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HomeMy WebLinkAboutItem 4.03 Dublin RAnch Subarea 3or 19 82 /ii � 111 DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL June 3, 2014 Honorable Mayor and City Councilmembers CITY CLERK File #450 -30 Christopher L. Foss, City Manager " Dublin Ranch Subarea 3 Planned Development Rezone wi h related Stage 2 Development Plan for a 437 -Unit Project on 64 Acres Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant requests approval of a Planned Development Rezone with a Stage 2 Development Plan for a 437 -unit residential project consisting of 330 detached units and 107 attached condominium townhomes. The project also includes space for a Neighborhood Park, Stream Corridor and undeveloped land designated Rural Residential /Agriculture. FINANCIAL IMPACT: All costs associated with processing this project are borne by the Applicant. In addition, the Applicant has agreed to provide a $1.8 million Community Benefit Contribution for Phase II of the Fallon Sports Park. RECOMMENDATION: Staff recommends that the City Council waive the reading and adopt an Ordinance Approving a Stage 2 Development Plan for Dublin Ranch Subarea 3. Submitted By Community Development Director PROJECT DESCRIPTION: 'Reviewed By Assistant City Manager The 64 -acre project site, currently vacant and undeveloped, is shown on the vicinity map below: Page 1 of 3 ITEM NO. 4.3 VICINITY MAP V.iE "A 3 AREA The project site is bounded by Central Parkway to north, Dublin Boulevard to the south, Fallon Road to the east, and Lockhart Street to the west. The site has two hills in the northeast corner rising to an elevation of 470 feet and causing the site to slope from the northeast to the southwest with an on -site stream corridor that travels approximately 1,000 feet from the northeast corner of the site in a southwesterly direction to the middle of the site. At that point, the water is collected in a storm drain pipe which ultimately drains to the regional water quality basin located between 1 -580 and Dublin Boulevard. The slopes on the site range from less than 5% to 50% on the face of the hills. Grading has occurred along the perimeter with the construction of the major roadway improvements for Fallon Road and Dublin Boulevard. Also, over the years some preliminary grading has taken place on site to construct the stream corridor for proper drainage and for vegetation management. The project application includes a Planned Development Rezone with a related Stage 2 Development Plan, Site Development Review and a Vesting Tentative Map to establish a 437 - unit residential neighborhood comprised of 330 single - family detached and 107 attached homes. On May 20, 2014, the City Council approved the Site Development Review Permit and Vesting Tentative Map for the project. The City Council also waived the reading and introduced an Ordinance approving the Planned Development Rezone with a related Stage 2 Development Plan. Please refer to the City Council Staff Report dated May 20, 2014 for a complete analysis of the project (Attachment 1). The City Council is currently requested to waive the reading and adopt the Ordinance approving the Planned Development Rezone (Attachment 2). ATTACHMENTS: 1. City Council Staff Report dated May 20, 2014 Page 2 of 3 2. Ordinance approving a Stage 2 Development Plan for Dublin Ranch Subarea 3, with the Design Guidelines attached as Exhibit A Page 3 of 3 or 19 82 /ii � 111 DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL May 20, 2014 Honorable Mayor and City Councilmembers CITY CLERK File #410 -30 Christopher L. Foss, City Manager " Public Hearing - Dublin Ranch Subarea 3 Stage 2 Development Plan, Site Development Review Permit, and Vesting Tentative Map 8171 for a 437 -unit project on a 64 gross -acre area (PLPA 2013 - 00033) Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant requests approval of a Planned Development Rezone with a Stage 2 Development Plan, a Site Development Review Permit, and Vesting Tentative Map 8171 for 437 single - family units and townhomes within six neighborhoods. Neighborhoods 1, 2, 3, 4, and 5 include 330 detached units on small and mid -size lots within the 38 acres designated as Medium Density Residential (6.1 to 14 units per acre). Neighborhood 6 includes 107 attached condominium townhomes within 7.5 acres designated Medium -High Density Residential (14.1 to 25.0 units per acre) along Lockhart Street. The remainder of the site includes areas designated as Neighborhood Park (2 acres), Stream Corridor (2 acres) and Rural Residential /Agriculture (14.5 acres) areas. FINANCIAL IMPACT: No financial impact to the City. All costs associated with processing the Stage 2 Development Plan, Site Development Review and Vesting Tentative Tract maps will be borne by the Applicant. However, the Applicant has agreed, via an approved Development Agreement, to make a $1.8 million Community Benefit Payment to Phase II of the Fallon Sports Park. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, waive the reading and INTRODUCE an Ordinance Approving a Stage 2 Development Plan for Dublin Ranch Subarea 3; and adopt a Resolution Approving a Site Development Review Permit and Vesting Tentative Map 8171 for 437 units including 330 detached single - family units and 107 attached townhomes /condominium within six neighborhoods on a 64 -acre site known as Dublin Ranch Subarea 3 located north of Dublin Boulevard, South of Central Parkway, East of Lockhart Street, and west of Fallon Road in the Eastern Dublin Specific Plan Area. Page 1 of 16 ITEM NO. 6.1 Submitted By Community Development Director PROJECT DESCRIPTION: 'Reviewed By Assistant City Manager The 64 -acre project site, currently vacant and undeveloped, is shown on the vicinity map below: VICINITY MAP ,CT AREA The project site is bounded by Central Parkway to north, Dublin Boulevard to the south, Fallon Road to the east, and Lockhart Street to the west. The site has two hills in the northeast corner rising to an elevation of 470 feet and causing the site to slope from the northeast to the southwest with an on -site stream corridor that travels approximately 1,000 feet from the northeast corner of the site in a southwesterly direction to the middle of the site. At that point, the water is collected in a storm drain pipe which ultimately drains to the regional water quality basin located between 1 -580 and Dublin Boulevard. The slopes on the site range from less than 5% to 50% on the face of the hills. Grading has occurred along the perimeter with the construction of the major roadway improvements for Fallon Road and Dublin Boulevard. Also, over the years some preliminary grading has taken place on site to construct the stream corridor for proper drainage and for vegetation management. Page 2 of 16 Adjacent and Surrounding Land Uses Uses adjacent to and surrounding the project site include: a) Fallon Sports Park on the north across Central Parkway; b) Fallon Gateway commercial center and a vacant site across Dublin Boulevard to the south planned for a regional medical facility; c) The Groves Lot 3, a Medium - High Density project of 122 townhouse /condominiums on a vacant site west across Lockhart Street; d) the existing 610 units of the apartment project adopted as Fairway Ranch (Cedar Grove, Pine Grove, and Oak Grove) across Lockhart Street to the northwest; and e) a vacant property planned for commercial, residential, and open space uses across Fallon Road to the east. Abutting the project to the south and east are two properties that are not part of Subarea 3 and not a part of the current request, described as: 1) General Commercial — a 2.0 -acre site located along the north side of Dublin Boulevard (APN 985- 27 -13), and 2) Semi - Public — a small parcel owned and used by the Dublin San Ramon Service District located along the west side of Fallon Road (APN- 985- 27 -14). Background The following actions related to the subject property and proposed project were approved by the City Council on February 18, 2014: • CEQA Addendum (Resolution 17 -14); • General Plan and Eastern Dublin Specific Plan Amendments (Resolution 19 -14) to modify the land use designations; • Planned Development Rezone with a related Stage 1 Development Plan (Ordinance 05- 14) which permits up to 437 single and multi - family residential units; • Development Agreement (Ordinance 06 -14) obligates the developer to contribute $1,800,000.00 toward the development of the Fallon Sports Park across Central Parkway to the north. TABLE 1: Land Use - General Plan and Eastern Dublin Specific Plan (1) Gross acres. Actual would be less based on the re- design and construction of public streets. (2) The Rural Residential /Agriculture land use would serve as an alternative Open Space. However, since one unit requires a minimum of 100 acres, no units would be permitted within this area. Page 3 of 16 PLPA 2013 -00033 Symbol Land Use Acres(') Density Units MDR Medium Density Residential 38 6.1 to 14.0 units per acre 330 MHDR Medium High Density Residential 7.5 14.1 to 25.0 units per acre 107 Rural RR/A (2) Residential /Agriculture 14.5 1 unit per 100 acres 0 SC Stream Corridor 2.0 -- NP Neighborhood Park 2.0 -- Total 1 64 1 1 437 (1) Gross acres. Actual would be less based on the re- design and construction of public streets. (2) The Rural Residential /Agriculture land use would serve as an alternative Open Space. However, since one unit requires a minimum of 100 acres, no units would be permitted within this area. Page 3 of 16 Current Proposal The Applicant currently requests approval of a Planned Development Rezone with a related Stage 2 Development Plan, Site Development Review and a Vesting Tentative Map to establish a 437 -unit residential neighborhood comprised of 330 single - family detached and 107 attached homes. ANALYSIS: Planned Development Zoning The existing Planned Development Zoning Stage 1 development plan established the permitted, conditional, and accessory uses. It also includes a development concept showing the areas for the proposed uses and proposed densities within those areas, a phasing plan related to construction and installation of infrastructure, a project access and circulation plan, a master landscaping plan and proposed grading profiles. The Applicant's current request includes a Stage 2 Development Plan. The Stage 2 Development Plan is required to be consistent and compatible with the recently adopted Stage 1 Development Plan. The following is a brief description of the proposed Stage 2 Development Plan. Please refer to Attachment 1 for the complete Stage 2 Development Plan. The proposed Stage 2 Development Plan includes the following: 1. A list of permitted, conditional and accessory uses. 2. Site plan showing each of the six neighborhoods, as well as public and private amenities. 3. Development densities by land use. Medium Density Residential (MDR) - The unit configurations for the Medium - Density Residential areas include Green Court and Auto Court homes. • Green Court homes have a front facade oriented towards a common landscaped Green Court or paseo with garage access taken from a private open -ended or terminal alley /drive aisle with as many as eight homes sharing garage access. • Auto ourt homes take auto access from a court area providing access to a maximum of six garages. Medium -High Density Residential (MHDR) - The Medium -High Density neighborhood is made up of attached townhomes configured as 3 -story "6- pack" buildings with front doors facing onto landscaped common -area paseos and garage access from common area alleys. Neighborhood Park (NP) —The 2 -acre Neighborhood Park is in a central location. The Stream Corridor is situated adjacent to its northerly boundary. The Neighborhood Park would be dedicated to the City Stream Corridor (SC) - The Stream Corridor is located immediately adjacent and to the north of the Neighborhood Park. Rural Residential /Agricultural (RR/A) - The RR /A land use has frontage adjacent to Central Parkway from Fallon Sports Park and the Stream Corridor. This use, which essentially serves as open space, extends diagonally across the project site to the southeast corner with frontage on both Dublin Boulevard and Fallon Road and Page 4 of 16 surrounding the DSRSD facility. Because its size is less than 100 acres, no units would be permitted (and none are proposed) within that 14.5 acre area. 4. A summary of each neighborhood. 5. Phasing Plan. 6. Master Neighborhood Landscape Plan. 7. Grading 8. Development Regulations /Standards - Development Regulations and Site Development Standards include: minimum lot area and dimensions, minimum lot frontage and depth, minimum setbacks (for front, rear, and side - yards), maximum building height, maximum coverage, minimum distance between buildings, common outdoor areas, usable private outdoor areas, allowable setback encroachments, parking, driveways, signage, trash enclosures, and grading standards, accompanied by any necessary diagrams. 9. Architectural Design Standards - As a concept, the proposed architectural design for all products is based on current influences to classic styles. For Subarea 3 the architectural styles are: • Contemporary Craftsman • Modern Bungalow kx mple Oy Cowtemporao Crajtman Page 5 of 16 • New Prairie 10. Landscape Design Standards — The Site Development Review procedures requires that landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public. 11. Inclusionary Zoning Regulations. An Ordinance approving the Stage 2 Development Plan for Subarea 3 is included as Attachment 1. Site Development Review In accordance with the adopted Planned Development Zoning Stage 1 Development Plan, the project includes 437 residential units within six neighborhoods of Medium and Medium -High Density housing. The Medium -High Density housing would be placed along the westerly edge of the project site along Lockhart Street in the form of 107 condominium townhomes (approximately 14.27 units per gross acre). The Medium Density units, totaling 330 single - family homes (approximately 8.68 units per gross acre), would be situated in the central and northeasterly areas of the project site. Access and Circulation The project site is bordered by two arterial roads - Dublin Boulevard and Fallon Road The internal street system is proposed to be a mix of local public /private residential streets and private alleys. There would be two access points to the site. One would be located in the northeasterly part of the project site off of Central Parkway across from the entrance to Fallon Sports Park. An additional Emergency Vehicle Access (EVA) is provided at the end of Alley K to Central Parkway. The second point of access would be located from Lockhart Street south of Central Parkway generally at the intersection with Finnian Way, within The Groves project. The entrance, labeled as Street D, would provide access to the Medium -High Density Residential townhomes in Neighborhood 6 along Lockhart Street and to the single - family detached units in Neighborhoods 4 and 5 north of Dublin Boulevard. An additional Emergency Vehicle Access (EVA) is provided at the northwesterly corner of the site along the stream corridor to Lockhart Street. Both Dublin Boulevard and Central Parkway are not improved to their full approved width. With development of Subarea 3, all street improvements including: all additional travel lanes, bicycle Page 6 of 16 lanes, parking lanes (if applicable) and sidewalks and parkways, will be completed. Sidewalks will be constructed on all perimeter rights -of -way in accordance with the improvement plans for those streets consistent with the surrounding neighborhoods. As part of the preliminary traffic analysis, the intersection configuration for both the entrances at Central Parkway and the Fallon Sports Park as well as the Lockhart/Finnian access point were evaluated. The ultimate improvements required at each intersection will be determined by the City's Senior Civil Engineer (Traffic) in accordance with the Conditions of Approval in the resolution approving the Site Development Review and Vesting Tentative Map (Attachment 2). THE GROVES Neighborhood Plan The six neighborhoods generally are described as follows: !C n] zrC a ZP,89V.d eailood t: iac ev c�.wcou°rt°i�a�+: a wm�i,oeonnar e: TO UHM: — SUB AREA 3 at Dublin Ranch STAGE II PLANNED DEVELOPMENT NEIGHBORHOOD PLAN MARCH 2014 V� C "UU 1CC 'IUC SHEET PD2.2 Neighborhood 1 — Each of the 112 detached single - family units would be arranged with the front facade oriented towards a Green Court/paseo or private street. Garage access would be taken from a traditional, two -ended alley within the loop serving half of the units, or by a private terminal alley /drive aisle serving the remaining 56 units. Two and three story units would be available in four floor plans. In addition to curbside parking, guest spaces perpendicular to the internal streets would be provided in several locations within the neighborhood. The boundary along Fallon Road would be buffered with landscaped slope improvements. Neighborhood 2 — Approximately half of the 63 units would be arranged with a front facing entry elevation divided between those with direct garage access to the street and those having garage access to a private auto court/terminal drive aisle. The remaining half would be arranged with both front entry and garage access from a 24 -foot wide auto court shared Page 7 of 16 by as many as six units. Guest parking would be provided curbside both within and on the perimeter of the project site. Neighborhoods 2 and 3 would be developed with the same two -story floor plans. Neighborhood 3 — The 33 single - family detached units generally are oriented towards a public street or towards one of the 24 -foot wide Auto courts with about half of the lots oriented towards the street and the other half with entries from an auto court. All but five lots would take garage access from an auto court; these five lots have access directly to the street in front. Each of the five auto courts serves a maximum of six units. Neighborhood 4 — Neighborhood 4 is a small lot product at a minimum of 1,500 square feet (30 ft x 50 ft) per lot. The 69 three -story homes would face either onto a public street or a Green Court (paseo) in one of three floor plans. Garages would have access to a two -ended alley or one of nine terminal alleys /drive aisles serving 35 lots. Guest parking would be located curbside or in several on -site locations. Neighborhood 5 — Neighborhood 5 includes 53 units made up of two and three story homes situated on one of two lot sizes. Each home would be oriented with the front facade oriented towards a public street or a Paseo or Green Court. Four alleys within this neighborhood provide garage access in addition to curbside parking. Guest parking is located curbside or at one location on site. Neighborhood 6 — Neighborhood 6 would be developed as Medium -High Density condominium townhomes. The 107 three -story townhomes would be accommodated in 18 buildings of six or fewer units. Each building would face onto a paseo. Garage access to the units would be taken from a number of 20 -foot wide motorcourt/alleys. Plotting by floor plan is shown for Neighborhoods 1, 2, 3, 4, and 5 on Sheets C.2.1 through C.2.5 of Attachment 3. TABLE 2: Neighborhoods /Development Areas Neighborhood I Layout Floor Plans No. of Units • Single- family detached (Medium Density) 1 Green Court 4 112 Auto court 3(2) 3 33 4 Green Court/Small Lots (30 ft x 50 ft) 3 69 5 Green Court 4 53 Subtotal 1 330 • Townhomes Attached (Medium -High Density) 6 6 units or less per building 1, 2 and 3A & B 107 Total 1 437 "' Same Plans 11 2, 3 & 4 for Neighborhoods 1 and 5 (2) Same Plans 1, 2 & 3 for Neighborhoods 2 & 3 Floor Plans /Elevations Three architectural styles will be available for each of the floor plans within each Neighborhood of single - family detached homes (Neighborhoods 1. 2. 3, 4, and 5). For the attached townhome Page 8 of 16 condominiums in Neighborhood 6, all exteriors will be Contemporary Craftsman. Color and Material Schemes are provided by Neighborhood as follows: TABLE 3: Color and Materials Neighborhood Color Schemes Sheet No. 1 & 5 4 A.1.5.0 2 & 3 3 A.2.4.0 4 3 A.4.4.0 6 2 A.6.4.0 Plotting by floor plan for the five neighborhoods of single - family detached residential is shown in Table 5, below. A fit list has been provided for each Neighborhood of the single family detached units. Neighborhood 4 allows any plan on any lot. The fit list for Neighborhood 5 allows more than one plan on 12 of the 53 lots. TABLE 4: Plotting Floor Plans by Neighborhood Single - Family Plan 1 Plan 2 Plan 3 Plan 2 -Alt Plan 4 Total Neighborhood 1 23 29 40 4 16 112 % of Neighborhood 21% 26% 36% 3% 14% 100% Bathrooms Neighborhood 2 26 19 18 -- -- 63 % of Neighborhood 41% 30% 29% Plan 1 1,771 100% 2.5 Neighborhood 3 15 11 7 -- -- 33 % of Neighborhood 45% 34% 21% -- -- 100% 4 Neighborhood 4 All 3 floor plans fit on each lot 7777 69 % of Neighborhood I 1 100% 2,853 Neighborhood 5 31 - 40 7 - 11 77 9-18 -- -- 53 % of Neighborhood 60%-75% 13-21% 1 17%-34% Plan 1 1,859 Plans 1, 2 and 3 available with more than one plan available on 12 lots 100% A, B& C Townhomes Plan 1 Plan 2 Plan 3A Plan 3B Neighborhood 6 35 36 18 1 18 -- 107 % of Neighborhood 66% 34% -- 100% 437 TABLE 5: Floor Plan Descriptions Neighborhood /Floor Plans Squarely Footage Bedrooms Bathrooms Elevations (3) Parking Stories Total Neighborhood 1 Plan 1 1,771 4 2.5 A, B& C 2 2 23 Plan 2& 2 -Alt 2,104 4 3 A, B& C 2 2 29 Plan 3 2,306 4 3.5 A, B& C 2 3 44 Plan 4 2,853 5+ bonus 4 A, B& C 2 3 16 Neighborhoods 2 & 3 Plan 1 1,859 3 2.5 A, B& C 2 2 41 Page 9 of 16 Neighborhood /Floor Plans Square 1) Footage Bedrooms Bathrooms Elevations (3) Parking Stories Total Plan 2 2,240 4 3 A, B& C 2 2 30 Plan 3 2,300 4 3 A, B& C 2 2 25 Neighborhood 4 Plan 1& 1 -Alt 1,975 3 3.5 A, B& C 2 3 Plan 2& 2 -Alt 2,012 3 3.5 A, B& C 2 3 69 Plan 3 2,214 4 3.5 A, B& C 2 3 Plan 3 -Alt 2,244 4 or 3+ den 3.5 A, B& C 2 3 Neighborhood 5 Plan 1 17771 4 2.5 A, B& C 2 2 Plan 2& 2A 27104 4 3 A, B& C 2 2 Plan 3 27306 4 3.5 A, B& C 2 3 53 Plan 4 27853 5 4 A, B& C 2 3 Neighborhood 6 Plan 1 17902 3 3.5 A 2 3 35 Plan 2 27013 3 3.5 A 2 3 36 Plan 3A 27167 4 or 3 + den 3.5 A 2 3 18 Plan 313 27026 4 or 3 + den 3.5 A 2 3 18 Total 437 Neighborhoods 1 & 5 — The same floor plans based on the Green Court configuration would be used in Neighborhoods 1 & 5. The Green Court homes have four floor plans. Plans 1 and 2 are two stories, and Plans 3 and 4 are three stories. Plan 2 offers a ground floor bedroom with full bathroom. The Plan 2 -Alt references garage orientation. Plans 3 and 4 are arranged with a third floor suite. Floor plans range in size from 1,771 square feet to 2,853 square feet. Neighborhoods 2 & 3 — The same floor plans based on the Auto court configuration would be used in Neighborhoods 2 & 3. The Auto Court homes are proposed as two stories with three floor plans ranging in size from 1,859 square feet to 2,300 square feet. Plans 2 and 3 have a ground floor bedroom with full bathroom. Living rooms have a fireplace. Neighborhood 4 - For Neighborhood 4, three, three - story, floor plans would be available which would be offered in a three or four bedroom layout. Unit size would range from 1,975 square feet to 2,214 square feet with each home having a private side yard for outdoor use. All plans have one ground floor bedroom and bathroom with single basin in upstairs bathroom. Neighborhood 6 — Four floor plans would be available for the condominium townhome units in Neighborhood 6. The 36 end units (Plans 3A and 313) each have four bedrooms, and the 71 townhome units in between others (Plans 1 and 2) each have three bedrooms. The floor plans for these units are proposed to range in size from 1,902 square feet to 2,026 square feet. All plans have one ground floor bedroom and full bathroom. Page 10 of 16 All floor plans have a covered front porch, an upper level master suite with at least one walk -in closet, double vanities, and separate water closet. All plans have a kitchen island, upper level laundry facilities, and at least a half bathroom on the ground floor. With exception of the three - story plans in Neighborhood 4, upstairs bathrooms have double vanities. The plans for Neighborhoods 2 and 3 have a gas burning fireplace in the living area. Parking Parking for Subarea 3 would be built in compliance with the standard adopted with the Stage 1 PD rezoning of two (2) covered spaces per unit within an enclosed garage plus one guest space per unit for a total parking requirement of 1,311 spaces. This figure includes: a) 874 covered spaces — two (2) spaces per unit within an attached enclosed garage b) 444 guest spaces (437 spaces required) provided as- - 283 spaces curbside along internal streets (on -site) - 69 spaces curbside along Lockhart Street and Central Parkway (off -site) - 92 perpendicular spaces in designated locations within the neighborhoods or in private driveways, as permitted A total of 1,318 parking spaces are provided distributed as shown in Table 8, below: TABLE 6: Parking Spaces Parking Spaces /Neighborhood 1 2 3 4 5 6 Enclosed 2 -car Garage per unit 224 126 66 138 106 214 subtotal provided: 874 spaces Required = 874 spaces 224 126 66 138 106 214 Guest Parking (1 space per unit) • Curbside (on -site) 283 spaces 64 51 26 62 46 45 • Curbside (off -site) 69 spaces 6 9 0 0 0 54 • Perpendicular (on- site)(') 92 spaces 44 3 9 9 8 8 subtotal provided: 444 spaces 114 63 35 71 54 107 Required = 437 spaces 112 63 33 69 53 107 Total Provided: 1,318 spaces 338 189 101 209 160 321 Total Required = 1,311 spaces 336 189 99 207 159 321 (') Includes allowable spaces in driveway The location of parking provided is shown on Attachment 3, Sheets C.3 through C.3.6.B. Landscaping /Streetscape Plan Monuments and neighborhood identification markers would be located at both of the entries - along Lockhart Street and Central Parkway, and at the intersections of Lockhart Street/Dublin Boulevard, Fallon Road /Central Parkway, and Fallon Road Dublin Boulevard. Community walls of stucco and ornamental columns would be constructed along Dublin Boulevard, Central Parkway, and Fallon Road. Monuments at the entries would be parkway pilasters of cultured stone veneer and slate. Corner entries would be low walls of cultured stone with brick veneered Page 11 of 16 planters. The entry at Lockhart Street and Street D would be constructed with a landscaped median. The monument for the corner of Central Parkway and Fallon Road is shown as a stone -clad monolith structure. Landscape details for perimeter street setback and each of the monument corners are provided with the tree plantings which follow an orchard grid pattern; an iconic wall and landscape treatment would be located at the corner of Fallon Road /Dublin Boulevard. Perimeter sidewalks consistent with the adopted improvement plans for the surrounding arterials will be installed to allow residents, as well as the pedestrians from the adjacent neighborhoods to access commercial centers to the south and east of the project site. The Green Courts for the single - family detached units typically would be 10 feet in width and improved with evergreen landscaping, a four -foot wide meandering concrete pathway, and low - light tolerant shrubs and ground cover. Green Court entries would be enhanced with statement landscaping. Alleys serving Green Court would be landscaped at the entries and provided with at least one evergreen shrub per unit. Auto courts would be bordered by a four -foot concrete entry walk in addition to landscaping with evergreen shrubs. For the Townhomes in Neighborhood 6, the paseos between buildings may vary in width, but in no case would be narrower than 15 feet. For narrow paseos, a single curvilinear path, four feet wide, would be installed. For wider paseos, a curvilinear pathway with circular planters shall be constructed. Like the Green Court alleys, townhome alleys would be landscaped with at least one evergreen shrub planter near rear entries. As part of the streetscape plan, street sections are provided showing the abutting landscape and hardscape improvements. Parkway strips will be provided along some of the streets. However, a five -foot sidewalk will be constructed on both sides of all streets. The fence plan (Sheet L -10 and L -11) takes into consideration retaining walls and lattice -top fences of an appropriate height where necessary and as the interface between adjacent properties on the upslope, the down slopes, and /or abutting right -of -way. View fences would be erected along rear yards where they abut open spaces. Mailboxes will be installed in congregate collection stations as shown on Sheet L- 9 or as ultimately dictated by the local post master. Open space within the project site would be provided by the two acres of Stream Corridor, the two -acre Neighborhood Park, and the 14.5 acres of Rural Residential /Agriculture separating Neighborhood 1 and 2 on the east from Neighborhoods 3, 4, 5, and 6 on the west for a total of 18.5 acres. Open space and slopes would be planted with native California and drought - tolerant trees, grasses, shrubs, and groundcover. The Rural Residential /Agriculture acreage could be improved with an orchard, vineyards, community garden, or revegetated with natural native plantings. The two -acre Neighborhood Park will be designed, owned and maintained by the City in the future. However, on the east side of the open space corridor, a tot lot is proposed at the end of Street A between Neighborhoods 1 and 2 adjacent to RR /A open space. A Class 110 -foot wide paved meandering trail /access road would follow along the stream corridor and through the RR /A area. The trail is proposed to be a continuation of the Class 1 multi -use trail system that starts in the northern portion of Dublin Ranch. The trail on the Project Site will start at the northwest corner of Subarea 3 and will take two branches. One will be a continuation of the regional trail along the Neighborhood Park, then along Street H between Neighborhoods 3 and 4 to connect with Dublin Boulevard across from the Fallon Gateway Retail Page 12 of 16 Center. A secondary trail of decomposed granite also is proposed to connect the northeasterly portion of the site with the westerly southern portion of the site across the RR /A open space existing near the proposed tot lot. A continuation of this route along Loop B would lead to a trail which climbs to the top of the south of Neighborhood 1. In addition to illumination, both trails would be provided with shade trees, trash receptacles, and seating. The overall design objective for this open space would be to develop a concept for the area which strives to preserve the natural environment and create a community that is compatible with the natural terrain. The open space within the residential community also requires a management plan for those areas to be dedicated to the City, held in common by the homeowners association (HOA), or managed by a special district. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. Grading On -site grading will be required to provide building pads, internal roads, and proper drainage with suitable slope ratios and correct soil conditions. Grading on site will involve the reconfiguration of the hilly area in the northeast portion of the site. Of the two small hills on the site, one will be graded to allow for the proposed development while the other hill will be relocated to the south allowing for an expansion of the development envelope and some screening of potential homes sites from Highway 580. The net effect is to result in a rebalancing of the site. Grading for the Stage 2 Development Plan, SDR, and Vesting Tract Map will be required to meet the slope ratio standards of the EDSP and will conform to the policies required in the Visual Resources section of the EDSP. Public Art Compliance — The proposed project is subject to compliance with the City's Public Art Ordinance. The Ordinance requires the Applicant's contribution to be .5% of the aggregate value of the home construction to be determined and calculated by the City's Building Official. The Applicant has opted to meet this requirement through an in -lieu fee. Condition of Approval #14 has been included to ensure compliance. Vesting Tentative Tract Map Vesting Tentative Tract 8171 is proposed to be subdivided as follows: TABLE 7: Vestina Tentative Mao - Parcel Development Page 13 of 16 Owned/ Lots /Parcel Use Maintained By Units Lots Lots 1 -112 Green Court - single - family detached private 112 units Residential (Neighborhood 1) Lots 113 -175 Auto court - single - family detached private 63 units Residential (Neighborhood 2) Lots 177 -208 Auto court - single - family detached private 33 units Residential (Neighborhood 3) Green Court (small lots - 30 ft by 50 ft) Lots 209 -277 single - family detached private 69 units Residential (Neighborhood 4) Page 13 of 16 In addition, the Vesting Tentative Map shows site sections for grading purposes and sections of those areas to be improved as public or private roadways (see Sheet 2). Public - Sections for public rights -of -way and improvements are shown for: ■ Dublin Boulevard Frontage • Dublin Boulevard (adjacent to vacant Commercial site APN 985- 27 -13) • Fallon Road • Lockhart Street • Central Parkway frontage • Central Parkway at Fallon Road • Project entrance at Lockhart Street - shown at Street D • Project entrance from Central Parkway (shown at Street A) • Typical 46 -foot wide internal street - shown as Street A (from south of Central Parkway), Loop B, Loop C, Street D (from east of Lockhart Street), Street E and Street E Court (cul- de -sac), Street F, Street G, and Street H. Private — Private roadway sections and improvements shown on the Tract map include: ■ Typical alleyways serving the detached single - family units and townhomes are shown for- a) 20 -foot wide in Neighborhood 6; b) 24 -foot wide in Neighborhoods 1, 2, 3, and 5. and c) 26 -foot wide in Neighborhood 4. The map also shows: 1) cut and fill locations; 2) 15 sections relating to the overall grading of the project site (Sections A -A through O -O); and 3) details for: a) driveway /alley interface, b) paved trail, and c) drainage channel. Conditions of Approval are included in the Resolution approving the Site Development Review and the Vesting Tentative Map (Attachment 2). PLANNING COMMISSION ACTIONS: At a Special Planning Commission meeting on April 29, 2014, the Planning Commission recommended that the City Council adopt: An Ordinance approving a Stage 2 Development Plan for Dublin Ranch Subarea 3. A Resolution approving a Site Development Review Permit and Vesting Tentative Map 8171 for 437 units including 330 detached single - family units and 107 attached town homes/condom inium within six neighborhoods on a 64 -acre site known as Dublin Ranch Subarea 3 located north of Dublin Boulevard, South of Central Parkway, East of Lockhart Street, and west of Fallon Road in the Eastern Dublin Specific Plan Area with the following added Conditions of Approval (Conditions of Approval #172 -174): Page 14 of 16 Owned/ Lots /Parcel Use Units Maintained By Green Court - single - family detached Lots 278 -330 Lots 38 feet x 48 feet and private 53 units Lots 48 feet x 48 feet Residential (Neighborhood 5) attached town homes /condominium Lots 331 -348 airspace - 6 units or less per building private 107 units Residential (Neighborhood 6) Total (Map) 437 units In addition, the Vesting Tentative Map shows site sections for grading purposes and sections of those areas to be improved as public or private roadways (see Sheet 2). Public - Sections for public rights -of -way and improvements are shown for: ■ Dublin Boulevard Frontage • Dublin Boulevard (adjacent to vacant Commercial site APN 985- 27 -13) • Fallon Road • Lockhart Street • Central Parkway frontage • Central Parkway at Fallon Road • Project entrance at Lockhart Street - shown at Street D • Project entrance from Central Parkway (shown at Street A) • Typical 46 -foot wide internal street - shown as Street A (from south of Central Parkway), Loop B, Loop C, Street D (from east of Lockhart Street), Street E and Street E Court (cul- de -sac), Street F, Street G, and Street H. Private — Private roadway sections and improvements shown on the Tract map include: ■ Typical alleyways serving the detached single - family units and townhomes are shown for- a) 20 -foot wide in Neighborhood 6; b) 24 -foot wide in Neighborhoods 1, 2, 3, and 5. and c) 26 -foot wide in Neighborhood 4. The map also shows: 1) cut and fill locations; 2) 15 sections relating to the overall grading of the project site (Sections A -A through O -O); and 3) details for: a) driveway /alley interface, b) paved trail, and c) drainage channel. Conditions of Approval are included in the Resolution approving the Site Development Review and the Vesting Tentative Map (Attachment 2). PLANNING COMMISSION ACTIONS: At a Special Planning Commission meeting on April 29, 2014, the Planning Commission recommended that the City Council adopt: An Ordinance approving a Stage 2 Development Plan for Dublin Ranch Subarea 3. A Resolution approving a Site Development Review Permit and Vesting Tentative Map 8171 for 437 units including 330 detached single - family units and 107 attached town homes/condom inium within six neighborhoods on a 64 -acre site known as Dublin Ranch Subarea 3 located north of Dublin Boulevard, South of Central Parkway, East of Lockhart Street, and west of Fallon Road in the Eastern Dublin Specific Plan Area with the following added Conditions of Approval (Conditions of Approval #172 -174): Page 14 of 16 o Staff shall work with the Applicant to enhance elevations along project edges and where the project is most visible, including street frontages, elevations fronting on parks and on trails, with the intent to improve the detail, interest and variation of the elevations. o Staff shall work with the Applicant to enhance landscaping and walls to decrease massing along Lockhart Street and Dublin Boulevard, taking advantage of bio- retention features and walls to lower the scale and add landscape interest. o Applicant shall revise the gateway monument for more depth and character. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes a Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8171 which are consistent with the recently approved amendments to the General Plan /Eastern Dublin Specific Plan, and Stage 1 Planned Development rezoning and would be compatible with adjacent areas and surrounding development. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. The Alameda County Airport Land Use Commission Staff reviewed the project to ensure that it is consistent with the Alameda County Airport Land Use Compatibility Plan. The Dublin Unified School District also reviewed the project for school impacts and did not raise any issues. Conditions of Approval from these departments and agencies are included in the Resolution approving a Site Development Review and Vesting Tentative Map (Attachment 2). ENVIRONMENTAL REVIEW: The Eastern Dublin Specific Plan area was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51 -93 and Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated a number of subsequent actions related to future development in Eastern Dublin and identified some impacts resulting from implementation of the General Plan Amendment/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a statement of overriding considerations for such impacts. The City also adopted a mitigation- monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. The environmental impacts of land uses for the 453 -acre Dublin Ranch Areas B -E were addressed by the Negative Declaration approved by the City Council in Resolution No. 140 -97 for the related Planned Development Rezoning. An Addendum to the previous environmental documents was approved on February 18, 2014 by City Council Resolution 17 -14 as part of its approval of the project - related General Plan Amendment, Eastern Dublin Specific Plan Amendment and Stage 1 Development Plan. Impacts of the requested project are addressed through the prior CEQA reviews. Copies of the environmental documents referenced are available for review at Dublin City Hall, 100 Civic Plaza, Dublin, California. Page 15 of 16 PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Tri- Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Ordinance Approving a Stage 2 Development Plan for Dublin Ranch Subarea 3 2. Resolution Approving a Site Development Review Permit and Vesting Tentative Map 8171 for 437 units including 330 detached single - family units and 107 attached town homes/condom inium within six neighborhoods on a 64 -acre site known as Dublin Ranch Subarea 3 located north of Dublin Boulevard, South of Central Parkway, East of Lockhart Street, and west of Fallon Road in the Eastern Dublin Specific Plan Area 3. Applicant's submittal package dated April 23, 2014 Page 16 of 16 ORDINANCE NO. XX — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * ** PLANNED DEVELOPMENT STAGE 2 DEVELOPMENT PLAN FOR DUBLIN RANCH SUBAREA 3 PLPA 2013 -00033 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. Dublin Ranch Subarea 3 ( "project ") is in the Eastern Dublin Specific Plan area and within a planning area known as Dublin Ranch. On February 18, 2014, the City Council adopted Ordinance 05 -14 approving Planned Development rezoning and a Stage 1 Development Plan pursuant to Section 8.32 of the Dublin Municipal Code for the 64 acre area known as Dublin Ranch Subarea 3. The Planned Development rezoning and Stage 1 Development Plan concurrently were approved with City Council Resolution 19 -14 approving Amendments to the General Plan and Eastern Dublin Specific Plan. Planned Development rezoning established permitted uses, development standards, and other regulations for future development for as many as 437 residential units in six neighborhoods. B. Planned Development Stage 2 Development Plan adopted by this Ordinance would not require amendments to the General Plan and Eastern Dublin Specific Plan as no changes to the land uses are proposed. D. Planned Development Stage 2 Development Plan adopted by this Ordinance remains subject to a Development Agreement between the City of Dublin and Lennar Homes, adopted by Ordinance 06 -14, which has an option to purchase and develop the Subarea 3 site pending approval entitlements. SECTION 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. PD- Planned Development zoning and Stage 2 Development Plan for Dublin Ranch Subarea 3 meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. PD- Planned Development zoning and Stage 2 Development Plan for the Project under the PD- Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that it provides residential development in an area that supports residential uses, such as the sports park to the north, but is also a transition to planned medical center and mixed uses to the south and east. The Project provides a high degree of design and landscaping to complement existing and planned uses in the area. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. PD- Planned Development zoning and Stage 2 Development Plan for the Project will be harmonious and compatible with existing and future development in the surrounding area in that the Project is located in a master planned community that includes a variety of residential densities various as well as commercial and office spaces. The Project provides residential development in an area that supports residential uses, and the sports park to the north, but is also a transition to planned medical center and mixed uses to the south and east. The Project provides a high degree of design and landscaping to complement existing and planned uses in the area. 2. The Project takes advantage of the flatter areas of the site to locate development. Grading on the site will ensure that much of the development is behind the small hill with limited visibility from Interstate Highway 580 (1 -580). The project site is in an infill area that is fully served by public services and existing roadways. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the proposed residential development. 3. PD- Planned Development zoning and Stage 2 Development Plan for Dublin Ranch Subarea 3 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 in that the project will comply with all applicable development regulations and standards. 4. The PD- Planned Development zoning and Stage 2 Development Plan for Dublin Ranch Subarea 3 are consistent with and in conformance with the Dublin General Plan and Eastern Dublin Specific Plan, as amended, in that the proposed residential and other uses and the site plan are consistent with the land use designations for the site approved in connection with the Project. C. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines by the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ( "EIR "), which is a Program EIR (SCH No. 91- 103064) certified by the City Council by Resolution No. 51 -93, subsequent Addenda dated May 4, 1993 and August 22, 1994, and by a Negative Declaration for Dublin Ranch Areas B - E adopted by Resolution 140 -97. SECTION 3. APPROVALS Stage 2 Development Plan Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map has been amended to rezone the property described below ( "Property ") to a Planned Development Zoning District: 64 acres North of Dublin Boulevard, south of Central Parkway, east of Lockhart Street, and west of Fallon Road (APN 985 - 0027 -012) 2 A Planned Development zoning and Land Use map is shown below: SECTION 4. The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 or Stage 2 Development Plans shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as part of the PD- Planned Development zoning for Dublin Ranch Subarea 3 PLPA 2013- 00033. The PD- Planned Development District Stage 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of permitted, conditional, and accessory uses. Permitted, conditional, and accessory uses were approved as part of the PD rezoning and Stage 1 Development Plan. 3 2. Stage 2 Site Plan. SUBAREA 3 at Dublin Ranch �. --VN�� STAGE II PLANNED ;. 1 DEVELOPMENT 90 '\ � r SITE PLAN _t. i MH k", II LAf NP ill \ I n N* _ U b f a' NOTAPAPT - -- IIv QI rMHI MARCH 2014 _ _ ________ {Y - o - 1 , PF ti macKmr &somrs SHEET s�m�ooa ao� PD2.1 e PL P- s T: 3. Site area, proposed densities. Gross /net area- 64 acres. Maximum number of units- 437. Allocation of units- Medium Density Residential — 330 units; and Medium High Density Residential - 107 units. TABLE 1: Land Use - General Plan and Eastern Dublin Specific Plan (1) Gross acres. Actual would be less based on the re- design and construction of public streets. (2) The Rural Residential /Agriculture land use would serve as an alternative Open Space. However, since one unit requires a minimum of 100 acres, no units would be permitted within this area. 9 PLPA 2013 -00033 Symbol Land Use Acres(') Density Units MDR Medium Density Residential 38 6.1 to 14.0 units per acre 330 MHDR Medium High Density Residential 7.5 14.1 to 25.0 units per acre 107 Rural RR/A (2) Residential /Agriculture 14.5 1 unit per 100 acres 0 SC Stream Corridor 2.0 -- NP Neighborhood Park 2.0 -- Total 1 64 1 1 437 (1) Gross acres. Actual would be less based on the re- design and construction of public streets. (2) The Rural Residential /Agriculture land use would serve as an alternative Open Space. However, since one unit requires a minimum of 100 acres, no units would be permitted within this area. 9 4. Neighborhood Summary Neighborhood I Layout Floor Plans No. of Units • Single- family detached (Medium Density) 1 Green Court 4 (+ Plan 2 -Alt) 112 Auto court 3(2) 3 33 4 Green Court/Small Lots (30 ft x 50 ft) 3 69 5 Green Court 4 (+ Plan 2 -Alt) 53 Subtotal 1 330 • Townhomes Attached (Medium -High Density) 6 6 units or less per building 1, 2 and 3A & B 107 Total 1 437 (1) Same Plans 1, 2, 3 & 4 for Neighborhoods 1 and 5 (2) Same Plans 1, 2 & 3 for Neighborhoods 2 & 3 5. Neighborhood Plan. The Project will include six neighborhoods. -- �l `. SUB AREA 3 at Dublin Ranch FALLON SPORTS � 4 PARK STAGE 11 PLANNED C�C?r L� �� N1� ` DEVELOPMENT (�4Q NEIGHBORHOOD PLAN THE GROVES - q RURAl� RfSBENYAJ ; PARK °, AGRICULTURE 1 -------- ,' N3 -L NOTAPART 1 II 4 Oi NOTAPART (PROPOSED GENERAL �I�I ply III., N4 ��\, - COMMERCIAL MARCH 2014 i N6 WI N5 ` l �� � � � � / ji �r NEIGHBORHOOD /PRODUCT BREAKDOWN: Ne gllb011U dl: j- `/ ��a� ' GreenC- ll] - -r["� _ �_ N„Ipbb.r. -: C ' oo�O C I I I ((�� rL Y' \,j / ♦ � Lo Caurt. 63 II-`r T N Cou 19hbortwod 3: rt. 33 MACKU &somPS FALLON GATEWAY ,� 3o..bio'food 4 69 RETAILCENTER I ceeh —. S gym% - .SIT i L 7 u tl o� —& ss SHEET �' �` EET d Ndenbomooe / .— -------------- — , .none m. 107 PD2.2 I UNITS : 437 I 61 6. Master Neighborhood Landscaping Plan. Y o, J s 1 _ t p c _- at Dublin Ranch •,,\ STAGEII PLANNED DEVELOPMENT 6 Landscape Ste Plan iun�rnvx � �a I��eanc z '? M ch 2014 �� cw 3 ' 3 e SHEET —�� PD2.3 7. Landscape Guidelines see Exhibit A 8. Development Regulations /Standards Standards Single- family Detached Single- family Detached Neighborhoods may include one Neighborhoods (Alley or Auto court- loaded) or both configurations 1, 2, 3, 4, and 5 Minimum Lot Width 30 30 Maximum Lot Coverage (11)(12) (12) (12) Maximum Building Height 38 ft 38 ft Maximum Stories 3 3 Minimum Front Yard Setbacks (1)(2) 6 ft to public /private street 6 ft to Paseo Green Court Living Area ROW or and /or ROW public /private street 3 ft to private drive aisle or alley 3 ft to public /private street Porch ROW and /or private drive aisle or alley 3 ft to public /private street N/A Garage ROW and /or private drive aisle or alley I Minimum Side Yard Setback" )(z)(4)(7)(s) Living Area 4 ft 4 ft Porch 4 ft 4 ft Corner Lot (Living Area a to property line) 5 ft 6 ft Encroachments (3) (3) Minimum Rear Yard Setback(')(1)(7)(10) Living Area 5 ft 2 ft Porch N/A N/A Garage N/A 3 ft Garage Face to Garage Face N/A 28 ft Accessory Structures (11) (11) Parking Spaces Required (8) enclosed per unit 2 2 guest space per unit 1 1 Minimum Usable Private Open Space 150 sf with a min. dimension of 10 ft 150 sf with a min. dimension of 10 ft ROW = right -of -way public /private street (1) Setbacks measured from property line. (2) Graphic depiction of standards listed shown below. (3) Items such as, but not limited to, air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4 feet in height, media centers, etc. may encroach up to 2 feet into the required setback of one side yard provided a minimum of a 3 -foot wide flat area is maintained for access around the house. (4) Subject to Building Code requirements for access. (5) Building setbacks shall be subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to building overhang shall be s feet minimum or as required by current City Building Code or standards. (6) The third floor must be stepped back from front and rear elevation to reduce building mass. (7) Retaining walls up to 4 feet high may be used to create a level usable [yard] area. Retaining walls in excess of 4 feet to create a usable yard area are subject to review and approval by the Community Development Director. Retaining walls 30 inches in height are subject to safety criteria as determined by the Building Official. (8) Two enclosed side -by -side shall be provided. Curbside parking may be counted toward required number of guest spaces. Guest spaces may be counted for any private driveway that is a minimum of 18 feet. (9) All corner lots are to have enhanced rear and side yard elevations as identified on Enhanced Lots Key (Sheet PD 2.8). (10) Any elevation visible from a public /private right -of -way shall be enhanced as identified on Enhanced Lots Key (Sheet PD 2.8). (11) Accessory structure setbacks will follow the City of Dublin Zoning Ordinance, Chapter 8.40: Accessory Structures and Use Regulations. (12) Due to the nature of a small lot product, no maximum coverage is required. 7 M ............ lx*T:Pilnb �tq r 50 f Y `,IVUV PRIVATE YARD AREA ROW RIGHT OF WAY FC FACE OF CURB M1' TYPICAL NEIGHBORHOOD LOT SIZE 30'MINIMUIM LOT WIDTH SINGLE FAMILY DETACHED GREEN COURT PRODUCT 10 it Standards Attached Townhome Structures Neighborhood 6 Maximum Building Height 38 ft Maximum Stories 3 Minimum Setbacks Building to right -of -way 8 ft Living area to alley or common driveway 4 ft Garage face to alley edge 3 ft Minimum Building Separation Garage Door to Garage Door 28 ft Porch /Balcony to Porch /Balcony loft Between Buildings 15 ft Parking Spaces Required enclosed per unit 2 guest space per unit 1 Minimum Usable Private Open Space 150 sf with a min. dimension of 10 ft 9. Architectural Design Standards — see Exhibit B As a concept, the proposed architectural design for all products is based on current influences to classic styles. For Dublin Ranch Subarea 3, the architectural styles are: • (A) Contemporary Craftsman • (B) Modern Bungalow • (C) New Prairie These styles would be available for each of the floor plans within each Neighborhood of single - family detached homes (Neighborhoods 1. 2. 3, 4, and 5). For the attached town home/condom iniums in Neighborhood 6, all exteriors are Contemporary Craftsman. 10. General Plan and Specific Plan Consistency. The Stage 2 Development Plan is consistent with the General Plan, Eastern Dublin Specific Plan, the Planned Development zoning, and the Stage 1 Development P 11.Inclusionary Zoning Regulations. The Subarea 3 project is subject to the Affordable Housing Agreement (AHA) for Dublin Ranch over all which establishes the amount and location of affordable housing. The affordable housing requirement for Dublin Ranch is satisfied through the provision of affordable housing within Fairway Ranch, collectively now referenced as The Groves, located west of the proposed project (and more specifically as Oak Grove, Cedar Grove, and Pine Grove) bounded by Central Parkway on the north, Lockhart Street on the east, Maguire Way (private street) on the south, and Keegan Street on the west. SECTION 5. OTHER ZONING REGULATIONS. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project shall be governed by the provisions of the closest comparable zoning district as determined by the Community Development Director and of the Dublin Zoning Ordinance except as provided in the Stage 1 and Stage 2 Development Plans. SECTION 6. POSTING. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE. This Ordinance shall take effect and be enforced thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G: 1PAM20131PLPA- 2013 -00033 DUBLIN RANCH Subarea 3iPC Mtg 04.29.14 Stage 2 PD SDR VTM Sub MC Ord -Sub 3 Stage2- PD.doc 12 Sub Area 3 Design Guidelines Dublin, California April 15, 2014 EXHIBIT A DESIGN TEAM Landscape Architect R3 Studios 201 4th Street, Suite 101 B Oakland, CA 94607 (510) 452 -4190 Civil Engineer MacKay & Somps 5142 Franklin Dr, Suite B Pleasanton, CA 94588 (925) 225 -0690 Architect KTGY 580 Second Street Suite 200 Oakland, CA 94607 TABLE OF CONTENTS INTRODUCTION 5 ILLUSTRATIVE PLAN 6 STREETSCAPE 7 ENTRIES AND THEMATIC ELEMENTS 13 I110MAI11W- 410] »16119 -091. 1►►►1.11IW- 99210IM101 LANDSCAPE SYSTEM 31 SITE ELEMENTS 141:3 APPENDIX 43 VISION KEY DESIGN PRINCIPLES INTRODUCTION VISION The Sub Area 3 Property envisions a premier residential community nestled within the hills of the City of Dublin. This community, surrounded by hundreds of acres of Regional Parkland, Commercial and Retail uses, is connected to the greater Dublin community via Dublin Boulevard to the South, Lockhart Street to the West, Central Parkway to the North and Fallon Road to the East. The character of the community is rooted in the natural features of the site, As a reflection of California's agrarian and ranch heritage open space and agricultural heritage will be used throughout the community to provide a historic context. The goal is to create the "flavor" of the new communities built around the historic past. The guidelines in this document are conceptual, and are intended to guide in the vision of the community. KEY DESIGN ELEMENT • Entry signage will reflect architectural and historic elements to define the project entry. The entries will feature stone veneer and brick walls, slate and precast concrete walls and planters. • The streetscape system shall unite the community through a legible hierarchy, while respecting the historic nature of the site. • The trail open space system will be developed as a series of interconnecting pathways connecting various neighborhoods and access to the "top of the hill ". • Integrated into the trail and open space system shall be a sequence of outlooks which provide viewing opportunities and rest stations. • The fencing and wall system maximizes views, defines neighborhoods, and reinforces the character. • Management of open space and maintenance of common areas will be an integral component of the landscape system. i r PIP 4 � y � a ILLUSTRATIVE PLAN � • ayi.a 1� p O• �Q w — 5 IN b �! +i' �:. Via; ';n - . Y . wr �1 ° llwzvc wv t � 6 i � • ayi.a 1� p O• �Q w — 5 IN b �! +i' �:. Via; ';n - . Y . wr �1 ° llwzvc wv t � 6 STREETSCAPE STREETSCAPE PLAN DESIGN CONCEPT MAIN ENTRY ROAD AT LOCKHART STREET AND CENTRAL PARKWAY NEIGHBORHOOD ENTRY ROADS NEIGHBORHOOD STREETS STREETSCAPE PLAN DESIGN CONCEPT The road hierarchy is designed to legitimize the structure of the community while simultaneously supporting the rural, historic character. MAIN ENTRY ROAD AT LOCKHART STREET AND CENTRAL PARKWAY Collector roads flanked by parkland on the north and proposed development to the south leads into the community. From the north, Central Parkway connects with other neighborhoods, and existing regional parks while a Lockhart Street with existing residential to the west and proposed development to the East leads into the community from the west. NEIGHBORHOOD ENTRY ROADS Entry roads into the development from the North and West lead toward the heart of the residential community maintaining a rural ambiance with entry monuments on each side of the road, terraced walls and planting formal groupings of trees walkways and enhanced landscape, NEIGHBORHOOD STREETS There are three neighborhood street conditions in the development • Residences on both sides of the street • Residences on one side, open space on the other • Residences on one side, park on the other i --- J �L N ENTRY ROAD AT LOCKHART STREET AND CENTRAL PARKWAY The Entry Roads establish the agrarian character of Sub Area 3 with an understated curvilinear stone and brick retaining walls, clusters of Olive trees, roses, tumbling over stone or brick with large specimen trees lining both sides of the road. To maintain the rural theme, much of the road has been divided into two separated travel lanes with a median containing small flowering trees, accent shrubs and water quality features. The sidewalk on each side of the road is separated by a landscaped parkway containing a secondary neighborhood monument in the form of a low stone wall containing neighborhood and project name in slate tile with a precast concrete cap, low flowering ground cover accent the planting in the parkway. The design of this area is meant to reflect elements and materials found not only on the architecture but to compliment adjacent neighborhoods and communities. For more detail on the entry gateway design see Entries and Thematic Elements Chapter. 2- 20' travel lanes • 8' median with flowering trees • 5' parkway with accent trees & 5' sidewalk, on each side 4' -6' h'qh dare rarer caner moncmarii Waa - We, to Sae ki- terWs shceL L -29 4'-6' h:gh stera veceer M'al We( W 54o Materiars sheet L 2'6' Yigh Crick veneer wal Re," Lo S o Mal-'s sheet ELEVATION Pai:�ay Pitas!er Enlargemanl - r — — .— .— —. —.• ..• •.....• •.• •.1 -1 Refer to F�vy Morument Greet L -5 I I I I I I J I .I yam; I NEIGHBORHOOD ENTRY ROADS After continuing through the entries the residential community is enclosed by flowering upright trees coupled with pedestrian sidewalks on both sides of the street. Streetscape scene includes residential units on both sides of the street, sidewalks, flowering up right street trees, enhanced landscape at residential frontage and opportunities for arrival at a proposed park and open space areas. 1. Two 18" travel lanes 2. Street trees on both sides of the street 3. 5' wide sidewalks on both sides of the street 4. In Street concrete pavers 3' -6" high stone veneer wall - Refer to Site Materials sheet L -29 _ J39 i 2' -6" high brick veneer wall - - Refer to Site Materials sheet L -29 4' -6" high stone veneer corner monument wall Refer to Site Materials sheet L -29 Large Accent Trees - j Refer to Proposed Plant Palette sheet L -2 I Accent trees in treatment area to be located on earthen pedestals. I (typical) !� Concrete unit pavers - Accent Trees - ' j' Refer to Site Materials sheet L -29 Refer to Proposed Plant Palette sheet L -2 I l 4' -6" high stone veneer corner I' monument wall - Refer to Site Materials sheet L -29 Large Accent Trees - - Refer to Proposed Plant Palette sheet L-2 r Flowering perennials - aav Refer to Proposed Pient Palette y ( ,� sheet L -2 - T -6" high stone veneer wall - Refer to Site Materials sheet L -29 2' -6" high brick veneer wall - — Refer to Site Materials sheet L -29 10 CENTRAL PAnKWAY 3' -6" high stone veneer corner monument wall - Refer to Site Materials sheet L -29 1144j e St3 Concrete unit pavers - Refer to Site Materials sheet L -29 11 2' -6" high brick veneer wall - Refer to Site Materials sheet L -29 3' -6" high stone veneer corner monument wall - Refer to Site Materials sheet L -29 Accent Trees - Refer to Proposed Plant Palette sheet L -2 0 NEIGHBORHOOD STREETS Within the neighborhoods the streets are reduced to a residential scale with monolithic sidewalks and upright street trees on each side. The following are the neighborhood street conditions: Neighborhood Streets: • 2 — 18' travel lanes • 5' monolithic sidewalks, both sides • Flowering upright trees in a 6' landscape easement (6' from back of walk), both sides. 12 loss - -.4 ENTRIES & THEMATIC ELEMENTS ENTRY MONUMENTATION LOCATION PLAN CORNER MONUMENTS NEIGHBORHOOD ENTRIES GATEWAY MONUMENT 13 ENTRY MONUMENTATION LOCATION PLAN The corner monuments at Dublin Boulevard and Lockhart Street, Fallon Road and Central Parkway establishes the graceful essence of the rural community of Sub Area 3 with a series of neighborhood corner monuments and project entry monuments along the primary roads and neighborhoods within the overall community. The rural and historic context is interwoven into the community fabric with the treatment of each entry. The gateway monument at Dublin Boulevard and Fallon Road introduces the City of Dublin from the east. The gateway monument has been designed to utilize materials found throughout East Dublin including stone and brick. The monument borrows aesthetics from the retail commercial center to the south while staying true to the rural nature of the region. The monument is highlighted by the use of a metal clover leaf panel similar to other existing panels throughout the city. In addition, a large metal monolith with the name of the city back lit is also proposed. The low stone walls house rambling roses while an orchard grid of flowering accent trees is proposed behind the monument. TsWY PN.�ei M RPpeIPT/ R.•Y b FWI 1 4 I LaA�at5nal Mfhpl PAP I \. .Y .,.... s m v •+ RsbbYwlLl -�•_ _�� L] /% a� _ • � � lom e mua saner P_[� —I �_J 14 I • ll Fa�b�Pm1dS tN P`s.i� � n 1 �-•r ua„r� Pb'h Pw+ersi d F�'b+ F.;sl Wbrb s•sel ld CORNER MONUMENTS At Fallon Road and Central Parkway to the northeast and at Dublin Boulevard and Lockhart Street to the south west, curvilinear stone walls with project lettering etched in tile plates ernbedded into the wall with brick veneer wing walls on each side. Large specimen trees are proposed behind the curved stone walls with low growing, spilling roses cascading down the stone face. A line of accent trees similar to the orchard grid shall be proposed behind the brick wing wall with cascading ground cover below. The corner monument invokes a special sense of place that stands apart from other communities. T -S' high stone veneer wail - — Refer to Site Materials sheet L•29 3'-6' hfgh stone veneer corner monument wall - Refer to Site Materials sheet L -29 Accenl Trees - Refer to Proposed Plant Palette sheet L -2 Flowering perennials - Refer to Proposed Plant Palette sheet L-2 Stale plates wth Iehervg X-6' high stone veneer owner rronumenl waL Rerer to S,le Materials sheet L•29 ELEVATION I r r 0 zM 3r3 15 VJ LN 6LY0. 2' -6' high brick veneer wall - Refer to Site Materials sheet L -29 3'-6• high s>one vere'er wall - is Rare to S:1e Ma'- aria's ar"t ' 7.6'high b, 1ticmer"4. r L-29 Rerer to Sie Materials she?I Orchard grid — Slate pla'es w? a'{i' Kgh slcre manuTetwal Re'e+ to See Ala 2.6'h gh trsck I Rorer m Sm Ala GEHrRAL PAWrMY rt.v Fiowering perennlats - Refer to Proposed Plant Pa'ette sheet L -2 Iii veneer wall and Stone veneer mond* - Refer to Site MateRals shoot L -29 3'-6' high stone veneer comer monument wall - Refer to Site Maleriais sheet L -29 Accent Trees - Refer to Proposed Poem Palette sheet L -2 Community Wall - Refer to Wells and Fencing Styles sheet L -12 2' -6' 1 brick veneer wall - Refer to Site Materfals sheet L -29 ELEVATION 16 a!• -e+s sheet L -29 sheet L -29 NEIGHBORHOOD ENTRIES There are two neighborhood entries sited along Lockhart Street and Central Parkway. Each entry is unique incorporating elements of the corner monuments including stone, brick and slate. The goal at these entries is to highlight each neighborhood with a design vocabulary of curvilinear stone veneer walls, terraced brick veneer wing walls stone veneer entry walls with slate tile project name in the parkway, decorative lighting, and street signage integrated with bold foliage such as carpet roses and flowering accent trees to further complement the entries. T -6" high stone veneer wall Refer to Site Materials sheet L -29 2' -6" high brick veneer wall - — Refer to Site Materials sheet L -29 4' -6" high stone veneer corner monument wall - Refer to Site Materials sheet L -29 Large Accent Trees - Refer to Proposed Plant Palette sheet L -2 W' J Accent Trees - Refer to Proposed Plant Palette sheet L -2 4' -6" high stone veneer corner — monument wall - Refer to Site Materials sheet L -29 Large Accent Trees - Refer to Proposed Plant Palette sheet L -2 Flowering perennials - Refer to Proposed Plant Palette sheet L -2 W -6" high stone veneer wall - Refer to Site Materials sheet L -29 2' -6" high brick veneer wall - — Refer to Site Materials sheet L -29 1 1 17 Accent trees in treatment area to be located on earthen pedestals. (typical) Concrete unit pavers - Refer to Site Materials sheet L -29 3' -6" high stone veneer corner monument wall - Refer to Site Materials sheet L -29 C1J Concrete unit pavers - Refer to Site Materials sheet L -29 4 -6, h 0 s!one +'H1C9? cow �ut>e0 -4 - Refer b S'a Maiefials sheet L-29 4' -6' h'yh stone veneer wa'l - _ PW 145I9 WAL—!. L-29 'e Y-6' Kp Mick veneer wa'1 Refe L -29(to Si'� Mdt4�al4 6heEl �- L -29 r I ELEVAIION 2' -6" high brick veneer wall - Refer to Site Materials sheet L -29 3' -6" high stone veneer corner monument wall - Refer to Site Materials sheet L -29 CENTRAL PAIIK%WAY Accent Trees - Refer to Proposed Plant Palette Fsheet L -2 U C2 ) Par" Plaster Eniafgef t - r• — — '--• '-' — .. •--� � Refer to Enhy I.iarwmenl sheet L -5 4,klt— 44-ii IP 18 PARKWAY PILASTER ENLARGEMENT CLockhart Street Entry, Central Parkway Entry) _ 19 eel L -29 GATEWAY MONUMENT �h 0 ELEVATION OVeLN SOMYARD Orchard geld of Prunus cerasifera 'Kramer Vesuvius' - Refer to Proposed Plant Palette sheet L•2 Low- grmrng Mwenng groundcovar- Refer to Proposed Plant Palette sheet L -2 Lour -growing perennials - Refer to Proposed Plant Palette sheet L -2 FIX Orchard tree: Proms cOr 0" 9Gauter VES[lAi - ,aa Refer to Proposed Plant Patetfa steel L -2 ' }, i; r- •- lilwnlnated "lal panel with 11Lr mated Cffy of Dubhn doves •�. -i' 7Cf:.s leaf mewl Panel T - - Bfickveneer - - - �•NI Re:er to Sae Materials sleet L -29 ._g_ - ♦�i Sanaveneer - _ _ _ _ - Refer to S .e M3! ;,Ws shoot L -29 FIX TRAILS & OPEN SPACE SYSTEM TRAILS & OPEN SPACE PLAN TRAILS TOT LOT 21 Eu5-g tty.Wa'JSt LvYa TRAILS & OPEN SPACE PLAN The open space system at Sub Area 3 is comprised of a riparian corridor, rolling hillside with native grass, and special landscape areas designed to reflect the rural theme. The continuous interface between the neighborhood streets and the open space system is a fundamental part of the rural character of Sub Area 3. The trail system is designed to enhance the interaction and appreciation of the natural open space system, provide recreational amenities and opportunities. 9� I r I��y%11 r `C T 1 V S D. <MCLR<b stern e.fi fl m ad -w M1r"4- Paub6•EF .A+e sfntl l -S] Re(u b ftprnal P.re P�l sYe[ L-2 UMW W ecsy+g ytitla4v+M+nsrrg+•a1 r.Y.e tiste.rro a+1 s<esa-.+1 W< -sus Ri.ti'2P11LL'fe]PB sliH'ICM! b C4-= J f`�Ywsl NCF«�.f S�LS�e 22 TRAILS 8' WIDE TRAIL A public trail interfaces with the existing Dublin Ranch Trail System and is designed to connect with the proposed neighborhoods to the South with the neighborhood to the North by an 8' wide compacted decomposed granite path. Trail shall enter the lower neighborhood along the existing riparian corridor and connect with the proposed park and continue up the hillside through native vegetation including wild flowers and seasonal grasses, stopping at key overlooks that take advantage of distant views. Each outlook and top of the hillside are staged with large stones and sealed timber for natural sitting areas. 4�ti AMA r_ X01 1 {; 23 P-" 6-0't�Cenm��daom hi q.-ne ra! Re er. ,wp Yea. 1PAarcsaa2 mpa.tleW5!- fl�/+a m vrygye -f PLr� Paieu eMn L.2 -- bk>�W'1Pb'Y�Of C.+s'ert4 Nlv9 Ceti a.d e�hlfA RrF_r RtR, nfat bP cf str7 PYnI Pi:elYM L7 4 ACCESS TRAIL TO DUBLIN BOULEVARD An 8' all weather access trail has been created at the interface between the homes and Dublin Boulevard to provide a pedestrian trail for the homeowners to access the public sidewalk and surrounding uses, including shopping and recreation. The trail surface will be concrete and accessible to all. A mix of native and non - native trees and shrubs provide a variety of flowering plants that cascade down the slope and provide for seasonal interest and color. d' Ade concrete wank Ee gnxn Gees at w;1 i a. Pabutus V -' Refer to Proposed P;ar 6' P. wood goad nek Refer Io Image sheaf L Lo,a Nar&b N erergrs IEfga evergreen shrub! 18. Srhuus moge'Mur Refer la proposed plar TRAIL INTERFACE AT NEIGHBORHOOD STREETS Nalnral lean Querrus agnfeld ebacenitoloL Refer to Pmp,�W Plant PAN sheer L -2 Caw.;6 g g,o rdcovor on slopes F o. Ro5n4. Ws pros'.rafus Refa[ to Proposed P6anl Pasotz sheet L -2 Transdanal LwdS pe adjdCent [a open space: Refer so PMPbssd PL-L Palette sheet L -2 cascad•ng g ,assesarm ahru6s en slopai I,e. Muhlenhergl� rigors Rerc+lo Pruposcd Plsnt Pale U. h,.l L -2 Evergreen Uees to sa ,—t Le. Pious specles Relor to Proposed Plans Pale; sheet L•2 & wlda ancrele walk Nbtn eou'evard streal hoe. Palarus acr_ntoL T'%odgocd'.0 foweMg groundcorar In parkway Refer to Proposed Plant Pat.Va sheet L-2 8' wide trail is accessed from the upper neighborhood along the neighborhood streets. These entry points are highlighted by the use of native and non - native vegetation where streets abut open space. The trail leads to the neighborhoods to the south as well as to the top of the hill. 24 TOT LOT A children's play area (Tot Lot) is proposed in line with the entry road in the upper neighborhoods to provide an additional amenity for younger families with children. The Tot lot contains play equipment for children ages 2 -5 years with a variety of colorful interactive structures supported with a safety play surface. Walkways, benches are proposed along with bike racks to support residents who wish to access the site on foot or bicycle. - T- 19 f14 "Ll +s+ sn�xa a m,cm3d r,:a 1a. 1 ! v Rer Rd� b ProweN Planl Paktla slea[!Q "S'A�a - - Re + 1u Pusgamd I +.aOdf sneN L -24 Ra-" Wade Re0epl -W and BCy0d R#f - RelermS-aF—ro scree L-30 QF— sP.- trees 1 e 0 on ag,%DW - F Wer b Pmpased Pant Pa'eee a—I L•2 i i I ILL ° a1 62 61 1 I 25 � --er- - ,10'n` /.s ca-rl tr. 1a1 P40 sea-+ V Fww. Ste 0a s-d Wade RnePGlde Re. m ttta� Pin s1» Y L -9 Pskrq OECn sFa� w.l� rwra4�xd pa^.cng Ie�bTw3latErlCe7 11 f -- � t 26 i l� .l s i WALL & FENCING WALL & FENCING PLANS WALL & FENCING WOOD FENCING 21 WALL & FENCING PLANS The wall and fencing system at Sub Area 3 was designed to minimize the visual impact of the fences and walls. To this end where the fences and walls are required they are designed to be semi - transparent, as well as screened by landscaping or designed to be part of the rural theme. 13 J 17B //7•C I �7I I i p 161 U t eo '7 181 ti ,BB i - 5B6 QU 189 v i i91 Z 191 s� PARCE( F (FUTURE PARK) LEGEND i E COICARE CO0ME6TY WI - f ER TO F �T LA2 F t" 0, FF.e 51 rrr:�lE c0'�+.anr Hi TO W RFl/aa1A GAL- FERTOFEHCEW -F FzTNkVd 1hA[l -REFEF r0 \L.4E 5>+EET L.$ u E bDi WODO GOOO7.E� FEt NY] VnTH LA7Ti0 - r+�lEA TO ro � 9frE7 L. 12 B LFO,riO4,06000 aES WREE'�CE• AEFLR L -1E sw W-KE - A£F£R TO d.LOE!107 L4t7 ....F......... T/ MF l[fY1L. ELOwIM TY fthil, HYW UE74%, WEEWE- AEFEATORLa 4EETLV .1+ FLO.1- Twlplf RANTER N.LLL - A FEEE41O r1r54FFF1 F0f11VGE 191 4 ` 7� 193 Igo J* , M ` 1,197 • • �v 311 199 2tk). y 354 � 31L ) [ 925 -' I3I4.; ' �32A �` jf 315.{ t y SSL/ i ill 203 I�jk• 4' f 323 I a2Y,. ! I 3i2 r B 7 at1 271 3u f r 4. !,x j �. 27{. • - 7 1371' .i r 2 49 , 755 L 2E5 i 8 2)µ 107 •1 f. 4. 208 _ 706 313 i �� JIM 21 7GL { 276 i r j 3�3 i 305 314 �• _ �� f 2 11 7�! 4 ¢��i b � PARCEL Kr + I j _ r'f � -� � j yg ' • ',4281 f - -r I 304 3oi 3Q2 301 ?0.° r' V. '295 I 3£5 I 1 - 441 j177d : ?1 R8 28B 2 3 4 29 �V 1 2T11 21Z, zBt��F f^ ;;zL�* 18 `1'21t,i / ��OC��EVPRO 77 I J 267 , r.+ ". } , i �� CVO 11 11 V� Zn 6 �. ', �1T. i• rte. 2% I2r f 722 iii - , ` 733 733 237 28 LOOP C LOOP 8 Q LOOP C 131 In 13d 139 111 ' +K '11 AT 04 lil. IN m _ 34 ■ -32 - 31 as7i- 3r�3e iy,� ti 1 is R w LOOP 8 - -- \l (OPEN SPACE) 29 PARCEL 0 LEGEND FRlW }CrIKl�,E LCMWTr N41 „V R to rwc� 9sie Lna rr�ry, orwaun cow: a-..e,.,Y WMl f011f fRTlAM G?"il ��wY.tiL�FL bFAfvrAnn6 � r,rrepn rE.cE .w wn+�n+urnLe- wR+orueexn[v e,x•, nvona000 rcoeou rv�cE . PSiR t0 wQE9eE1[ -rP FZr'R SO Kv.[ 5>•fFr 41l lrrrr!lrrrrrrr �ivst f}quyl ([�ug5[[nukel5/ ' LW'M YMtfi NT4 \'l'�'iFY.[- 2 b 1,9 1� V LOOP C LOOP 8 Q LOOP C 131 In 13d 139 111 ' +K '11 AT 04 lil. IN m _ 34 ■ -32 - 31 as7i- 3r�3e iy,� ti 1 is R w LOOP 8 - -- \l (OPEN SPACE) 29 PARCEL 0 LEGEND FRlW }CrIKl�,E LCMWTr N41 „V R to rwc� 9sie Lna rr�ry, orwaun cow: a-..e,.,Y WMl f011f fRTlAM G?"il ��wY.tiL�FL bFAfvrAnn6 � r,rrepn rE.cE .w wn+�n+urnLe- wR+orueexn[v e,x•, nvona000 rcoeou rv�cE . PSiR t0 wQE9eE1[ -rP FZr'R SO Kv.[ 5>•fFr 41l lrrrr!lrrrrrrr �ivst f}quyl ([�ug5[[nukel5/ ' LW'M YMtfi NT4 \'l'�'iFY.[- 2 b WALL & FENCING 0317ih►iWlk VA WT WAX UN A 6' high precast concrete stucco wall will be provided where the side yards of the individual homes abut the primary road system. The wall will be painted dark tan and buffered by landscaping to obscure views of the wall from the road. At intersections and grade transitions, pilasters will be located. VIEW FENCE Where the open space abuts the individual yards or side yards a view fence will be provided. In the areas where this fence is visible from the primary road it shall be 6' tall brown ornamental iron fence. VIEW FENCING AT OPEN SPACE Where the view fence is not visible from the primary road, a 6' tall wire mesh fence framed with hardened timber, per the fire department requirements, will be proposed. COMMUNITY WALL AND VIEW FENCE A low community wall and View fence will be used in locations where end of drive alleys are visible from the primary roads. A 3' high precast concrete stucco wall with a 3' high view fence shall be proposed to screen vehicles while providing view corridors. In addition, community wall and view fence shall be located where side yards abut the future park. WOOD FENCING GOOD NEIGHBOR FENCE The good neighbor fence occurs between lots. The design will be a 6' tall vertical board wood fence with cap and fascia board. Wood posts shall be a minimum of 8' o.c. Fence will be setback a minimum of 5' from front fagade. Where fence is adjacent to street a minimum of 3' landscape buffer will be provided between walkway and fence. GOOD NEIGHBOR LATTICE FENCE The lattice fence will be used parallel to the front of the home and where side yards abut a residential street. Similar to the good neighbor fence, 18" of top panel vertical lattice will be integrated into the overall height of 6'. 30 A- 1ki 111'M:1 »yj&ll94i►il STREET TREE PLAN PLANT PALETTE 31 STREET TREE PLAN DESIGN CONCEPT In addition to supporting the agrarian and rural theme of Sub Area 3 Street trees are used to accent entries, from strong street edges, provide privacy, and emphasize open space. PLANT PALETTE LARGE CANOPY STREET TREES Large canopy street trees frame the edge of the project on four sides as well as the neighborhood entries. Large canopy street trees line the north side of the project at Central Parkway the east side at Fallon Road, south side at Dublin Boulevard and west side at Lockhart Street. Street trees will continue an already existing pattern of single row trees with the exception of Dublin Boulevard where they are triangulated. The following are large canopy street tree options; • Celtis sinensis (Central Parkway) • Pyrus calleryana `New bradford' (Fallon Road) • Platanus acerifolia 'Blood good' (Dublin Boulevard) • Ulmus parvifolia (Lockhart Street) 32 FLOWERING TREES Small flowering trees will add charm to the ambiance of the community starting in the median at the project entries and continuing toward the residential units. Once past the entry the median ends exposing the heart of the primary neighborhood where the flowering upright trees reemerge along the edges of the neighborhood streets and at key pedestrian nodes and paseo entries. Flowering trees are located on each side of the entry road and in the parkway to set the stage for a dramatic arrival. The following are flowering tree options: • Lagerstroemia faurei • Prunus cerasifera • Crataegus phaenophyrum • Pyrus calleryana 'Chanticleer' 33 IN N! :11 kqk 161 0AT41 ED Oki 19.11 10A FWAI 116 2 1 ION 212611 Open space and riparian trees are interlaced throughout the open space and hillside reinforcing a balance between nature and development. A palette of Oaks, Sycamores, Willows, Alders, and Maples will be used along the trailheads, and open space areas. Low branching forms shal be utilized on the upper slopes of the hillside with more standard forms below towards the corridor and development. The following are open space /riparian tree options: • Acer macrophyllum • Alnus rhombifolia • Cercis occidentalis • QuerCUS agrifolia • Quercus lobata • Platanus racemosa • Salix laevigata • Salix lasiolepis � M 34 NEIGHBORHOOD TREES A variety of narrow upright deciduous and evergreen flowering trees are proposed along the street /residential frontage to provide a strong visual corridor, connecting one neighborhood to another, accenting the architecture highlighting key pedestrian links and providing seasonal color and interest. The following are windrow tree options; • Pyrus calleryana `chanticleer' • Carpinus betula'Fastigiata' • Magnolia 'teddy bear' • Arbutus 'marina' 35 R EVERGREEN SCREEN TREES Evergreen screen trees shall be small to medium trees which soften the interface between residences and the neighborhood streets. Located where they will soften architectural walls and simultaneously maintain views outward. Screen trees soften architectural walls, provide contrast, and protect residential units from ambient noise. The following are evergreen screen tree options; • Pinus canariensis • Arbutus marina • Geijera parvifolia • L.aurus nobilis 'Saratoga' 36 ACCENT TREES AT CORNER MONUMENTS Accent trees will be used at entries and corner monuments. The preferred evergreen accent species is fruitless Olive trees which will be prominently featured at the project corners amongst the stone and brick walls monuments. They will also be used to accent neighborhood entries in combination with stone and brick walls, and monuments. Accent trees such as Prunus cerasifera `Kruater vesuvius or Purple -leaf plum will be used as an orchard grid at the corner of Fallon Road and Central Parkway to maintain consistency with the Jordan Ranch project across Fallon Road. The orchard grid pays homage to the historic context of the region. 37 SITE ELEMENTS PAVING LIGHTING SIGNAGE LANDSCAPE ACCESSORIES 38 PAVING / f f r. ENHANCED PAVING To enhance the roadway vehicular pavers will be added at the two entries to the site, Concrete pavers made to look like stone in mottled tan and beige tones will tie into the stonework, which is the backbone of the project theme. Pavers shall be designed to meet ICPI guidelines for vehicular strength and the recommended manufacturer is Belgard, or similar. 39 LIGHTING Lighting, an important safety component of the site also presents design opportunities which contribute to the rural community character. The following categories of lighting will be woven throughout the site; STREET LIGHTING Along the Neighborhood Entry Roads, and the Neighborhood Streets decorative single head lights will be placed to provide required lighting levels consistent with safety and aesthetics. The Lumec Hexagonal series, or similar, is recommended. TRAIT. LIGHTING The trail shall only be lighted at the interface with the future park, residential streets and at the tot lot. Lighting will not be proposed along the trail. FEATURE LIGHTING Lighting can add a dramatic impact to the elegant architectural features throughout the site including signage, the stone and brick walls, and tot lot. Such lighting shall be coordinated in the detailed design phase of each element. CHIC ` l Integrated signage is a key component of Sub Area 3 project identification. At this preliminary project phase sign envelopes are provided within which final logos and names will be places later in the design process, At the gateway a metal clove -leaf sign will be embedded into the tiered brick and stone monument with etched lettering in a vertical panel. It is intended as a gateway to Dublin from the east and shall be illuminated by the use of landscape accent lights and recessed lighting. The project corner monuments shall incorporate the Sub Area 3 project name onto etched slate tiles fastened to the stone veneer walls. The project name shall be lit by the use of landscape spot lights mounted to the ground. Additional accent lighting shall be used to wash the walls and the stone column. Signage will be more subtle at the project entries where it will only be provided at the parkway monuments only. There is also opportunity to establish unique identity signage, neighborhood name throughout the neigbhorhoods, especially for the multi - family product which will require a variety of way finding and fire /police address maps, WE 0ED]1 �ATTOM_[MOiy0 101 • Landscape accessories will be woven throughout the site referencing rural uses. Decorative elements such as seating will be provided along the pedestrian trail. Benches and bollards shall be classic similar to those shown below to fit in with the simple elegance of Sub Area 3. Informal seating will also be located at overlooks along the trail to provide seating. The tot lot is designed to provide recreation in addition to the trail system. 41 42 m- r � "Nilson Arch'p c[ural Sey.les Sub Area 3 Design Guidelines S U B A. ICE A 3' at Dublin Ranch, Dublin, CA { , `. Sub Area 3 is comprised of four residential neighborhoods made of high - duality homes and open spaces. These neighborhoods aim to achieve the City's goals of healthy, walkable, sustainable, and placemaking neighborhoods through the use of pedestrian paths and walkways that link to the larger circulation network, open space boulevards and parks designed with natural and native plants, and high - quality homes indicative of the vernacular character. - -- ............................ U EXHIBIT 13 Single Family Homes CONTEMPORARY CRAFTSMAN The Contemporary Craftsman style is a variation of the California Bungalow style deeply influenced by the Arts and Crafts styles within California. Contemporary Craftsman essentially strips down and combines the many Craftsman styles to ernpliasize functional comfort design. This style is most recognizable by its Use of shed roofs, clean geometric lines, large glass windows and doors, and modern interpretations of detail elements. Example of Contemporary C'raflsnurrr E.Yoniple oj'Conternpormy Craftsman Archirectural Styles ................... Sub Area 3 Design Guidelines MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) • Low Pitched Gable Roofs Pitch Breaks • Concrete Shake Roof Tile • Standing Seam Metal Roof Accents • 3:12 to 5:12 Pitch Roofs • 15 to 24" Eaves • 10 to 18" Rakes • StUCCO Finish Stone Veneer o Lap Siding Shingle Siding Exterior Finish 0 Asymmetrical Facade of Multiple Layers of Textures Fixed Accent Windows . Sectional Carriage Style Garage Door • Upper Half Mullions at Windows with Accent Glazing Windows and Doors . Accent Painted Entry Door • Full Sln'roUnd Window Trims a Accent Panels (Grooved or Smooth) • Corbels or Outriggers at Roof Gables • Wood Railing and Cantilevers • Wood 'Prim and Accents . Gable End Treatments of Vertical • Decorative ShUtters Boards and Board and Batten • Tapered End Ilead Trims Example of Contemporary C'raflsnurrr E.Yoniple oj'Conternpormy Craftsman Archirectural Styles ................... Sub Area 3 Design Guidelines CONTEMPORARY CRAFTS:[�/�[AN mmm� Architectural Sr les ...." ................................... ..............................© Sub Area 3 A1.chiteetural Styles Single Family Homes MODERN BUNGALOW The Modern Bungalow is an eclectic, contemporary blend of Arts and Crafts and Farmhouse styles. It is notable for its use of clean lines, shed roofs, and simply decorated gables. Construction features often include lap siding, low - pitched roofs, and open floor plans. Example ofHoderrr Bungalow Example of lloderir Buirgalow ....................... ............................... Architectural St !Fe ..................................... ............................... .......,................deem.. Su) rlrra 3 [�esi�;n Guidelines MINIMUM STANDARDS ADDITIONAL ELEMENTS {Select a minimum of 2 elements) Low Pitched Gable Roofs with Pitch . Standing Seam Metal Accent Roofs Breaks . Porches • Concrete Flat Roof Tile Roofs . 3:12 to 5:12 Pitch 12 to 24" Eaves 10 to 18" Rakes . Stone Veneer Stucco Finish with Lap Siding Used Exterior Finish to Enhance Horizontal Lines . Board and Batten Accent Siding • Accent Painted Entry Door • Metal Sectional Carriage Style Garage Window Patterns of 2 or 3 Single Door with Accent Glazing Windows and Doors Hung • Full Surround Window Trims • Thickened Stucco Wainscots Trim and Accents ' Outlookers . Wood Railings Fatter tails Example ofHoderrr Bungalow Example of lloderir Buirgalow ....................... ............................... Architectural St !Fe ..................................... ............................... .......,................deem.. Su) rlrra 3 [�esi�;n Guidelines MODERN BUNGALOW ��\���!��!��|���r�� ......................... .................................................................................................................... ]'^ Single Family Homes NEW PRAIRIE The New Prairie style is a fresh interpretation of the Prairie style. It is notable for its horizontal articulations, clean lines and Textures. Construction features often include low - hipped roofs, horizontal siding, brick in new forms, brackets at roof lines, and deep overhangs. r- rarnple of New Prairie Example of New Pralrie Architectural Siy�les ....................................................................................................................................... ............................... Sub Area 3 Design Guiddines MINIMUM STANDARDS ADDITIONAL ELEMENTS • Low Pitched Hip Roofs (Select a minimum of 2 elements) Shed Accent Roofs • Concrete Flat Roof Tile Roofs 3:12 to 5 :12 Pitch • 12" to 24" Eaves • 6" to 12" Rakes • Stucco Finish with Veneer Base to • Combination of Brick and Stone Veneer Exterior Finish Create Strong Horizontal Read • Lap Sid'nig • Single Hung Windows • Sectional Carriage Style Garage Door • Fixed Accent Windows with Accent Glazing Windows and Doors . Accent Painted Entry Doors . Metal Sunshade Awning with Angled Supports • Wood Brackets and /or Kickers at • Wood Railings Trim and Accents Eave Line • Shuttel•s • Soffited Overhangs r- rarnple of New Prairie Example of New Pralrie Architectural Siy�les ....................................................................................................................................... ............................... Sub Area 3 Design Guiddines NEW PRAIRIE AI Cl 3 ite CtLlr31 St },les ....... ........ I...... Scab Area 3 Architectural Styles Townhomes Tile design of the tows- diomes along the western edge of Subarea 3 shall integrate the approved design of the Lot 3 block, just to the west, to create a recognizable place along the Dublin Boulevard frontage. The design shall integrate the traditional detailing, while providing a greater diversity of veneer types and color palette for the appropriate amount of variety and interest. Due to the high visibility from three public streets, the detailing and material use shall wrap al I four sides of each building. CONTEMPORARY CRAFTSMAN The Contemporary Craftsman style is a variation of the California Bungalow style deeply influenced by the Arts and Crafts styles within California. Contemporary Craftsman essentially strips down and combines the many Craftsman styles to emphasize functional comfort design, This style is most recognizable by its use of shed roofs, clean geometric lines, large glass windows and doors, and modern interpretations of detail elements. Example of T'otvnhomes L rwmpie of Townhomcs Tmimple nfTownho mes ArcbitccttaraI Sty! ................................................................................................ ............................... 3..... Suh Area 3 Design Guidelines MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) • Low Pitched Gable Roofs • Pitch Breaks _ Concrete Shake Roof "File . Standing Seam Metal Roof Accents Roofs • 3:12 to 5:12 Pitch 15 to 24" Eaves • 10 to 18" Rakes • Stucco Finish • Stone Vencer Exterior Finish ' Lap Siding • Shingle Siding Asymmetrical Facade of Multiple Layers of Textures • Fixed Accent Windows • Sectional Carriage Style Garage-Door • Upper Half Mullions at Windows with Accent Glazing Windows and Doors Accent Painted Entry Door Full Surround Window Trims • Ascent Panels (Grooved or Smooth) • Corbels or Outriggers at Roof Gables • Wood Railing Trim and Accents and Cantilevers . Wood • Gable End Treatments of Vertical • Decorative Shutters Boards and Board and Batten • Tapered End Head Trims Example of T'otvnhomes L rwmpie of Townhomcs Tmimple nfTownho mes ArcbitccttaraI Sty! ................................................................................................ ............................... 3..... Suh Area 3 Design Guidelines