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HomeMy WebLinkAbout8.1 Attch 1 CC Ordinance 10-21 ORDINANCE NO. 11 - 10 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * APPROVING A PLANNED DEVELOPMENT REZONE WITH A RELATED STAGE 1 DEVELOPMENT PLAN AMENDMENT AND STAGE 2 DEVELOPMENT PLAN FOR THE NIELSEN PROPERTY RESIDENTIAL PROJECT (6407 TASSAJARA ROAD — APN 985-0002-009-02) PA 07-057 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. The Nielsen Property project site is located at 6407 Tassajara Road. Through Ordinance 15-02, the City Council adopted PD-Planned Development zoning and a related Stage 1 Development Plan which, among other approvals, allowed the existing rural residential uses to continue on the Nielsen Property. B. The Nielsen Property Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, as proposed, would permit the future development of up to 36 units on the project site. The Stage 2 Development Plan establishes the permitted, conditionally permitted, and accessory uses, site plan, site area and maximum proposed densities, maximum numbers of residential units by type, development regulations, architectural standards, and preliminary landscape plan for the up to 36-unit development. C. The Planning Commission recommended adoption of the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan through Resolution 10-19 following a properly noticed public hearing on April 27, 2010. D. The City Council considered the Planning Commission recommendation at a properly noticed public hearing on May 18, 2010 at which time all interested parties had the opportunity to be heard. The City Council considered the adopted Supplemental Environmental Impact Report and prior environmental documents, and all above referenced reports, recommendations and testimony to evaluate the Project, including the PD zoning. Section 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Nielsen Property Planned Development Zoning, including the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 in that the development plan contains a desirable use of land that complements surrounding land uses, in particular that provides additional residential units in close proximity to existing residential uses to the north of the project site and continues the concentration of residential development along the Tassajara Road corridor. Page 1 of 20 ATTACHMENT 1 2. The a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project will implement the type and scale of development envisioned along Tassajara Road in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area. It will provide attractive and interesting development and will provide pedestrian and bicycle connectivity along the Tassajara Road frontage of the project site. The cellular phone facilities that currently exist on the property are expected to remain although their location may be adjusted slightly to accommodate the new homes. Any new location will need to be approved through the Site Development Review process and is not approved in this Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project will implement the type and scale of development envisioned along Tassajara Road in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area. It will provide pedestrian and bicycle connectivity along the Tassajara Road frontage of the project site, which already exists both north and south of the project site. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed in that the project has been designed in a manner where the 34 lots are arranged on two cul-de-sacs to work with the natural grade of the hilly site and the plan utilizes terraces and stepping the houses up the slope. Lots have been designed to fit the topography of the site by stepping up the slope and to reduce the need for exterior retaining walls. The Stage 2 Development Plan will implement all project- specific mitigation measures and previously adopted CEQA mitigation measures related to potential environmental impacts associated with development of the site. 3. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare because the Project will comply with all applicable development regulations and standards and will implement all mitigation measures in the Project Final Supplemental Environmental Impact Report and all applicable mitigation measures in the prior EIR. 4. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that on May 18, 2010 the City Council adopted Resolution No. 76-10, approving an amendment to the Dublin General Plan and Eastern Dublin Specific Plan to permit the development of up to 36 single family homes on the Nielsen Property and reducing the width of on-site streets. Once the amendments were approved, the project became consistent with both the General Plan and the Eastern Dublin Specific Plan, Page 2 of 20 C. Pursuant to the California Environmental Quality Act, on May 18, 2010 the City Council adopted Resolution No. 74-10 certifying the Final Supplemental Environmental Impact Report and Adopting Environmental Findings under CEQA. D. All of the above referenced resolutions and ordinances are incorporated herein by reference and available for review at City Hall during normal business hours. Section 3. ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amended to rezone the following property ("the Property") to a PD-Planned Development district: 10.9 gross acres at 6407 Tassajara Road; APN 985-0002-009-02. A map of the rezoning area is shown below: COr� DP COI x U31ANM Py a� R� a R JECr SrM waraur� WMLIN RANCH DRNE 4 DUBLIN "Y V \HART BEET ep 7 1-580 K y �P T 0 PI EAMNTON Page 3 of 20 Section 4. STAGE 1 DEVELOPMENT PLAN AMENDMENT The Stage 1 Development Plan is amended by changing the zoning from PD-Planned Development (Rural Residential/Agricultural) to PD-Planned Development (Single Family Residential). Section 5. STAGE 2 DEVELOPMENT PLAN APPROVAL The regulations for the use, development, improvement, and maintenance of the subject property are set forth in the following Stage 2 Development Plan, which is hereby approved. The Stage 2 Development Plan permits the development of up to 36 residences on 34 lots, pursuant to approval of Site Development Review. Any amendments to the approved Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code. The Stage 2 Development Plan consists of the items and plans identified below. 1. Statement of compatibility with Stage 1 Development Plan The project proposal includes an amendment to the existing Stage 1 Development Plan that was approved by the City Council in October 2002 via Ordinance 15-02. The Stage 1 Development Plan that was approved at that time allowed for the continued use of the Nielsen Property as a rural residence. This amendment to the Stage 1 Development Plan would allow the development of up to 36 residential units on 34 lots on the property. Once the amendment is approved through the adoption of this ordinance, the Stage 2 Development Plan will be compatible with the Stage 1 Development Plan (as amended). 2. Statement of uses. The Permitted, Conditionally Permitted, Accessory, and Temporarily Permitted land uses allowed under the Nielsen Property Planned Development zoning district include, but are not limited to, the following: Permitted Uses: Animal Keeping — Residential Cellular Towers and related communications facilities (except on a residential lot with a private residence) Community Care Facility— Small Home Occupation in accordance with Chapter 8.64 (Home Occupations Regulations) of the Dublin Zoning Ordinance - - - - Community clubhouse or similar facility (pool, spa, fitness room, event area for small gatherings, kitchen, etc) Second Unit in accordance with Chapter 8.80 (Second Units Regulations) of the Dublin Zoning Ordinance Single-family dwelling Family Day Care Home — Small Open Space Water Quality and Retention facility Other uses similar and related to the uses above as determined by the Community Development Director Page 4 of 20 i Conditional Uses: Bed and Breakfast Inn Family Day Care Home — Large in accordance with Chapter 8.66 (Large Family Day Care Homes) of the Dublin Zoning Ordinance Accessory Uses: All Accessory Uses should be in accordance with Chapter 8.40 (Accessory Structures and Uses Regulations) of the Dublin Zoning Ordinance Temporary Uses: Temporary Construction Trailer in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance. Tract and Sales Office/Model Home Complex in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance 3. Stage 2 Site Plan The Stage 2 Development Plan is shown below and is also included as Sheet PD2-1 in the Project Plan Set, dated received April 9, 2010, on file at the Community Development Department. The site plan illustrates potential building envelopes. S4.VM RWCH I)RIVE / SILV=RA RANCri !PFCIFFER RANG,+I M:LLIU1, DENSrY RE5'DFPR!4L 1 li 1 i I 1 I I I - �i N 1 x- i - 1 F if I I Ifi�I�I 1 -•-==-i' _____ T `i(._. 1 u III .< I i' I i ,Ili IIV,it I GU4.:.vY '�1.NE Sr'-I C'Ol AF.ACI I I 4. Site area, proposed densities. Land Use Designation Site Gross Site Net Number of Gross Net Density Acres Acres Units Density Single Family Residential 10.9 10.0 36 3.3 du 3.6 du 0.9 to 6.0 units per gross acre Page 5 4V 20 5. Development Regulations. The Development Regulations for the future development of the Nielsen Property are included below. Site Development Standards inimurn Street Frointage Lot Width 125 Maximum Lot Cov era e tnitial u oo rmt ,,, Offier o Maximum Buildina Hei t Maximum Stories 2.5 M.Yni ont Setbacks ! Living ace ti Forch or balcony Front Facing Garage Living Space over Forward Garage 50% or less of the second story living area above garage may extend past recessed first Minimum S i e Setb ac .s (1) -%tory living area a4iacent to garage 1 Story Livi n S ace ara a ( if duplex s tare of e 2+ to v 5, Omer Lot Living Space to Street Side PL 0 '° -12' 2-story, 10'ship e-sto r element Porch or cony Minim tun Rear Setbacks '607 Living Space/Garage mul. (20'min. when rear yard is adjacent to another Specific Lot Setback Requirements Lots - et ac line m assa' a Koad Lots min were remove en et ac Lots - min Lots 15-20 20'min Lots _ min Lots -:° Building envelope will en yon top of Lots _. min om rear property e Other Reauirements Alinirnum Usable Yard Downhill lots on sloped terrain 12' min flat yard if achievable if not 350 S.F.flat deck,balcony or front courtyard with a min dimension of 8' 500 S.F.flat area with a min. dimension of 12'. aximum ncroac ntents kff) 1\11in. 5clear on one side vard Accessory triictures Setbacks 5pecific . ccesso tructure e uirements Lots 15-20 Within 20'of rimary buildin stricture. Lots—')5-28 7ru—s—tB—e-ETit within thedesignated building ar aces e uire er ome' .' ` rove e an est Comer Lot Irian gu ate isi h- asement om face of intersecting street cur Page 6 of 20 i Notes for Site Development Standards (A) Setbacks are measured from the property line. (B) Encroachments:Items such as,but not limited to,roof overhangs,air conditioning condensers,entry stairs, exterior building stairs,on-grade stairs and approaches,porches,chimneys,bay windows and media centers may encroach up to two feet or more into the required setback provided there is a minimum of 36 inches of unrestricted access on one side of the building.Air conditioning units cannot be placed in the front yard. All utilities are to be screened from public view via walls,enclosures,roof placement,etc. (C) Setbacks for accessory structures shall be in accordance with Chapter 8.40(Accessory Structures)of the Dublin Municipal Code,Accessory Structures or as identified in these development standards and PD Rezone.Noise generating uses such as pool and spa equipment shall be acoustically screened or located outside the setback area. (D) Accessory Structures as defined in Section 8.08 of the Dublin Municipal Code and covered patios are allowed an additional five percent of coverage when located in the rear or side yard of the house,or in accordance with Section 7.28.290 of the Dublin Municipal Code.This percentage may increase if the building footprint coverage is not at the maximum percentage allowed.However,in no event shall the total coverage on a lot exceed the combined"Building Footprint"and"Other"coverage. 1. Maximum lot coverage regulations are intended to establish maximum lot area that may be covered with buildings and structures.Building and structures include all land covered by principal buildings,garages and carports,permitted accessory structures,covered decks and gazebos,and other enclosed and covered areas; but not standard roof overhangs,cornices,eaves,uncovered decks,swimming pools,and paved areas such as walkways,driveways,patios,exterior stairs,uncovered parking areas or roads. 2. Subject to Building Code requirements for access. 3. Where 50 percent or more of the elevation of a home is a single-story element,the setback for the single-story and two-story elements of that elevation shall be considered as that for a single-story building. 4. Swing-in garages are prohibited on lots less than 55 feet wide. 5. Retaining walls up to six feet high may be used to create a level usable area.Retaining walls in excess of four feet to create useable area are subject to review and approval of the Community Development Director.Walls over 30 inches in height are subject to safety criteria as determined by the Building Official. 6. Setbacks subject to review and approval of Building Officia l for Building Code and Fire Code issues.Setback to building overhang to be 36-inch minimum or as required by current City Building Code Standards. 7. At cul-de-sac bulbs or knuckles where lot depths are less than the standard lot depth,minimum rear yard setback requirements may be reduced by an amount equal to lot depth minus the actual depth of the lot(i.e.100'-90'_ 10').In no case will the rear yard setback be reduced to less than 12 feet. 8. Curbside parking maybe counted toward the required number of guest spaces.Tandem garage parking is permitted for non-required spaces. 9. Minimum 30-foot triangulated visibility easement on front and side streets measured along the face of intersecting street curb lines.No structures or shrubs/groundcovers over 30 inches in height allowed.(See diagrams on following pages) 10. Where a minimum five-foot wide HOA landscape parcel lies between a lot or cluster and an adjacent street,the adjacent lots or cluster shall be considered an interior lot for setback requirements. 11. Usable yard area may be provided in more than one location within a lot with a minimum 150-square foot yard, deck,patio,courtyard,or similar area. 12. If a secondary unit is present on the lot,one additional uncovered parking space will be required and can be provided in the driveway. 13. Refer to the Setback and Lot Coverage Exhibit(PD2-8)for specific setback dimensions for each lot. 14. A minimum 3'clear pathway shall be maintained on one side of the house at all times. Page 7 of 20 6. Architectural Standards. The Architectural Standards for the future development of the Nielsen Property are included below. Architechiral Criteria, Guidelines, and Styles CONCEPT The purpose of these Architectural Criteria and Guidelines is to provide design and style direction to the homebuilder of the Nielsen Property.The Guidelines ensure attractive design and high quality construction for the project will be done. The Criteria and Guidelines are not designed to be overly restrictive or limiting. but instead to foster a livable environment that is enjoyable and interesting. BASIC PRINCIPLES Regardless of the architectural style,ahome's design is comprised of many components including building mass and articulation, roof forr i, facade design,living areas and garages, and detailed architectural elements.These components,when designed appropriately,provide a unified vet varied neighborhood. The following Design Criteria and Guidelines are provided to ensure that high quality architecture is built utilizing authentic architectural styles and elements. Roof forms,materials and building massing shall be used to establish a recognizable style. In addition,detail elements may be used to enhance the character of a style.The appropriate scale and proportion of architectural elements and the selection of details should be used to provide authenticity of each style. NEIGHBORHOOD DESIGN General Design Parameters Given the topographic variation within the project area and the premium location of the site, the Nielsen Property-is expected to be developed with semi-custom homes. Semi-custom homes would be production floor plans with provision made for customized placement or addition of windows, porches, balconies, and other architectural elements to respond to specific site situations, including topography and views. Semi-custom homes shall conform to design requirements outlined below. Neighborhood Plotting and Massing It is important to create an attractive, diverse, and livable streetscape within the neighborhood. In addition to home massing and design and garage placement, this can be achieved by home placement and orientation. Page 8 of 20 The entry and detailing of the front facade should be the primary emphasis of the front elevation, rather than the garage.Elements such as porches,trellises,living spaces or courtyards should project forward of the garage. Entries of primary units should be visible from the street. Architectural Plan and Style Mix The Project shall provide a minimum of three different floor plans. Each floor plan shall be designed and built with roof and elevation treatments representing a minimum of three different,architectural styles. Three color schemes are required per elevation. Corner Lot Homes A different elevation should be created for corner lot homes, or an interior lot plan can be enhanced with additional architectural elements,details,or materials on the corner side of the house that match those on the front elevation. Elements to consider on corner lot homes include: • Entries placed on the side/corner elevation. • A porch or projecting side gable that wraps the front and side of the house. • Broad range of roof forms,and the use of dormers if appropriate to the style. • Varied building massing. • Enhanced detailing and materials. • The building wall adjacent to the exterior side yard is as short as practical. Interior Conditions Interior Lots should aim to have articulation so the side and rear yards do not have a canyon affect. Box houses are not acceptable.In order to not create these situations the following solutions are provided but are not meant to be limited to these solutions: • Recess the second story in the rear of the building and on the sides of the building • Provide plans that use articulation and do not utilize the entire lot setbacks in width and depth. SLOPE CONSIDERATIONS Grading Sloped Conditions The Nielsen Property should be designed to respond to the opportunities offered by the sloping topography. Due to this,the lots should be stepped as a series of terraces rather than grading a large flat area. The existing landform should be followed when possible with grading to step up or down the slope.Walls or slopes may be used to take up slope within the development. Plotting on Cross Slope Conditions On street slopes greater than 4% the garage shall be plotted on the high side of the lot. Buildings should be designed to take advantage of sloped conditions and maximize the views. Page 9 of 20 Rear Yard Slope Conditions When buildings have rear yards sloping uphill,rear elevations on the second story should be stepped back to open up the rear yard and avoid a"canyon-like"effect.On downhill sloping yards,rear elevations should be stepped back to be more visually appealing from off-site. Refer to other sections herein for additional direction. SECONDARY DWELLING UNITS Second dwelling units are permitted and must be an integral and complimentary part of the main unit. Regardless of location, the secondary unit shall match the style and appearance of the primary unit.The design of the secondary dwelling unit shall follow the City's Zoning Ordinance with the following requirements and exceptions: • Allowed on lots of 5,000 square feet or greater. • Sized at a minimum of 275 square feet and a maximum of 1,000 square feet. The second unit shall not exceed 35% of the total floor area of the primary single family residence. • Only one second dwelling unit permitted per lot. • One additional off-street parking space will be required;tandem or uncovered spaces permitted. • The secondary unit shall be incorporated as an integral and seamless component of the primary unlit and/or the primary unit's garage,if a detached garage is provided. DUPLEX UNITS Duplex dwelling units are permitted within the project area if utilized towards fulfilling the project's Inclusionary Housing requirement. In the design of duplex units for the Nielsen Property, attention shall be paid to the following: • Duplex units shall be designed to match the single-family residential site development standards, architectural criteria, and styles for the project area. Exceptions include the ability for zero setbacks at attached building side,yard area (250 sq.ft.minimum with a 10'minimum dimension, and lot size and coverage to be determined at Site Development Review. • Duplex units shall be designed to appear as one cohesive structure (i.e.: architectural styling shall be consistent for the entire building). • Duplex units are encouraged to be sited on corner lots, with a goal of giving each unit more street frontage. • To facilitate a sense of distinction and ownership,entries should be separated from one another. Entries sharing one path from the street are not permitted. • To the extent feasible, entries to garages should be separate and should be visually associated with the front door of the Lunt served. Page 10 of 20 i ARCHITECTURAL DESIGN To develop diversity in neighborhood design and establish individual character for each home, the following elements and criteria have been developed.These,combined with guidelines included under Architectural Styles below,should be used to develop a varied but cohesive aesthetic for the project area. Elements and techniques that create these characteristics include: • Building Mass and Roof Form • Variable Elevation Setbacks • Two Story Houses • Single Story Architectural Elements • Garage Location and Design • Entry Design • Four-Sided Architecture Building Mass and Roof Form The general form of the building should be reflective of the architectural style of the home. Mass and form can be manipulated to decrease perceived density by avoiding repetitious box-like forms, as well as highlighting entries and de-emphasizing garages to create a more attractive streetscape. Roof forms should also reflect the architectural style of the building. Roof type,pitch and articulation should vary throughout the neighborhood. Rows of homes viewed from along Tassajara Road and interior streets are perceived by their contrast against the sky or the background.To provide diversity and visual interest to the neighborhood and resulting street scene, a variety of building and roof forms are encouraged.When designing the massing,elevations,and roof form of each structure,the following is recommended: • Articulate wall planes to provide interest and scale. • Provide projections and recesses to create light and shadow. • Combine one and two story forms to break up massing. • Vary building mass and roof Pules to minimize repetitious forms,flat planes, silhouettes and roof ridge heights. • Provide a mix of different roof forms including front to rear, side-to-side,gables,and hips. • Use a variety of roof pitch slopes within the project area,with roof pitch being authentic to the architectural style referenced in the building elevation. Variable Elevation Setbacks When authentic to an architectural style, variable facade setbacks should be provided. The second story shall not completely overlay the first story without the provision of a single story element or mass. To assist in varying setbacks and front elevation massing, alternative garage locations should be incorporated as practical with terrain and split pad constraints. Homes rearing to Tassajara Road shall incorporate a horizontal or vertical massing break on the rear facade to prohibit a fully maximized building envelope along the publicly visible edge. Page 11 of 20 Two Story Houses To reduce the visual impact of a second story home's height;style appropriate elements shall be used.Please see the"Architectural Styles"section of this document for descriptions of specific elements for each style. If appropriate to the architectural style, portions of the second story shall be stepped back from the first floor facade, or shall incorporate elements (such as projecting balconies, livable areas projecting above a first floor porch,etc.)that create variation in the massing of the building. These variations may include stepping back the building mass,projecting balconies or dormers,etc. Single Story Architectural Elements When appropriate to the architectural style, single story architectural elements shall be used to help create a more human scale and provide interest, while creating variation and enhancing street character. A significant single story element shall be used on at least one plan.These single story architectural elements include: • Interior living spaces that are a single story in height • Enclosed front patios • Single story garages with no building mass above it(on same front wall plane) • Single story front or wraparound porches • Cantilevered second story elements The quality of a neighborhood is enhanced by the inclusion of a house plan designed specifically for corner lots or an interior lot plan with the flexibility to include pop-outs,wraparound porches or other enhancements when plotted on corner lots. Corner homes should have a significant one-story element(livable area or porch)on the corner side to reduce the scale of the building along the street frontage. Garage Location and Design To create a visually pleasing neighborhood and limit the potential of a repetitive street scene,garages should be designed utilizing different design and placement techniques such as: • Vary garage placement on the lot amongst house plans. • Provide a collection of garage door appearances. • Incorporate garage treatments such as porte cocheres and trellises. • Recess doors a minimum of 12"behind the garage wall plane. • Limit driveway curb cuts to 16 feet wide. To the extent practical with split pad home designs,garage placement should be varied within the neighborhood, with garage location varying from floor plan to floor plan. Differing garage placements can be achieved by alternating front setbacks,incorporating different garage types,or providing a mixture of architectural elements that draw one's eye away from the garage. Except for on streets with steep slopes plans should be reversed and plotted so the garage and entry are adjacent to each other. Page 12 of 20 i The number of different garage placements within the project home plans is based upon the type of final unit plans designed. In instances where there are two split pad plans(one uphill and one downhill)with or without flat pad units of less than 20 units, two (2) different garage placements are required. If 20 or more flat pad units are incorporated into the project, three(3) different garage placements are required. Acceptable garage placements are: • Shallow Recessed - To reduce the mass of the garage, garages should be placed a minimum of 5 feet behind the living space facade. • Mid-Recessed- These garages are typically placed at or near the midpoint of the home. These garages shall be set a minimum of 10 feet behind from the living space fagade. • Deep Recessed - Deep recessed garages are located a minimum of 20 feet behind the front facade of the home.These garages may be detached or attached to the home. This configuration creates usable outdoor space. • 3-Car Tandem- If a three car garage is offered, the third car space should be in tandem to the standard two-car space to reduce the visual impact of a three car garage on the street. Different patterns and colors should be applied to garage doors to give a variety of design.The use of windows is encouraged. Incorporating other garage treatments is suggested to minimize the impact of garage doors along the street. Architectural elements can be incorporated in the facade design to minimize the appearance of the garage door and provide human-scaled elements along the street edge. Features that can be use to meet this include: • Trellis over a garage door to provide texture and facade relief. • Porte coheres to create a screened parking spaces and outdoor spaces. • Single car garage doors to provide additional articulation and light and shadow. ARCHITECTURAL TREATMENTS A minimum of three different floor plans with three elevations of varying architectural styles apiece should be provided for the Nielsen Property. The differences in these plans and elevations should be recognizable and provide variety to the neighborhood,but the elevations and styles should not clash. Four-sided Architecture Treatments Four sided architectural treatments shall be applied to all the houses within the Project. This is especially important to the homes that are adjacent or visible to Tassajara Road. (Lots 1-9 and Lots 25-28) Architectural treatments include window surrounds; shutters; detailed air vents, grille work, and other enhanced features. Elements provided shall be authentic to the selected style. Second story and roof elements should be given special attention since these will be the most visible from the street. • Materials,colors,and building articulation shall be continued onto the side and rear elevations to match that of the front elevation. • All material and color changes shall occur at an inside corner or other logical transition point such as Page 13 of 20 chimneys,projections,or recesses. • To provide a diverse and attractive neighborhood character, the portion of the rear elevations of homes that back onto Tassajara Road(Lots 1-9 and 25-28)must include a variety of window treatments and roof projections,as well as a variety of hipped and gabled roofs and architectural detailing. • The rear facade shall be broken either horizontally or vertically at a minimum. • Decks and patios provided off of the side or rear elevation shall match in design and style to the front elevation. Creation of Form and Relief Recesses and Shadows Recesses, overhangs,and projections are important for creating visual interest of a building form by providing depth and mass by causing shadows and shade. Architectural Projections Projections on a buildings facade should be used to create visual interest and emphasize important aspects of the design such as the entry or major windows.If these projections are provided in an appropriate manner they can distract from visually displeasing elements such as the garage or a large plain wall. Stepping Forms Step elevations horizontally and vertically.Where appropriate to the architectural style chosen,material changes should occur at these steps. Entry Statement The front entry to the home shall be designed as the focal point to the home.The entry should be easily recognized by pedestrians and visitors. Roof Considerations Roof Forms and materials Roof types and forms shall vary throughout the neighborhood and from plan to plan.Roof forms and characteristics shall be consistent with the selected Architectural Style. Hip, gable and shed roof forms, or a combination thereof, may be utilized.The use of dormers and similar elements are encouraged to provide interest. Dual Pitch roof forms such as Gambrel or Mansard as well as flat roofs shall not be used on the Nielsen Property. If asphalt composite shingles are used they will be 50 year architectural grade. Roof Pitch A broad range of roof pitches and materials shall also occur within the neighborhood. Principal roof forms Page 14 of 20 should typically have a pitch between 3:12 and 8:12,depending on style. A single roof pitch should be used on opposite sides of a ridge. Rakes and Eaves Rakes and eaves should be selected based on the architectural style. Moderate or extended overhangs are acceptable if properly designed. Similarly, tight fascias may be utilized when appropriate to the style. The designer should ensure that fascia boards, exposed rafters and other roof elements are substantially sized to avoid looking flimsy or weak. Roof detailing should not appear tacked on; rather it should be integrated with the structure of the roof. Stepped Roofs Given the split-pad arrangement of the project area,stepped roof forms are expected to occur on most or all of the houses in the project area. This stepping of the roof form should be seen by the designer as an opportunity to express the theme of the house and to provide visual relief and interest. Vertical steps in ridgelines should be substantial enough to create visual impact and to allow for adequate weatherproofing. Overhangs, Porches and Balconies If appropriate to the architectural style,moderate or extended overhangs,porches and balconies are encouraged to provide shade and passive cooling for energy savings. The use of porches and balconies expand outdoor living opportunities,create entry statements and provide elevation variety.Covered porches may differ in roof pitch than the primary structure. Front porches should be provided on 33 percent of the homes. Porches should be sized to be usable by the residents. Porches should match in style and material to the selected Architectural Style of the home. Unit Entry Considerations Entry Statement The entry to a home is more than just the front door. The physical form of the front pedestrian entry serves several stylistic and psychological functions including: • Identifying and framing the front door • Expressing the architectural theme of the home • Acting as an interface between the public and private realms(a"semi-public"outdoor space) Placement and Visibility The entries of the homes on the Nielsen Property should be located so that it is visually apparent the location of the front door. Architectural forms and details should be used to decrease the visual impact of the garage on the streetscape. Page 15 of 20 Incorporation of Roof and Architectural Features Architectural features that are appropriate to the architectural style of the home should be used. Roof elements, porches, columns, although the door might be visible, architectural elements such as roof elements, covered porches, and columns should be used to announce the entry. Front Door Considerations Design The front door is a major part in the style and architectural character of the house. The door should be setback into the building form or covered by an overhead element. The entire door assembly should be built and designed as a single unit. This includes the framing,the molding,and windows. Materials/Colors Wood is the preferred material for entry doors,but metal entry doors can be used if the have the same character and feel as paneled wood doors.. The different characteristics of wood doors, such as the grain of the wood as well as recessed panels contribute to the overall character of the entry. The color of the door may match or contrast with the trine of the house,but must contrast substantially with the wall color. Use of Glass Incorporating glass into the door assembly, whether as panels within the door or side lights, expresses a sense of welcome and human scale(note that transom lights do not achieve the same effect.) The use of glass in the overall door assembly is encouraged. Residential Address Numbers and Entry Lighting Entries should be well lit for easy recognition and for safety. Residential address numbers should be prominent and large enough to be read easily from the street. Street address numbers should be lit at night. Windows Placement and Organization In the design of homes for the Nielsen Property, designers should look beyond the practical consideration of room layout in determining the placement of windows. Window placement and organization should be used to contribute positively to the exterior architectural character of the home and should take into account views available from the individual lot on which the house is to be built. Attention should be paid to windows' relationship to one another and to the wall and roof planes,creating a composition with a sense of order. Although they do not necessarily need to be of a uniform size,shape or type,all windows within one elevation shall appear compatible,visually relating to and complimenting each other. Recessing is encouraged should be used on windows where possible and if authentic to the architectural style. Page 16 of 20 Balconies and Decks Provided they can be successfully integrated with the architectural style of the home, the inclusion of balconies and decks are encouraged. The inclusion of these elements can be used by designers to break up large wall planes and create visual interest while adding human scale to the building. They can also provide desirable outdoor living areas and elevated open space., qualities that will be especially desirable for the homes on the Nielsen Property and will have view potential. Balconies and decks may be covered,open,or some combination. They can project from the building or be recessed into the building's mass. Regardless of type, they shall appear to be an integral element of the building,rather than an afterthought. Any and all details of the balcony and deck, including roof, columns, eaves,soffits,and railing shall be consistent with the building style. Special attention should be paid to avoid plotting decks side by side on adjacent homes. Exterior Stairs Exterior stairs may be used to access secondary dwelling units or to connect balconies or decks to other private outdoor spaces. Such stairs should generally conform to the guidelines for balconies,above,to ensure that the stairs appear as an integral and stylistically compatible part of the structure. Railings One of the most visible elements of balconies, decks, and external stairs is the railing. Although extruded aluminum railings are not permitted, designers of homes for the Nielsen Property may employ a number of railing types including open wrought iron, wood rail,picket or solid.Glass or plexiglass can be used for railings in situations where the views would be reduced with a solid railing.The material and detailing chosen should be in keeping with the architectural style of the home. Posts,Columns and Arches Insubstantial posts or columns(i.e.metal pipe,wood of less than 6'in diameter,etc.)are not allowed. Columns may be clad in wood, masonry, stone or stucco and may be square,round or rectangular in shape. The width of the column should be appropriate to the material finish. Attention should be paid to both.base and capital detailing of the column. Arches related to posts or columns may be flat, round or segments of an arch, and may include a soffit, as appropriate to the style. Pergolas,Trellises and Patio Covers Builder provided pergolas,trellises,patio covers and other exterior structures should reflect the character,color and materials of the home served. Supports shall adhere to the guidelines for posts,columns and arches,above. Materials for the horizontal elements shall be either wood, polymer wood composite, or the dwelling's roof material. The pitch of the patio roof may be less than that of the home served. Sides of the structure shall not be enclosed except where a wall of the dwelling forms the enclosure. Awnings Canvas awnings of solid accent colors conforming to the color palette of the referenced style are permitted in moderation. Metal awnings are not acceptable. Non-fade high quality materials shall be used for all awnings. Provision for future maintenance of canvas awnings should be considered when contemplating their inclusion. Page 17 of 20 Gutters and Downspouts Gutters exposed to view shall be colored to match fascia material to reduce its visual impact. Likewise, downspouts shall be colored to match the surface that they are attached. Alternatively, they may be finished with a false copper patina. Chimneys Chimneys,if used,can serve as major design elements and focal points within a building elevation.This element should be constructed with style-appropriate materials as described in the Architectural Styles section. Attention should be paid to the cap design,as well as any steps, curves or banding on the shaft and capital,as these will have a major visual impact when viewed against the sky or roof. Garage and Garage Doors Door Nlaterials and Face Design Door materials should be used to reflect the architectural style of the home.The garage door should not distract the eye on the street facade. Textured and raised panels should be used on metal, wood or fiberglass doors as it follows the architectural design. Windows within the door face is encouraged. The garage door colors should complement the color palate for the home without distracting from the elevation.Doors shall not include excessive decorations that distract from the elevation.All garage doors shall be the"roll-up" type. Recessed Doors Decreasing the visual impact of the garage door may be accomplished in part by extending the face of the wall surrounding the garage door 6"-12"in front of the door. The increased prominence of the wall around the door, and the shadowing of the door visually de-emphasize the garage door. Accessory Structures Anv accessory structures shall be located per City of Dublin standards and site specific standards found in the Site Development section of this document. All such structures shall match in style of the primary residence or shall be screened from public view by landscaping. Prefabricated metal or vinyl sheds are not allowed. Materials High quality materials shall be used throughout the project. No exposed foundations will be allowed. All materials shall extend to the ground. Materials shall be placed a maximum of two inches from any adjacent concrete and four inches from the adjacent finished grade if impervious materials such as stone are applied. If wood, wood composition, board and batten or similar materials are applied, 6 inches from the adjacent grade will be provided. No foam materials without a solid casing may be used within 6'of grade. When not all elevations are provided in the architectural review package,non-illustrated elevations are expected to follow the colors and materials that illustrated on avproved elevations. Further Design Considerations Trash and recycling receptacles and air conditioners shall be screened from public view.Utility meters,jtmction boxes,and other mechanical and utility equipment should be screened from public view when pracical.Attention should be paid to the placement of these items in side yards to ensure that pedestrian access in emergency situations is not compromised. They may be located in rear yards so long as negative impacts on yard use and layout are minimized. At a minimum a clear path of 3' on one side of the house shall be maintained at all times. Antennae shall be located in the interior of the residence. Exterior compact satellite dishes may be included, provided they are located away from public view to the extent feasible. Fire sprinkler risers shall be located on the interior of the unit or placed per the current fire code. Page 18 of 20 7. Preliminary Landscaping Plan The Preliminary Landscape Plan is shown below and is also included as Sheet PD2-2 in the Project Plan Set, dated received April 9, 2010, on file at the Community Development Department. LEGEND � ) L r ALLIS / A \L.._.._....._..�_ / II CNIWYTAEE RANCH ROAD BfI.VRRd RANCH DRIY6 SILVERA RANCH (PFEIFFER RANCH) O '�'TMU MEDIUM DENSITY RESIDENTIAL DMURSAIrMMAN S i � i 1 GnA.44WVD1wWHt �--- j xvOAasssO � � I I DWiMICFD MYMO F I _- i •.....„...."'” ? ' �- — _______ IAhDS(StPP.EAS�AT(L$E) ! I I .._......... H AETAMMG WALL sgRaT Y NOTE: gee Lmdmpc Gadd—for wgpdW p1W vecin and mn. U O U O z0 I I _..... LIN Aryxilic plAmugplm wi0 be !I RRA derdopodatlw aim Dwclopmmt j r Rorie«stwc J l='1 j 11 z Z I 9i I -J QUARRY LANE SCHOOL (ARAM MEDIUM DENSITY RESIDENTIAL/RRA 8. Other information a. Inclusionary Zoning regulations: The specifics of compliance with this ordinance will be determined through an Inclusionary Housing Agreement with the City of Dublin. If the City determines that inclusionary housing is not appropriate on this site, the developer will have the opportunity to pay in lieu fees for the entire requirement. The Stage 2 Development Plan allows an option for two lots (Lots 15 and 20) to be duplexes if the developer chooses to build the affordable units. If the developer pays the in-lieu fee for the entire development, the duplex units will not be constructed on the site. Section 5. RELATION TO PRIOR ORDINANCE. This ordinance supersedes Ord. 15-02 as to the Nielsen Property site only. Page 19 of 20 Section 6. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be governed by the provisions of the closest comparable zoning district (R-1 Single Family Residential Zoning District) except as provided in the Stage 2 Development Plan. Section 7. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED this 'stday of June 2010 by the following vote: AYES: Councilmembers Biddle, Hart, Hildenbrand, Scholz, and Mayor Sbranti NOES: None ABSENT: None ABSTAIN: None Mayor ATTEST: ti City Clerk Ord No 11-10,Adopted 6-1-10, Item 4.3 Page 20 of 20