flat pads. In addition, the stepping and positioning of the lots will provide optimum views of the valley and hills to the north, west and south of the project. The project proposes a gated entrance to provide privacy and security to the residents of the Nielsen Property. Narrow streets, sidewalks on one side of the streets, as well as the landscape theme, will keep with the rural character of the surrounding areas. The Nielsen Property will be completed in one phase. Project Access and Circulation Primary access to the Project Area will be via Silvera Ranch Drive, an entry street, that connects to Tassajara Road at a signalized intersection. Tassajara Road will ultimately be a six-lane divided arterial street. For local residential neighborhood streets, where there are houses on both sides of the street, parking will be provided on both sides. The roads will transition into parking on one side where the houses are single loaded. Both cul-de-sacs will not have parking on them, but are sized to meet fire standards. Except at the entry road, a sidewalk will be provided on one side of the neighborhood street to accommodate pedestrians, and a meandering walk will be placed on Tassajara Road in keeping with the ultimate design Nielsen Property ?? April 2010 Page 3 ?? Vesting Tentative Map of Tassajara Road. The entry road will have separated sidewalks with 6’ parkway strips as well as a landscape median. The proposed street sections are comparable to those already approved or built in other areas of the Specific Plan. An EVA is provided between Street A and Tassajara Road. This feature can double as a trail providing another pedestrian connection to Tassajara Road for the residents of the development. Utility Services The Dublin San Ramon Services District (DSRSD) will provide sewer, water, and recycled water services to the Project Area. These services are planned in accordance with the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions) that includes the proposed Project Area. It is anticipated that existing water storage reservoirs and pumping stations will provide water service for the Project Area through build out. The Project Area will be served by Pressure Zone 2 potable water. Zone 2 mains exist around the project in nearby existing streets. Final locations and sizing of these facilities will be in accordance with the standards and recommendations of DSRSD. Sewer service for the Project Area will require connection to DSRSD's existing sewer system and sewer treatment will occur at DSRSD’s treatment plant. Gravity sewer mains exist in the adjoining streets. Final sizing and location of sewer facilities will be determined in conjunction with DSRSD. Force mains may also be utilized, if necessary. Recycled water will be provided for irrigation of the Tassajara Road right-of-way, and the entry median island thereby reducing potable water use. Final location and sizing of recycled water facilities will be per the updated Master Water Facilities Plan prepared by DSRSD. The storm drain system for the Project Area will consist of local facilities. Local facilities generally consist of smaller diameter pipes connecting individual sites or areas to the collector system previously installed in adjoining streets. The project proposes to connect to existing storm drain facilities in Tassajara Road and Silvera Ranch Drive. The actual sizes and locations of proposed storm drain facilities will be determined at the improvement plan stage. The Project Area is within the Zone 7 Drainage Study Area, therefore, its expected flows are anticipated and planned for by Zone 7 and the project’s facilities will be sized appropriately. A strategy for maintaining the quality of storm water runoff for the Project, once development occurs, will be determined in conjunction with the City of Dublin. In accordance with the Regional Water Quality Control Board’s Alameda County Municipal NPDES permit for stormwater, a series of best management practices (BMPs) will be designed to mitigate the introduction of pollutants associated with development into downstream watercourses. The primary focus of water quality design is to direct Nielsen Property ?? April 2010 Page 4 ?? Vesting Tentative Map “first flush” runoff, typically containing the highest pollutant load, into water quality treatment facilities. The proposed site plan anticipates utilizing one of two options for water quality treatment. The existing bio-retention cell at the corner of Silvera Ranch Boulevard and Branding Iron Drive may be utilized by the Nielsen Property with some minor upgrades as determined in conjunction with the City of Dublin. If the existing bio-retention cell is not utilized, a bio-retention cell located at the north western corner of the site may provide storm water quality treatment. An additional water quality swale may be located on site to provide for storm water quality treatment of runoff from the EVA and the western-most lots. The storm water quality treatment facility final design and location will be determined with the improvement plans. Nielsen Property ?? April 2010 Page 5 ?? Vesting Tentative Map Tentative Map Written Statement A. How will the proposed subdivision benefit the City of Dublin? This project will allow the construction of 36 dwelling units for the City of Dublin, increasing the assessed value of the City. The provision of homes within the project area will help facilitate a City-wide balance between jobs and housing. Future residents will strengthen the market for nearby commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan. This in turn will substantially increase sales tax revenue for the City of Dublin. B. Describe how the proposed subdivision will be compatible with surrounding land uses, enhance the development of the general area, and create an attractive and safe environment. Development of the project area will be harmonious with and relate to existing and future development. The site plan for the property adheres to the General Plan’s and the Eastern Dublin Specific Plan’s goals and policies. This will ensure that the project will be compatible, both in terms of land use and physical design, with adjacent development. The proposed land use will blend with the neighboring developments with residential areas to the north, west, south and east. The Project will blend with the neighboring areas to create a viable, cohesive community. C. Will the proposed subdivision be consistent with all elements of the General Plan and any applicable Specific Plans of the City of Dublin? This project is requesting a change of land use from Rural Residential/Agricultural to Low Density Residential. A General Plan/Specific Plan amendment has been included in this application to address the changes that will occur. These changes will follow the intent of the Plan’s policies and goals. D. Is the site physically suitable for the type and intensity of development being proposed? The project site is physically suitable for the type and intensity of zoning being proposed. Development patterns outlined in the General Plan and the Eastern Dublin Specific Plan have generally concentrated higher density uses in the lowlands along Tassajara Creek, while the steeper and higher elevation portions of the area have been reserved for lower density residential uses. This project follows these plan’s density and land use objectives. The 100-year flood event is maintained within the top of banks of the creek and tributaries. This is supported by FEMA community map panels No. 060705 002 B (dated Revised November 1, 2002) and No. 060001 0115C (dated Revised September 17,1997) that illustrate that there are no flood hazards on the property. Nielsen Property ?? April 2010 Page 6 ?? Vesting Tentative Map E. Is the design of the subdivision or proposed improvements likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat? The project is not anticipated to cause substantial environmental damage. A biological study within the project area is being undertaken by LSA. Initial review of the property indicates no special status species are located on the site. Once this report is completed it will be submitted to the city. F. Will the design of the subdivision or type of improvements adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare? The proposed project is consistent with the Eastern Dublin Specific Plan’s ordinances for public health, safety and welfare. The project will not adversely affect the health or safety of persons residing or working in the vicinity, nor will it be detrimental to public health, safety or welfare. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced. Any and all landslides within the development area will be stabilized, removed, or avoided in accordance with design level geotechnical reports. Development in hillside areas is carefully regulated under the Eastern Dublin Specific Plan to insure that hazardous hillside conditions are avoided or remedied. The Federal Emergency Management Agency (FEMA) FIRM community panel No. 0607050002 B (dated Revised November 1, 2002) and NO. 060001 0115C (dated Revised September 17, 1997) maps indicate that no 100-year flood zones are present on the property. None of the residential lots in the Nielsen Property project will have direct access onto a major arterial street. G. Will the design of the subdivision or type of improvements conflict with easements, acquired by the public at large, for access through or use, of property within the proposed subdivision. The subdivision will not conflict with any public easements on the site. H. Is the site where the subdivision is proposed located on a hazardous waste and substances site (pursuant to Government Code Section 2.65962.5). A Phase 1 Environmental Assessment of the Project Area and has been conducted by Berlogar Geotechnical Consultants (dated 6/12/2008) to determine the presence of any hazardous waste and substance sites. The findings of this study revealed no evidence of recognized environmental conditions in connection with the property. Two above-ground diesel fuel storage tanks (AST) and one small surface water oil AST. These ASTs appeared in good condition and signs of spills or leakage were not observed. A review of available agency files did not reveal any AST violations for the property address. These tanks will be removed at the time of development. Nielsen Property ?? April 2010 Page 7 ?? Vesting Tentative Map The main residence is of sufficient age that it may have ACBM and LBP. When building demolition occurs these materials should be managed and disposed by qualified contractors. DBA HOA HOA HOA HOA ENTRY LANDSCAPE OPEN SPACE /LANDSCAPE /SDE HOA HOA OPEN SPACE /LANDSCAPE /EVA /SDE E HOA HOA ENTRY LANDSCAPE /SDE C HOA HOA OPEN SPACE /LANDSCAPE /SDE LOT 34 NIELSEN HOA OPEN SPACE /LANDSCAPE /EVA /SDE /CELL TOWER FACILITIES CD-416 CD-418 CD-500 CD-700 CD-701 CD-702 CD-703 CD-704 CD-800 CD-801 CD-802 CD-803 CD-804 CD-103 CD-104 CD-105 CD-106 (OR CD-111) CD-107 CD-110 CD-300 CD-301 CD-302 CD-401 CD-407 CD-410 CD-412 CD-415 DEPRESSED DRIVEWAY DETAIL CD-106 OR CD-111 TO BE USED