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Home My WebLink About8.3 Attch 2 to Exh A Architect Design Standards ARCHITECTURAL DESIGN STANDARDS SITING CRITERIA It is important to create a street scene that provides visual quality and variety. Visual quality and variety can be accomplished by siting homes with varying setbacks, reversing plans so that garages and entries are adjacent to each other where possible, and providing architectural massing relief through porches, bays and other single story elements,along the street. Where sides and rears of homes can be viewed from streets or open space, articulation of these elevations is important as well. This can be accomplished by providing architectural massing relief through varied setbacks. Development Standards are shown on the following page. RECEIVED JUL 10 2014 DUBLIN PLANNING ARCHITECTURE p a g e 1 EXHIBIT A SINGLE FAMILY SITE DEVELOPMENT STANDARDS: Typical Lot Width 45:0' Minimum Lot Size 3,670 Minimum Street Frontage width @ cul-de-sac 50' Maximum Lot Coverage 55% Maximum Building Height 35' Maximum Stories 2 Minimum Front Yard Setbacks: Living Area 8' Porch/Deck 8' Garage (front facing) 19' Minimum Side Yard Setbacks: First Floor 4' Upper Floors 4' Corner Lot 8' Porch/Deck 4' Encroachments 2' max into req'd setback Minimum Rear Yard Setbacks to Living Area 8' Usable Private Rear Yard Space 400 sf min. flat area, minimum depth 8.0' Required Parking 2 in garage, 1 guest Guest parking A total of 35 on-street parking spaces will be provided for guests. Notes: 1. Front yard setbacks are measured from the property line which is the back of the sidewalk. 2. 60% of homes backing up to open space or public streets will have a minimum 10' setback at the rear elevation. 3. Two-story homes can have "nested" third floor living space within the roofline 4. Side yard encroachments may include window bays, chimneys, furring or other architectural projections. A minimum of 3' clear passage must be proved for emergency responders. 5. For lots less than 5,000 square feet in size, mechanical equipment that generates noise (such as swimming pool, spa and air conditioning equipment) on the property shall be enclosed as necessary to reduce noise at the property line to a maximum of 50 dBA at any time. ARCHITECTURE p a g e 2 STYLE GUIDELINES Tassajara Highlands is designed to create a modern interpretation of European countryside styles, including English, Spanish and French Country elevational styles as pictured and described by the exterior elevations of Plan 1 through 4 in the Proposed Development Concept and Uses section.. The homes will complement architecture within neighboring subdivisions, but also capitalize on its elevation to combine the style with outstanding view corridors. A connection of architectural style with its hillside location and expansive views will allow the Tassajara Highlands homes to exhibit a strong sense of place and permanence. The landscape design will anchor the homes to their hillside location. The following features have provided guidance for architectural style throughout Tassajara Highlands: • Architecture shall be simple in massing and form and provide visual interest. • Architectural elements and materials shall be mixed and matched among elevation styles to provide variety. • Color palettes shall be bold and appropriate to the style BUILDING HEIGHT Single family homes shall be limited to thirty-five (35) feet in height. While not anticipated with the current plan types, newly introduced plan types may contain third story rooms, so long as they are tucked below the roof line in attic space. Roof dormers, lifts or gable end windows are allowed to provide natural light and ventilation into these rooms. MASSING Each home or building shall be articulated so that the massing of the streetscape of a neighborhood has variety and visual interest. This is applicable to all front elevations, as well as street facing side elevations of corner lots. In addition, easily visible rear elevations such as those that back onto open space or public streets shall be articulated. Solutions to achieve these goals include: • Providing floor plans with a mixture of one and two story elements (when appropriate to the style) • Providing floor plans with offset wall planes • Providing a variety of roof forms Providing variety of porches, decks or other architectural elements i i ARCHITECTURE p a g e 3 ARCHITECTURAL PLAN MIX Homes and multi-family buildings shall be plotted in a manner that provides a variety of floor/building plans and elevation styles along any given streetscape. Plotting two floor plans of the same type on adjacent lots shall be avoided. At no time shall the same single family floor plan with the same elevation style be plotted adjacent to each other. The architecture will include four plan types, as described below. All plans have English, Spanish and French Country elevation styles (as pictured and described in the following pages), and all plans contain first floor suites to accommodate multi-generational living: • Plan 1: Approximately 2,700sf, with up to 5 bedrooms, 3 baths, 2 car garage; designed for use on corner lots; • Plan 2: Approximately 2,800 sf, with up to 5 bedrooms, 3 baths, 2 car garage, with an alternate Granny Suite option available on this home; • Plan 3: Approximately 2,980sf,with up to 5 bedrooms, 3 baths,2 car garage; • Plan 4: Approximately 3,100 sf,with up to 5 bedrooms, 3 baths, 2 car garage. PLAN 1 Exterior Elevations So c~orw UN +ads s The MOW FW*h DecomoiNo c obW End n lit A==tea,Ifim � A A - ANISK ARCHITECTURE p a g e 4 French Pounlry molerid t end Fluf Cwlcrole T�1r Rooflrq Stucco Fk*h Cemen"Now Siding/Shirrs Shutters Wood Posts Siam veneer Enhanced Sib E x Stucco fWibh Trim A N B - FRENCH UNTRY Pat Roaft UPC=Mfth C.arrra Ok"Sk*W W*Vfel 4 stick Vww &*Xx c d sirs ' lx3tmeo Mnuh low" ATI N 'C' - ENGLISH ARCHITECTURE page 5 PLAN 2 Exterior Elevations tr Concrete tow Rose T Tile stuc=Nish shutters DACorafto GakAe&MI D efOR &hanced Sms 1 x Stucco Finish Trim E A A - SPAN I no Come m is no stucco tynoh CMRtWif"Sil3W Shh" Sl1Ut1tHA NhaixJ PO9ti Skm Veneer Ontsanc-.ed sills " * le Stucco fkt%h TAnv L A O B - F N UNTRY ARCHITECTURE _ page _ 6 Fk14 CAD0061.TO&ttovMp Stucco FkVSh camentmous Sk*W SttbVw wick ,w,rrorv �� &VORM dSw x 3#k4co Fb id ftn PLAN 3 Exterior Elevations Con=W4 taw Pmf"Is T" Stu=Ft,W Strutters Dec cwoH"Gomb End Deidl Enho.----awls I x stucco t, inm 1 NATION 'A' - SPANISH ARCHITECTURE page 7 M Frw%ch Country : Pktt+Ganc r eft TNe Rooflna Stucco Finish _ thu?tets s� Wood Posts stone vanes► ant+ ed sfe t x Stv=o Ftddd Tdm M4 N - Mof�srial Lepend� Flat Crete Tree Rooting Stucco Fo*h Cemwdflotis Siding! WsutterS BAck veneer Wtonced Sills Ix Stucco Rnish Trim Stone Veneer LEVATION 'C' - ENGLISH ARCHITECTURE page 8 PLAN 4 Exterior Elevations !G`bncnet�e taw Prothe S t0c 8tucco£irifsh 3hLdtms Docom"ye Gabb Ef DWOR ryr Enhanced SOL I.Sfa --rfw r Trim 9 I EL VATI N "A" - SPANISH maierkA� ►C=7 . S+u000 ter, W000 Posft&0000rattv+e RuNng er*m3 r.cmd 31a 1 x SUK=o FWVsh TAm ELEVATION B - FRENCH COUNTRY ARCHITECTURE p a g e 9 w�ic,�w�ptsnd: Fk"carders.ra.Qaordv Stucco Fk*h _ Brick Verbea. Erdimmsd Sift )x Stucco FiMsM tnm - Stone Veneer VA - EN LISH CORNER LOT CONDITIONS The building materials on the front elevation should wrap to a logical termination point or perpendicular change of plane on the side elevation. Building materials on homes or buildings plotted on corner lots shall wrap to a logical termination point or perpendicular change on the rear elevation. End lots on lanes or courts and lots adjacent to walking paths shall be considered corner lots. For lots with enhanced elevations, refer to sheet SDRA for all lots that will have enhanced elevations. Below is a representative example of Plan 3 enhanced right elevations and two rear enhanced eleevations, for more specific details of the other 3 plan types, refer to the Architecture section. EJ C5 v°e t 3A - SPANISH' - RIGHT AT ENHANCED LOTS ONLY ARCHITECTURE page 10 i■ra anar..raua rr - Yrllrrl•rrr��rr•� Ilrr arranrw•- ''TVniri�inii7i�iuiii�i nrrrr arr - -.rrra rnranaraw r�lrrrr A' '��rrt�nlr�l��lrall nrrrr.• •ara.an,rauw■ i■nrr �\�rrl�n�lr�� irrrwrrrrl�ow� ■ur�r■rr�lruo i E . • r ILOTI ONLY I �ana� .�irr�nr. irrrarrrna� �r��rrYr>trrrn�� uri>•.Irrnrrrrrru rnr� �i■r�uwri■nrrrrrurrra rrr_ �nw:I�r�■rranrrurrY�rr■rrr_ .uw.a■ru■Iriur>•nrruouw rrlirr�_ ��w-�uaiwaa ra■�r awr anrruwrua rr■irrrr arrrn�. iirrrrarr�nw��rY1t��llrr ��r�nrrnrrurrr�i��u��rn►. r�IrrYw irw��lrrl�rlrY1�� y ��rrnrrl�r�r�lrr�lrltYrrrrrn►. nwanw•�rw-_ra anrruwr�� sir■I�,� .rrrnrrurria■iarnrrrrrra rr� rnw�nvao��rnriru• vrarnr�rrrrnrrurrYrrrarn. �w iar!+�rrYa ara rl■rL Yrrrarnrri�rrarnrrurrYa rrarl��. € urrrarrrrarr i i i i 3C - EN RIGHT ENAHAN�a�urrrrrr `'� r WLOTS ii■iw�iiiiiiiiiiii�wi■ iii -.rte..rmra��■�■n■■.�iiu _.in jai�w■■na " ■ruu■■ii■uiiiniiri �Y��L:.I�rY��■ �► •r�in��r�ru.r\=i�=rr rwrinr ■iaini�u■iuniiii■■ii�:iriiiri�� err�rrrnrr�r��■n■�r ■naaw■■n■■narwr■■u■■.-.i■■■■noi.w►. rrrrrrarnr nr■...�...�rr.�rr..r. ■.1�■Y��_�l�n��■■�I��1��1 .�i�n�ar■■■a■ ■w■i..■nrrv■riariir�iw. ..��err.rarii nf.Y awn■ INN REAR AT ENHANCED LOTS ONLY REAR AT ENHANCED LOTS ONLY ARMITECTURE page 11 __._____.- __ uo•rrnrrrr REAR YARDS Homes shall be plotted in a manner that maximizes the rear usable portion of the lot for the homeowner's private open space. SIDE YARDS Homes shall be plotted to maximize the visual separation between homes within the project. • Care shall be given to minimize the aligning of windows between neighboring homes on side elevations.Where possible, the visual sight lines between the homes should be broken. • Trash receptacles are permitted to be located within the side yard setbacks (behind the perpendicular fence) provided that they are screened from view by appropriate side yard fencing and have access to the street through an appropriate gate and a minimum three (3� foot clear and level path providing access to the rear yard is maintained at all times. ENCROACHMENTS Encroachments are not anticipated with the current plans, but future changes or newly introduced plan types could have encroachments of up to two (2) feet into the front and rear yards and up of one (1) foot into the 4' side yards for architectural projections that provide relief to the main building massing form. For example, chimneys, bay windows, furred walls or columns, retaining walls less than 4'in height, media centers,AC units, etc. may encroach 2' into the required setback of a side yard, provided a 36" minimum clear and level area is maintained for access around the house at all times. Below is representative example of the Plan 2 floor plan, for more details on all 4 plan types,refer to the Architecture section. 4,0. 37•S1. 6.9.. 0 � m OPT-COVERED PATIO/ III DECKABOVE. I; ❑ ❑ E I!IX -- ROOM Q p II DINING '$ I GARAGE I U u BA I � BEDROOM 4 4 1 ARCHITECTURE p a g e 12 OPTIONAL DECKS Decks are planned to be used when the outdoor use area can be oriented towards a view, and away from Tassajara Road. Decks shall be designed to reflect the appropriate scale and detail for the architectural style they are associated with, and will be a minimum of eight (8) feet in depth so that they are useable to the homeowners. Shown here are 2 representative examples of the Plan 1 floor plan and Spanish style rear optional deck and Plan 3 floor plan and French Country rear optional covered patio. For details of all 4 plan types with the 3 different styles of the showing the rear options of the deck and/or covered patio,refer to the Architecture section. PLAN 1 ---------------------------- Q ' ' OPT.COVERED PATIO/ DECK ABOVE. El lox LL LX � , L III S II GARAGE EDRM 4 =s.,a REAR W/ OPTIONAL DECK SA p ARCHITECTURE page 13 PLAN 3 r--I DECRY ERE VEPATIC3/ �- - I. . .A 4-' DINING GARAGE II 13 _I OPT.DEN Ld BA REAR W/ OPTIONAL COVERED PATIO I -------------___- ------ -- ❑ B RM 4 ARCHITECTURE page 14 ARCHITECTURAL TREATMENT ELEVATIONS All four sides of each home will exhibit similar architectural treatment. Where materials from one elevation terminate on an adjacent elevation, consideration will be given to identify an appropriate terminus for the material. There will be three elevational styles per plan. RECESS AND SHADOW Recesses and shadow lines will be created by the architecture of the home or building. Recessed windows are encouraged when appropriate to the style. ARCHITECTURAL PROJECTIONS Appropriately scaled architectural projections are encouraged in order to provide additional massing forms. ENTRY STATEMENT Each home or living unit shall have an appropriately scaled entry element. These elements may include: • Decorative surrounds • Porches • Porticos • Garden Walls and Gates •Trellises GARAGES AND DRIVEWAYS • Garages and driveways with unique scoring details should be set back from the main facade of the homes. • Designs shall strive to reduce the overall visual mass of the garage on the front elevation. • Garages should be de-emphasized by highlighting other elements of the home through architectural form. • The garage should be set back behind the main living space of the home, to the extent possible. • Only sectional type garage doors are permitted. ARCHITECTURE p a e 15 SIDE ELEVATIONS Side elevations of homes or buildings should have architectural relief and detailing similar to the front and rear elevation. This relief and detailing shall be appropriate in scale to the overall architectural style of the home or building. It may be necessary to enhance visible side and rear elevations where the view is prominent. Below are representative examples of the Plan 1 enhanced side elevations for all three styles, which will be utilized where the side of the home is prominently visible. 11 FE_I � m 1A - 'SPANISH' - RIGHT AT ENHANCED LOTS ONLY JOE 1 B - 'FRENCH COUNTRY' - RIGHT AT ENHANCED LOTS ONLY ARCHITECTURE page 16 ® II D 0 D 0 �t< 1 C - 'ENGLISH' - RIGHT AT ENHANCED LOTS ONLY WINDOWS AND DOORS Window grids, door styles and associated trim design will vary per elevation. Consistency of this detailin g around all elevations shall be maintained. • On all elevations, openings will be articulated with the appropriate head and sill details as a minimum (4" x 1").Jamb details should be added when appropriate to the style. • Shutters,if incorporated, shall be sized appropriately to the window or door they serve. • Window grids, when appropriate to the architectural style, shall be used on all elevations for both stories. • Windows may be provided in various shapes and sizes, provided they are appropriate to the architectural style of the home or building. • Dormer windows shall be architecturally correct in scale, proportion and detail with the selected architectural style. ROOFS A variety of roof forms and pitches shall be provided and will assist in meeting the massing and site criteria for Tassajara Highlands. Roof pitches shall be appropriate to the architectural style of the home or building. • Mechanical equipment, other than solar equipment,is not permitted on the roof. • Solar equipment shall be installed at the same slope as the pitch of the roof plane on which it is located. Satellite dishes shall be located so that they are limited from street view as much as possible. Central hook-ups shall be provided to a central location facing the appropriate direction to prevent haphazard installations. • Satellite dishes shall not be permitted on decks, balconies or railings. • Roof penetrations for vents shall be on the rear side of roof ridges whenever possible. All vents shall be painted to match the color of the roof. • Overhangs shall be appropriate to the elevational style of the home or building. ARCHITECTURE p age 17 MATERIALS AND COLORS The exterior elevations shall receive a consistent use of materials and colors on all sides. Accent materials such as brick and stone used on street facing elevations should be returned to a logical point of termination at perpendicular change of plane on the adjacent elevations and at inside corners. Natural or natural appearing materials shall be used as details to compliment the architectural style, and are subject to architectural design review. Elevation materials may, as appropriate to the architectural style,include: • Stucco, board and batten siding, lap siding, or shingle siding (siding may be real wood or a cementitious material). • Stone or brick. • Wood and high density foam trim elements. Roofing material shall consist of: • Composition shingle (high quality,40 year minimum shingle with shadow relied • Concrete tile roofing ACCESSORY STRUCTURES Accessory and garden structures will comply with the City of Dublin Building Code in effect at the time of construction. ARCHITECTURE p a e 18