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HomeMy WebLinkAboutOrd 11-10 Nielsen PD Rezone TassajaraORDINANCE NO. 11 -10 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ************* APPROVING A PLANNED DEVELOPMENT REZONE WITH A RELATED STAGE 1 DEVELOPMENT PLAN AMENDMENT AND STAGE 2 DEVELOPMENT PLAN FOR THE NIELSEN PROPERTY RESIDENTIAL PROJECT (6407 TASSAJARA ROAD - APN 985-0002-009-02) PA 07-057 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. The Nielsen Property project site is located ~t 6407 Tassajara Road. Through Ordinance 15-02, the City Council adopted PD-Planned Development zoning and a related Stage 1 Development Plan which, among other approvals, allowed the existing rural residential uses to continue on the Nielsen Property. B. The Nielsen Property Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, as proposed, would permit the future development of up to 36 units on the project site. The Stage 2 Development Plan establishes the permitted, conditionally permitted, and accessory uses, site plan, site area and maximum proposed densities, maximum numbers of residential units by type, development regulations, architectural standards, and preliminary landscape plan for the up to 36-unit development. C. The Planning Commission recommended adoption of the Planned Development Rezone with a related S#age 1 Development Plan Amendment and Stage 2 Development Plan through Resolution 10-19 following a properly noticed public hearing on April 27, 2010. D. The City Council considered the Planning Commission recommendation at a properly noticed public hearing on May 18, 2010 at which time all interested parties had the opportunity to be heard. The City Council considered the adopted Supplemental Environmental Impact Report and prior environmental documents, and alt above referenced reports, recommendations and testimony to evaluate the Project, including the PD zoning. Section 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Nielsen Property Planned Development Zoning, including the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 in that the development plan contains a desirable use of land that complements surrounding land uses, in particular that provides additional residential units in close proximity to existing residential uses to the north of the project site and continues the concentration of residential development along the Tassajara Road corridor. Page 1 of 20 2. The a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Developmenf Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project will implement the type and scale of development envisioned along Tassajara Road in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area. It will provide attractive and interesting development and will provide pedestrian and bicycle connectivity along the Tassajara Road frontage of the project site. The cellular phone facilities that currently exist on the property are expected to remain although their location may be adjusted slightly to accommodate the new homes. Any new location will need to be approved through the Site Development Review process and is not approved in this Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development Rezone with a relafed Stage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project will implement the type and scale of development envisioned along Tassajara Road in the Generaf Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area. It will provide pedestrian and bicycle connectivity along the Tassajara Road frontage of the project site, which already exists both north and south of the project site. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed in that the project has been designed in a manner where the 34 lots are arranged on two cul-de-sacs to work with the natural grade of the hilly site and the plan utilizes terraces and stepping the houses up the slope. Lots have been designed to fit the topography of the site by stepping up the slope and to reduce the need for exterior retaining walls. The Stage 2 Development Plan will implement all project- specific mitigation measures and previously adopted CEQA mitigation measures related to potential environmental impacts associated with development of the site. 3. The Planned Development Rezone with a related Stage ? Development Plan Amendment and Stage 2 Development Plan will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to fhe public health, safety and welfare because the Project will comply with all applicable development regulations and standards and will implement all mitigation measures in the Project Final Supplemental Environmental Impact Report and all applicable mitigation measures in the prior EIR. 4. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan is consistent with the Dublin Genera/ Plan and Eastern Dublin Specific Plan in that on May 18, 2010 the City Council adopted Resolution No. 76-10, approving an amendment to the Dublin General Plan and Eastern Dublin Specific Plan to permit the development of up to 36 single family homes on the Nielsen Property and reducing the width of on-site streets. Once the amendments were approved, the project became consistent with both the General Plan and the Eastern Dublin Specific Plan. Page 2 of 20 C. Pursuant to the California Environmental Quality Act, on May 18, 2010 the City Council adopted Resolution No. 74-10 certifying the Finaf Supplementat Environmental Impact Report and Adopting Environmental Findings under CEQA. D. All of the above referenced resolutions and ordinances are incorporated herein by reference and available for review at City Hall during normal business hours. Section 3. ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amended to rezone the following property ("the Property") to a PD-Planned Development district: 10.9 gross acres at 6407 Tassajara Road; APN 985-0002-009-02. A map of the rezoning area is shown below: Page 3 of 20 Section 4. STAGE 1 DEVELOPMENT PLAN AMENDMENT The Stage 1 Development Plan is amended by changing the zoning from PD-Planned Development (Rural Residential/Agricultural) to PD-Planned Development (Single Family Residential). Section 5. STAGE 2 DEVELOPMENT PLAN APPROVAL The regulations for the use, development, improvement, and maintenance of the subject property are set forth in the following Stage 2 Development Plan, which is hereby approved. The Stage 2 Development Plan permits the development of up to 36 residences on 34 lots, pursuant to approval of Site Development Review. Any amendments to the approved Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code. The Stage 2 Development Plan consists of the items and plans identified below. 1. Statement of compatibility with Stage 1 Development Plan The project proposal includes an amendment to the existing Stage 1 Development Plan that was approved by the City Council in October 2002 via Ordinance 15-02. The Stage 1 Development Plan that was approved at that time allowed for the continued use of the Nielsen Property as a rural residence. This amendment to the Stage 1 Development Plan would allow the development of up to 36 residential units on 34 lots on the property. Once the amendment is approved through the adoption of this ordinance, the Stage 2 Development Plan will be compatible with the Stage 1 Development Plan (as amended). 2. Statement of uses. The Permitted, Conditionally Permitted, Accessory, and Temporarily Permitted land uses allowed under the Nielsen Property Planned Development zoning district include, but are not limited to, the following: Permitted Uses: Animal Keeping - Residential Cellular Towers and related communications facilities (except on a residential lot with a private residence) Community Care Facility - Small Home 4ccupation in accordance with Chapter 8.64 (Home Occupations Regulations) of the Dublin Zoning Ordinance Community clubhouse or similar facility (pool, spa, fitness room, event area for small gatherings, kitchen, etc) Second Unit in accordance with Chapter 8.80 (Second Units Regulations) of the Dublin Zoning Ordinance Single-family dwelling Family Day Care Home - Small Open Space Water Quality and Retention facility Other uses similar and related to the uses above as determined by the Community Development Director Page 4 of 20 Conditional Uses: Bed and Breakfast Inn Family Day Care Home - Large in accordance with Chapter 8.66 (Large Family Day Care Homes) of the Dublin Zoning Ordinance Accessory Uses: All Accessory Uses should be in accordance with Chapter 8.40 (Accessory Structures and Uses Regulations) of the Dublin Zoning Ordinance Temporary Uses: Temporary Construction Trailer in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance. Tract and Sales Office/Model Home Complex in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance 3. Stage 2 Site Plan The Stage 2 Development Pfan is shown below and is also included as Sheet PD2-1 in the Project Plan Set, dated received April 9, 2010, on file at the Community Development Department. The site plan illustrates potential building envelopes. 4. Site area, proposed densities. Land Use Designafion Site Gross Site Net Number of Gross Net Density Acres Acres Units Density Single Family Residential 10.9 10.0 36 3.3 du 3.6 du 0.9 to 6.0 units er gross acre) Page 5 ~~ 20 5. Development Regulations. The Development Regulations for the future development of the Nielsen Property are included below. ~ite Developntent Standar~s Ynunurn treet ron#age ot i t 1 ~;~ I4lax~nurn Lot ~c~uera e Itltld ll E1Q T1Iit ;. ,v 2P 3. ,u Nlaxunum Su ~ Hei t 35 l~~aximurn Stan ~s ' = 2.~ a , , ,t . ~ ~~Zt1~n. ~~# - Cl . i~:C Cu ~ ) . i . . 4- ~. i~~i.n aee ; c~'c t t~r con~; r~rnt acin C~arag~ LiE•inb Space o~-er F~r~vard Gara~e ~41~`¢ or less of the s~ ~n~ story livin~ ~rea aba~e ~arage may ~xten~ past recesseci first ' ~titnum i e et ~c -s - ! . ' ' , ~ ~ ~ 1 Stc~r I.ivin S ac~ ~ C,ara e ts, :. { i u ex slzare ot ' e ~+ vt~ 'vin ~e y«;, Cc~rner Lot Livin S aee to Stree# Side PL ~'~ ?o L' ~-story, 10' sin~ e-5-~u : eleme~lt Qr~ or c onv 14~u~umun Rear Set ac s"~ ~'~"' iv-in~ 5pace,, araQz rniil. '<20` min. when rear ~-ar~ is adjacent t~~ another ~~. .~. ot et ac ~ te uirements'°~~ ~ts - et ac ' e ~i assa'ara i~ac ~ ats ~ min w~~-e re~~~~ve ~~' et ac ~ ~ . ~ts - ~ ~nin Lots 15-?t? ~4Y min ~~ ots - min ots ~-_~ u" " g enve aFe ~v' en yo;i t~p o ots ~_ -~a .~ ~i~in om rear praperty e ~F er e utre~nenfti ' imum sa ~ ` art ==' ~ Downhill l~ts ~i~ sloped terraui 2~` min tlat yard if achie~~able if ns?t ~=~:+t} S.F. flat deck, balcony or frc.~nt ~uurtyard urith a min .~Iirriension of 8' 4(~1 S.F. flat area ~vitlt a z~lin. dim~nsic~n of 12'. ^ a~unum ncr~a~hizients c ear on en~ sic e ar ~ ~c~esso Strachzre~ Se ac ' r ~~. c. c~essor~ ~tructure e turements Lots 15-?C~ ~'~'itltin 20' of rimar~° tnxildin str~ictur~. ots ~.,-~~. ; ust e " t cvit ~in e esignated .~~ ding ar ~ aces ~~ u~re er on~e~= °:°tr ic~~~ere an est ~.c~fYter ot riangulated isi '~t~~ "asement ~:~; om ace of intersecting 5~treet etir Page 6 of 20 Notes for Site Development Standards (A) Setbacks are measured from the property line. (B) Encroachments: Items such as, but not limited to, roof ocerhangs, 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 puUlic view via walls, enclosures, roof placement, etc. (C) Setbacks for accessory struciures shall be in accordance with Chapber 5.40 (Accessory Structures) of the Dublin Municipal Code, Accessory Struciures or as identified ul these development standards and PD Rezone. Noise generating uses such as pool and spa equipment shall be acousticaliy screened or located outside the setback area. (D} Accessory Structures as defined in Section 8.08 of the Dublin Municipal Code and covered patios are allowed an additional five percent of coverage when located in the rear or side yard of the hoirse, 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 totai coverage on a lot exceed the combined 'Building Footprint" and "Other" coverage. 1. Maximum lot coverage regulations are inbended 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 enciosed 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. Swin~-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 tevel 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 Official. 6. Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to building overhang to be 36-inch minimum or as rec~uired 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 ma~ 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 sireets measured along the face of intersecting street curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See diagrams on following pages) 10. Where a minimum five-foot wide HOA landscape parcel lies between a lot or duster 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. l2. 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 sp~cific 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 of 20 6. Architectural Standards. The Architectural Standards for the future development of the Nielsen Property are inciuded below. ~rchitechiral Criteria, Guidelines, and Sf}Tles GC?~'CEI'"f 'Ihe purpose of these Arihitect€~ral Ci7teria and Guid~lines is t~ prc.~~~ide design and st,~le dire~~tion to the ht~nebuilder of the ~Tielsen Pro}.~erty. `The Guidelines ensure attractive ciesign and high quality constructis~n for th~ ~~roje~-t ~~ ill ~e done. 'I~he Cri#eria and Guideluies are not designed to tze c~verly restricti~-e or iimiting, tnit instead ta f~~ster a li~~able envir~nment that is er~jc~yarle and int~restin~. BASIC I'~~VC~~'LES Regardless ~f the ~•chitectural st~~Ie, ahc~mQ`s design is cc.~mpiised of inany c~m~.~onents inchtding l~uil~ding n~ass anci articulati~n, r~~~f fc~rr~t, fa~ade desi~n, livin ; areas ~nd ~arabes, ar~ci d~tail~a ar~~utectu~~at elements. Tl~ese c~~nt~~onents, ~vhei~ desi~ned ap~~r~priatelz•, pr~~~~ide a unified <~~t vai~i~~ neighbonc~x~~d. The follo«itlg L?esign C.riteria an~i Guicielines are prL~~=ided tL~ ensure that high quality architectut~e is ~uilt utilizing authenti~ archite~tural st^vl~s and elements. F:L~of for7ns, materials anc~ building massing s~tall he used to establis~t a recognizabi~ style. In additic~n, detail eleme~its may be used to e~~hance the character ~f a style. The appr•opriate scale and pr~~portion ~f architectural elements ancl the selectic~n o# details sliould ~e used t~ prfl~~ide auttaentici#;° c~f ea~h style. 1\rE~GHBC?~OQD DES~G~J General Design P~rameters Git~en the t~pogr~~hic t-ariatiun tivithin the pr~ject ai-ea and the premiurr€ l~catic~n af th~ site, the Nielsen Pra~>erty is ~xpectec~ to ~e develaped with senu-custom ~~omes. Semi-c~istom hc~mes 4vc~ulci ~ prad:uction ~l~r pia~~s with provisi~n macie for customized placement ar additi~n of ~vindo~.s~s, ~orches, balconies, and other ar~~litectural elements t~ respon<i to specific si#e situ~tians, includin~ tope~graph~r ,and vie~~sTs. Semi-custt~m hori~es sh~il conf«rIn to design rec~uirernents outlined ~elaw. Neibhbarhood Plc~ttin~ and Massing It is important to create an attractive, cii~~erse, ai~d livable stre~tscape ~vithul tl~e nei~hborhe.~c~d. In addition to h~~n~e massing anci design and gar~ge ~~IaLemet~t, this can be achiev~ci blT hom~ placement and oriet~tation. Page 8 of 20 The entry and detailing of the front fa~ade should be the primary emphasis of the front elevation, rather than the garage. Elem~lts such as porches, trellises, living spaces or courtyards should project for~vard of the garage. Entries of primary units shot~ld be visible froln the street. Architectural Plan and Style Mix The Project shall provide a rn,n;mum of three clifferent floor plans. Each floor plan shall be designed and built with roof and elevation treatments representing a min;mum of three different, arclutectural styles. Three color schemes are required per elevation. Corner Lot Hornes A different elevation should be createcl 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 sideJcorner 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 builcting massing. • Erthanced 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 lunited to these solutions: • Recess the second story in the rear of the building and nn the sides nf fihe building • Provide plans that use articulation ~nd 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 to~wgraphy . Due to this, the lots should be stepped as a series of terraces rather than grading a large flat area. The existing landform should be tollowed when ~ossible 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 4n street slopes greater than 4% the garage shall be plotted on the high side of the lot. Buildin~s should be designed to take advantage of sloped conditions and maxirnize the views. Page 9 of 20 Rear Yard Slope Conditions Whenbtuldulgs 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 visnally appealing €rom off-site. Refer to other sections herein for additional direction. SECONDARY DWELLING tINTTS Second dwelling tuuts are ~ermitted and must be an integral and complimentary part of the main unit. Regarclless 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 Zonulg Ordinance with the following reqttirements and exceptions: • Allowed on lots ot 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 floor area of the primary single family residence. • Only one second dwelling unit permitted per lot. • One additional off-street parking space will be required; tandenl ar unwvered spaces permitted. • The secondary unit shall be incorporated as an integral and seamless component of the primary unit and/or the prvnary unit's garage, if a detached garage is provided. Di.IPLEX i.~NITS Duplex dwelling units are permitted within the project area if utilized towards fulfillin~ the project's Inclusionary Housing requireinent. In the design ot duplex units for the Nielsen Property, attention shall be paid to the following: • Duplex tuuts shall be designed to match the single-falnily residential site development standards, architectural criteria, and styles for the project area. Exceptions include the ability for zero setbacks at attac•hed buildu~g side, yard area (250 sq.ft. ~ninimum with a 10' minimwn 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.: architeciural styling shall be consistent for the er~tiu-e. building). • Duplex tulits are encouraged to be sited on corner lots, with a goal of giving each unit mare street frontage. • To facilitate a sense of ciistinction 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 doar of the iuzit served. Page 10 of 20 ARCHITECTURAL DESIGN To develop diversity in neighborhood design and establish individual character for each home, the following elements and criteria have beerl developed. These, combinecl with gui~elines included under Architectural Styles belo~v, should be used to develop a varied but cohesive aesthetic for the project area. Elements and techniques that create these characteristics include: • Builciing Mass and Roof Form • Variable Elevation Setbacks • Two Story Houses • Single Story Architechxral Elements • Garage Location and Design • Entry Design • Four-Sided Architecture Building Mass and Roof Form The general forin of the building should be reflective of the architectural style of the home. Mass aiid form can be maniptdated to decrease perceived density by avoiding repetitious box-like forms, as well as highlighting entries and de-emphasizing garages to create a more attractive streetscape. Roof forms should also reflect the architeciural style of the builduig. 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 ar 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 design.ing 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 1'ules lo rn;r,;T„ize repetitious farms, flat planes, silhouettes and roof ridge heights. • Procide a mix of different roof farms incluciing 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 first stary 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 fa~ade to prohibit a h,illy maximized building envelope along the publicly visible edge. Page 11 of 20 Two Story Houses To reduce the visual impact of a secand story home's height; style appropriate elements shall be used. Please see the °Architectural Styles" section of this docuinent far descriptions of specific elements far each style. If appropriate to the architeciural style, portions of the second story shall be stepped back from the first tloor fa~ade, or shall incorporate elements (such as prajecting balconies, livable areas projecting above a first floor porch, etc.) that create variation in the massing of the btdlding. These variations may include stepping back the bLUlciing mass, projecting balconies or dormers, etc. Single Story Architectural Elernents 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 significant single story element shall be used on at least one plan. These single story architectural elements include: • Ixiterior living spaces that are a single story in height • Encl~sed front patios • Single story garages with no builcling mass above it (on same front wall plane) • Single stary front or wraparound porches • Cantilevered second storv elements The quality of a neighbarhood is enhanced by the inclusion of a house plan designed specifically for corner lots or an interior lot plan with the f~exibility to include pop-outs, wraparound porches or other enhancements when plotted on corner lots. Corner homes should have a sigruficant 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 ~~isually pleasing neighborhood and limit the potential of a repetitive street scene, garages should be designed utilizing different design and placement techniques such as: • Vary gara~e placement on the lot amongst house plans. • Provide a collection of garage door appearances. • Incorporate garage treatments such as porte cocheres and trellises. • Recess doors a m;r,;mum of 12" behind the garage wall plane. • Limit drivewav 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 floor plan to floor plan. Differing garage placements can be achieved by alternating front setbacks, incorporating different garage types, ar providing a mixture of architeciural elements that draw one's eye away kom 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 12 of 20 1fie number ot different garage piacements within the praject home plans is based upon the type of final unit plans designed. In instances where there are two split pad plans (one uphill and one doivnhill} with or without flat pad units of less than 20 units, two (2} different garage placements are required. If 20 or more flat pad units are incorporateci into the project, three (3} different garage placements are required. Acceptable garage placements are: • Shallow Recessed - To reduce the niass of the garage, garages should be placed a minrmum of 5 feet behind the ]iving space fa~ade. • Mid-Recessed - These garages are typically placed at ar near the midpoint of the home. These garages shall be set a minimum of 10 feet behind from the living space fa~ade. • Deep Recessed - Deep recessed garages are located a minimum of 20 feet behind the tront fa~ade of the home. These garages may be detached or attached to the home. This configuration creates usable outdoor space. •~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 shot~ld be applied to garage doors to give a variety of design. The use of windows is encouraged. Incorporating other garage treatments is suggested to m;,,;,,,;ze the impact of garage doars along the street. Architectural elements can be incorporated in the fa~ade design to m;nimize 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 pro~ide texture and fa~ade relief. • Porte coheres to cseate a screened parking spaces and outdoor spaces. • Single car garage doars to provide additional articulation and light and shadow. ARCHITECTURAL TREATMENTS A minimum of three different floor ~lans with three elevations of varying architectural styles apiece sliould 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 import3nt to the homes that aze adjacent or visible to Tassajara Road. (Lots 1-9 and Lots 25-28) Architectural treatments indude window surrounds; shutters; detailed air vents, grille wark, and other enhanced features. Flements provi~ied shall l~e 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, mlors, and buileiing articulation shall be continued onto the side and rear elevations to match that of the front elevation. • All material and color changes sha}1 occur at an inside corner or other lo~cal transition point such as Page 13 of 20 chimneys, projections, or recesses. • To provide a diverse and attractive neighbarhood character, the portion of the rear elevations of homes that back onto Tassajara Road (Lots 1-9 and 2~28) must inciude a variety of window treatments and roof projections, as well as a variety of hipped and gablecl roofs and architectural detailing. • The rear fa~ade shall be broken either horizontally or vertically at a m;n;mum. • Decks and ~atios provided off of the side or rear elevation shall match in design and sty le Eo the front elevation. Creation of Form and Relief Recesses and Shadows Recesses, o~~erhangs, and projections are important for creating visual interest of a builcling form by providing depth ana mass bti~ causing shadows and shade. Architecturc~l Projections Projections on a buildings fa~ade should l~e used to create visual interest and emphasize important aspects of the design such as the entry or major windows. Tf these projections are provided in an appropriate manner they can distract from visually clispleasing elements such as the garage or a large plain wall. Ste~ping Forrns Step elevations horizontally and vertically. Where appropriate to the architectural style choseri, material changes should occur at these steps. Enfry Statemenf The front entry to the l~ome shall be designed as the focal point to the home. The entry should be easily recognized by pedestrians and visitors. Roof Considerations Koof Forrns andl~laterials Roof types ana forms shall ~ ary throughout theneighborhood andfrom plan to plan. Poof forms and characteristics shall be consistent with the selected Architectural Style. Hip, gable and shed roof forms, ar a combination thereof, mav be uti]ized. The use of dormers and siuiilar elements are encouraged to provide interest. Dual Pitch roof forms such as Gambrel or Mansard as well as flat roofs shall not be used on the Nielsen Property. If asphalt composite shingles are used they will be 50 year architectural grade. Roof Pitch A broad range of roof pitches and material.s shall also occur witl~in the neighborhood. Principal roof forms Page 14 of 20 should typically have a pitch between 3:12 and 8:12, depenciing on style. A single roof pitch should be used on opposite sides of a ridge. Rakes and Eaves Rakes and eaves should be selected based on the architectural style. Moderate or extended overhangs aze acceptable if properIy designed. Sunilarly, tight fascias may be utilized when appropriate to the style. The designer should ensure that fascia boards, e~osed raft~~rs and other roof elements are substantially sized to avaid looking flimsy or weak. Roof detailing should not appear tacked on; rather it shot~ld be integrated with the struchzre 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 interest. Vertical steps in ridgelines should be substantial enough to create visual impact and to allow far adequate weatherproofing. Overhangs, Porehes and Baleonies If appropriate to the architectural style, moderate or extended overhangs, porches and balconies are encouraged to provide shade and passive coolirtg for energy savings. The use of porches and balconies expand outdoor living opportuxiities, create entry statements and provide elevation variety. Covered porches may differ in roof ~itch than the primary struciure. Front porches should be provided on 33 percent of the homes. Porches should be sized to be usable by the residents. Porrhes should match in style and material to the selected Architecturat Style of the home. Unit Entry Considerations Entn~ Staternent The entry to a home is mare than just the front door. The physical form of the front pedestrian entry serves several stvlistic and psychological functions includir-g: • Identifying and fraining the front doar • F_.xpressing the arclutectural tl~eme of the home Acting as an interface between the public and private realms (a °semi-public" outdoor space) Ptacement and Visibili~y 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 usec~ to decrease the visual impact of the garage on the street~scape. Page 15 of 20 Incorporation of Roof and Architectural Features Architeciural features that are appropriate to the architectural style of the home should be usecl. Roof elements, porches, coli~mns, although the door might be visible, architectural elements such as roof elements, covered porches, and cohunns should be used to announce the entry. Front Door Considerations Desigrt The front door is a major part in the style and arclutectural 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 ti~indows. Materials/CAlors Wood is the preferred material for entry doors, but metat 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. u~ o~ctass Incorporating glass into the door assembly, whether as panels within the door or side lights, expresses a sense of welcome and hrunan scale {note that transom Iights do not achieve the same effect.) The use of glass in the overall door assembl5~ is encouraged. Residential Address Nurnbers 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. ~ndow~ Plar~ment and Organization In the design of homes fvr the Nielsen Property, designers should look beyond the practical consideration of room layout in deter~nuung d~e placement of windows. Window placement and organization should be used to contribute positively to the exterior architectural character of the home and should take into account views available firom 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 compositian 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. Pecessing is encouraged should be used on windows where possible and if authentic to the architectural style. Page 16 of 20 Balconies and Decks Provided they can be successfullp integrated with the architectural style of the home, the ulclusion of Ualconies and decks are encottra~ed. The indusion of these elements can be used by designers to brealc up Iarge wall planes and create visual interest while adding human scale to the brailding. They can also provide desirable outdoor living areas and elevated open space, qualities that wrll be esp~ciallp 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 eleanent of the btulding, rather than an afterthought. Any and all details of the balcony and deck, ulducling roof, cohrmns, eaves, soffits, 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 outdoar spaces. Such stairs should genera]ly conform to the guidelines for balconies, above, to ensure that the stairs appear as an integral and stylistica]Iy compatible part of the structure. Railings One of the most visible elements of bakonies, decks, and external stairs is the rai.ling. Although extruded aluminum railings are not permitted, designers of hornes far the Nielsen Property may employ a ntunber of railing types incluciing open wrought iron, wood rail, picket or solid. Glass ~r plexiglass can be used for railings in situations where the views would be redttced with a solid railing. The material and detailing chosen should be in keeping with the architectural style of the home. Posts, Colurnns and Arches Insubstantial posts or columns (i.e. metal pipe, wood of less than 6" in diameter, etc.) are not allowed. Cohiuuls may be clad in ~vood, masonr}T, stone or sh~cco and may be square, rotmd or rectangular in shape. The width of the colturul should be appropriate to the material finish. Attention should be paid to both base and capital detailing of the column. Arches related to posts ar colLUnns may be flat, round ar segments of an arch, and may include a soffit, as appropriate to the style. Pergolas, Trellises and Patio Covers Builder provided pergolas, trellises, patio covers and other exterior struclures should reflect the character, color and materials of the home servecl. Supports shall adhere to the guidelines for posts, cohtmns and arches, above. Materials for the horizontal elements shall be either wood, polymer wood composite, or the d~~el]ing's roof material. 'll~e pitch of the patio roof ma~~ be less than that of the home served. Sides ot the structure shall not be enclosed except where a wall of the dwelluig forms the enclosure. Awnings Canvas awnings of solid accent colors conforinulg to the color palette of the referenced style are peruiitted in mocleration. Metal awnings are not acceptable. Non-fade high quality materials shall be used for all awnings. Provision for future maintenance of canvas awnings shoi~ld be conside.red when contemplating their inclusion. Page 17 of 20 Gutters and Downspouts Gutters exposed to view shall be colored to match fascia rnaterial to downspouts shall be colored to match the surface that they are attached. with a false copper patina. Chimneys reduce its visual impact. Likewise, Alternatively, they may be finished Chiuuieys, if used, can serve as major design elements and focal points within a building elevation. This element shot~ld be constructed with stvle-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 r~nd Face DesigrT Door materials should be used to reflect the architectural style of the home. The garage door shot~ld not distract the eye on the street fa~ade. Textured and raised panels should be used on metal, wood or fiberglass doors as it follows the architectural design. Windows within the door face is encouraged. 'Fhe garage door colars 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. Reeessed Dvors Decreasing the visual impact of the garage door may be accomplished in p~rt by extending the face of the wall surrounding the gara~e door 6"-12" in firont 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 accessorv sh uct~.u es shall be located per City of Dublin standards and site specific 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 materia]s shall be used throughout the project. No exposed foundations will be alloweci. All materials shall extend to the gound. Materials shall be placed a maacimum of two inches from any adjacent concrete and four inches from the adjacent finished grade if impervious materials such as stone are app}ied. If wood, wood composition, board and batten or similar materials are applied, 6 inches front the adjacent grade will be provided. No foam materials without a solid casing may be used within 6' af grade. When not all elevaHons are provided in the architectural review package, non-illustrated elevations are expected to follow the colors and materials that illustrated on avt~roved elevations. FurtherDesign 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 af 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 minimi~ed. At a min;mum a clear path of 3' on one side ot the house shall be maintained at all times. Antennae shall be located in the interior of the residence. Exterior compact satellite clishes may be included, provided they are located away frorn public view to the extent feasible. Fire sprinkler risers shall be located on the interior of the unit or placed per the current fire code. Page 18 of 20 7. Preliminary Landscaping Plan The Preliminary Landscape Plan is shown below and is also included as Sheet PD2-2 in the Project Plan Set, dated received April 9, 2010, on file at the Community Development Department. , ~ v ~ *~ ',~ _ _:_..~ tterrce - ROAp ~~ BIIABR,t RANCH DRI}ra ~ -' 1 ~ . . - .. ~~.. I I "~.. ~ .~ f' _~___~~V( t ,~ ~ ~:_ '' li // ~ SILVERA RqNCH tPFEtFFER R4NCH) MEDIUM ~ENSITY RESIDENYWL cacErm ~y y cnnorrtaec '.O ACCEhTiRGL• ~ SIIRUBYMf.CF11P1ANI7NG5 ~ ~RASS ~ citnsswaa~~owtit HrnRaseeo ~ FNHANCFDPAYING ------- tnhvscAaeEnsEA4T~7(LSe) ---.-.-. REfNNMG WALL B X j~ z~ i 7 ~ ~ ~ zo ~ U~ ,I zo ~ ~~ i~ N p~ ~ J y ~' I 3Z i ~ ~ ~°a ~ qVJ FI }.~~~. - -- ~t QUARRY (ANE SCHOOL lAR4Ci MEDIUM DENSITY RESIDEN7IAL/RRA 8. Other information NOTF: See I.aidssqpc Gvidelines for suggcsted plmt spaies eod sizn. L1N ASP~~P~~BPImwillbe R}~q developed at We Site Develapmert REVICM $~C. a. Inclusionary Zoning regulations: The specifics of compliance with this ordinance will be determined through an Inclusionary Housing Agreement with the City of Dublin. If the City determines that inclusionary housing is not appropriate on this site, the developer will have the opportunity to pay in lieu fees for the entire requirement. The Stage 2 Development Plan allows an option for two lots (Lots 15 and 20) to be duplexes if the developer chooses to build the affordable units. If the developer pays the in-lieu fee for the entire development, the duplex units will not be constructed on the site. Section 5. RELATION TO PRIOR ORDINANCE. This ordinance supersedes Ord. 15-02 as to the Nielsen Property site only. Page 19 of 20 Section 6. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be governed by the provisions of the closest comparable zoning district (R-1 Single Family Residen#ial Zoning District) except as provided in the Stage 2 Development Plan. Section 7. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED this'Stday of June 2010 by the following vote: AYES: Councilmembers Biddle, Hart, Hildenbrand, Scholz, and Mayor Sbranti NOES: None ABSENT: None ABSTAIN: None I j;~_ ~ n~ ~ ~ ~~ ~~~ , Mayor ATTEST: ~ ,,,,~ ~~~ City Clerk Ord No 11-10, Adopted 6-1-10, Item 4.3 Page 20 of 20