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PC Reso 14-26 Nielsen CUP Minor PD Amdmt
RESOLUTION NO. 14-26 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR MINOR AMENDMENTS TO THE DEVELOPMENT STANDARDS, PLANNED DEVELOPMENT EXHIBITS, LANDSCAPE AND OPEN SPACE GUIDELINES, AND ARCHITECTURAL CRITERIA FOR THE NIELSEN PROJECT PLANNED DEVELOPMENT ZONING DISTRICT (PA 07-057) PLPA-2014-00013 WHEREAS, the Applicant, Scott Roylance of William Lyon Homes, is requesting approval of Site Development Review and an amendment to the Planned Development Zoning District Stage 2 Development Plan for the construction of 36 single-family homes on an approximately 10.9 acre site. Vesting Tentative Map 7950, which established the subdivision of the site into residential lots, was approved by the Planning Commission in 2010. The current project application is to approve the architectural design of the neighborhood and minor modifications to the Stage 1/2 Development Plan; and WHEREAS, Section 8.32.080 of the City of Dublin Zoning Ordinance, Planned Development Zoning District, states that the Planning Commission, by means of a Conditional Use Permit, may approve minor amendments to an adopted Development Plan upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning Ordinance for the site; and WHEREAS, the project site is located north of Quarry Lane School and south of Silvera Ranch on the east side of Tassajara Road; and WHEREAS, the project site is currently occupied by a single-family home and a ranch; and WHEREAS, in 2010, the City Council approved a General Plan and Eastern Dublin Specific Plan Amendment to designate the property for single-family residential uses; and WHEREAS, the project is located within the Eastern Dublin Specific Plan area, which 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 1993 via Resolution No. 51-93. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated a series of subsequent actions related to future development in Eastern Dublin and identified some impacts from implementation of the General Plan Amendment/Specific Plan that could not be mitigated to less than significant. Upon approval of the Eastern Dublin project, 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; and WHEREAS, a Draft Supplemental EIR (SEIR) (SCH # 2008052117) was prepared for the Nielsen Residential Project to assess the potential for the project to cause or contribute to significant impacts beyond those identified in the 1993 EIR. The SEIR was certified by the Dublin City Council via Resolution 74-10 on May 18, 2010. The Nielsen Property SEIR was prepared in accordance with the California Environmental Quality Act (CEQA) based upon previous CEQA review of the Eastern Dublin EIR and the proposed project is within the scope of the projects analyzed in the prior certified EIRs pursuant to CEQA Guidelines section 15168 WHEREAS, a Staff Report, dated June 10, 2014 and incorporated herein by reference, described and analyzed the Nielsen Residential Project, including the Site Development Review application and the proposed Conditional Use Permit for the Stage 1/2 Development Plan amendments, for the Planning Commission; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Nielsen Residential Project, including the Site Development Review application and the proposed Conditional Use Permit for the Stage 1/2 Development Plan amendments, on June 10, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Conditional Use Permit: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that: the proposed amendments to the Stage 1/2 Development Plan will not substantially alter the character of the Planned Development Zoning District as the overall subdivision layout has been determined to be in conformance with Vesting Tentative Map 7950 by the City Engineer and the modifications to the development standards are minor in scope and substance. B. It 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 proposed amendments to the Stage 1/2 Development Plan to not increase the development potential of the project area beyond that which is already approved and those standards that are proposed to be modified are being changed to enable a superior design and subdivision layout. C. It will not be injurious to property or improvements in the neighborhood in that: the proposed amendments to the Stage 1/2 Development Plan to not increase the development intensity of the project area beyond that which is already approved and those standards that are proposed to be modified are being changed to enable a superior design and subdivision layout. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: the proposed amendments to the Stage 1/2 Development Plan to not increase the development intensity of the project area beyond that which is already approved and all utilities are going to be able to be provided in a satisfactory manner. 2 of 3 E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: the proposed amendments to the Stage 1/2 Development Plan to not increase the development intensity of the project area beyond that which is already approved. F. It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that: the proposed amendments to the Stage 1/2 Development Plan to not increase the development intensity of the project area beyond that which is already approved. G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that: 1) the site is designated as Single-Family Residential in the General Plan and Eastern Dublin Specific Plan; and 2) the proposed amendments to the Stage 1/2 Development Plan will not impact General Plan or Eastern Dublin Specific Plan consistency. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Conditional Use Permit to amend the Stage 1/2 Development Plan for the Nielsen Residential Project Planned Development Zoning District (PA 07-057) as follows: Exhibit A to this Resolution contains an amended Residential Design Standards Table, amended Typical Lotting Pattern, and amended PD exhibits numbered PD2-1 through PD2- 4, which are incorporated herein by reference, and which supersedes the Residential Design Standards Table and amended Typical Lotting Pattern contained in City Council Ordinance 10-21. Exhibit B to this Resolution contains an amended Landscape and Open Space Guidelines section, which is incorporated herein by reference, and which supersedes the Landscape and Open Space Guidelines contained in City Council Ordinance 10-21. Exhibit C to this Resolution contains an amended Architectural Criteria, Guidelines, and Styles section, which is incorporated herein by reference, and which supersedes the Architectural Criteria, Guidelines, and Styles contained in City Council Ordinance 10-21. PASSED, APPROVED AND ADOPTED this 10th day of June 2014 by the following vote: AYES: Bhuthimethee, Do, O'Keefe, Kohli NOES: Goel ABSENT: ABSTAIN: M I PI nning Commission Chair ATTEST: f Assistant ommunity velopment Director G:IPA#120131PLPA-2013-00067 California Creekside PD Amendment CUPIPC 1.28.141PC Reso CA Creekside CUP.docx 3 of 3 N z W jjj o a W Q a r ''J m W W H a _ o W o W � M-1 �W €�I 0 a� ~ � M vi 00 O Fii O E � x � Q � a•� o N C/2 O O ~ U C� � O A a� � h a a coo (U cz W to cl 00 ° Q Q N o j i to cd., U � x w � w Q z� o &„ E� W 2 w o N CAP WO WW V) zaA Q U U U A Q cn �o w H � o � aw I� o L7 A W o � � ¢ w U A w ------------------------------------r---------------------------------------------------------- ------ ------ I ' 0 I � M I � a I N I " I m I m N I I N I U I n N N a^ N a 6 K N 4.5' lo 4.5' N N 36.0' . 45.0 i I , I m N N 1 I ' � N I (� 'OS•6d I I 1 I p II I 8.0 ,18.0' N I ' r l I N I 36.0' Q I ' � t 45.0' I I I I II 4.5' m I i I I I _______ h pq I � ir VArd v Lams a q a O N QryO. 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Q) Cd .. v o O co cu cu V � � o 0 v � Q). 1 � v , v .� S u Q a w � cu CU ca Lf) 0 bo Cd v V it la, Y3 0 3 on v cn y °0' ° cu o y A m t O W + 'c v� CJ yr N 9 N > o v v co d w o o co O 0 o p� O CU I -� o 1 ¢ v bo Cd CO C) �+ bA y Cd U �D p 4 N [� 00 o� v� 06=m W z o W UV U a = o � y O � id > Q�J � o I 61 _ a o w v Eq 'U[W N F- �j aryl .6[ ■ ■ � z .zr 0 - -- 1101 a .o ° p ° � o -o � � T � , Uiy� .6I 1 o u ° Z[ 'UTi sl Q loG CC CIO �I W A to o. r rn a X w m a c vi v 0 N N Vi JA 0 2 A14 DUBLIN PLANNING NIEESEN PROPERTY Landscape and Open Space Guidelines EXHIBIT B TO ATTACHMENT 2 r CONCEPT The Nielsen Property is designed as a distinct neighborhood that compliments its site and the surrounding context, topography and land uses. The overall landscape theme will continue and enhance the rural feel of the existing site and adjacent areas, encourage pedestrian access and mobility, and provide the project with design cohesiveness. BASIC DESIGN PRINCIPLES • Continue the character and plant palette of adjacent properties along Tassajara Road. • The entry to the Nielsen Property will provide a distinct character for the neighborhood. The design of the entry monuments and landscaping will foretell the image for the rest of the neighborhood. • The streetscape design for the Nielsen Property will provide a visual thread to tie the neighborhood together. Narrow streets, sidewalks, and canopy trees will provide a friendly and rural neighborhood character for the project. • The open space areas within the project will provide a smooth transition between the Nielsen Property development and its surrounding properties. Plantings and hydro-seeding on slopes that are graded will be used throughout the project. The neighborhood fencing and wall systems will be designed to blend with the project's theme, not be visually intrusive and will enhance the overall character of the project. • Management and maintenance of the open space and HOA common areas will be an integral component of the landscape system. r i PROJECT ENTRY AND STREETSCAPES ENTRY The entry to the Nielsen Property will provide a distinct character for the neighborhood. The design of the entry monuments and landscaping will foretell the theme for the rest of the project. • The entry will have six foot wide parkways on either side. Canopy trees will be placed in the parkways • Entry Columns designed to establish a first impression and complement the community walls within the Nielsen Property will be installed at the entrance of the Project Area. • Five-foot wide sidewalks will be provided on both sides of the street. • To the north west of the entry are the Silvera Ranch Water Quality basin and a small landscape parcel. The small landscape parcel will be landscaped accordingly to enhance the entry area. A 6 foot tall community wall shall be placed along the southern boundary to provide definition of the area and privacy to the adjacent lot. To the east of the entry is a landscape area contained in Lot 10. This area will allow for additional plantings to be provided at the entry and screen the adjacent lot. • Plant species will be selected to provide a clear definition of the entrance to the Nielsen Property and will provide visual interest to the entry. • Refer to the plant palette for suggested plant species and required plant sizes. b, p N Q�4 - G P 9 5 6' 14.0' 14.0' 6' 5' Sw LAND- TRAVEL LANE TRAVEL LANE LAND- S/W SCAPE SCAPE 50.0' ROW ROW i TASSAJARA ROAD Tassajara Road, a main arterial in the City of Dublin, has multiple residential projects lining it. The Nielsen Property will follow the ultimate Tassajara Road plan line established by the City of Dublin. The landscape character will blend with the surrounding properties. A 12 foot wide landscape and sidewalk area between the curb and the right-of- way will be included. • An 18 foot landscape easement behind the right-of-way will be provided. This area will allow the sidewalk and planting areas to meander. Retaining walls are allowed within this 18 foot landscape easement. • A six-foot wide sidewalk may meander through the the area between 6 and 14 feet from the face of curb and must be 4 feet from a retaining wall if needed. • The frontage of the Nielsen Property is designed to take up grade to reflect the existing terrain, and therefore could potentially have multiple walls. These walls, regardless of retaining or freestanding,will be designed in a consistent style that matches the theme and design established for the project. • There will be lush landscaping planted between the retaining walls, as well as in front of the walls, and shall be designed to reflect the character of the project. Shrubs and low plantings will contribute to the overall landscape design. Where the space is large enough between the walls,trees will be planted. • Half community retaining wall/half view fences will be provided along the property line of the lots that back onto Tassajara Road. If sound attenuation is required six foot tall community walls will be provided. • Refer to the plant palette for suggested plant species and required sizes. v� WA= ... nmmrrAOmxm ru"MVAM >� ]LW&, aAY6 TAAVPL 1e.W1AN 19AVN1. ]tAY&. 'MY®. erm IAIWICAea84�1r IAIL Id16 IAN! IAIW N116 LVOt I.ASID IANA » ALX IATIDAC1IDY18'BA�1r rAS[l1AYNBW FC aNRAUroYYP.VVO>BA AON' IIIY rAmAY9ae' -IX YMSRE Y]f8AWr W WAY WIILMMMIWQ d W MNUL W n01W2YM0= j YaIYA9AIAlAYNLaIa➢LYWH> COWaLCIIONOrhID ..w I I NEIGHBORHOOD STREETS Street A and Street B are the Neighborhood Streets within the Nielsen Property. They are designed to be narrow to enhance the rural neighborhood character and encourage slow vehicle speeds to create a livable and safe pedestrian environment. • A 4.5 foot monolithic sidewalk will be provided on both sides of Street A and Street B when there are houses fronting on both sides of the street.Where houses only abut one side of the street, a 4.5 foot monolithic sidewalk will be provided on that side of the street. • One street tree shall be provided in the front of each lot within the landscape easement. The street tree species will be the same canopy tree throughout the project. • Two street trees are required in each side yard landscape easement along the side street of corner lots. These trees shall be the same species as the trees along the front of the lots. • Where lots front onto Street A and Street B, an 8 foot landscape easement is provided from the back of walk. This 8 foot landscape easement allows for the maintenance of the street tree by the HOA. Where lots have side yards that abut Street A or Street B, a 5 foot landscape easement will be provided. A 5 foot or 8 foot public service easement will overlap the landscape easement. • Street trees should be coordinated with the utilities and street lights to provide a continuous canopy of trees. • Where side yards abut Street B, a minimum of 5 feet flat area is required between the back of sidewalk and the yard fence. Refer to the plant palette for suggested plant species and required sizes. OPEN SPACE i 4.5' 8.0' 10.0' 11' 0.5' SW PARKING TRAVEL TRAVEL CURE LANE LANE LANE 94' ROW ROW • 4.5' 8.0' 1 10.0' 1 10.0' 1 8.0' 4.5' SW PARKM TRAVEL TRAVEL PARSING 8W LANH LANE LANE LANE 45' ROW ROW r 1- 5' 4.5' sw F ,d rubvese,N;ce Fmer=t nil 5' 1 45' SW Easama! PudicServia Emma i Fence may be located —� T in M where lots aye down slope 8om walkway 5' 1 4S' t,ad SW Fa/ Publics SWAM Fasama i i OPEN SPACE AREAS The open space areas include the area along the east side of Street B (Parcel A); the east side of Street A and the area above Tassajara Road (Parcel B), and the Parcel containing the cell tower (Parcel C) Open Space areas will retain existing grades where practical. • Peripheral hillside areas that are graded shall be hydro seeded with native and other drought tolerant grasses and wildflowers. Typically, areas closer to the neighborhood streets and Tassajara Road shall be planted with groundcover, shrubs and trees; in cases where the entire area behind the curb is natural looking,no ornamental planting would be required. • Open Space areas will transition to the surrounding properties to provide a harmonious character for the area through the use of grading and plant material. • The Nielsen Property will adhere to the wildfire management plan on areas that abut to certain Open Space areas. WATER QUALITY ELEMENT The current proposal allows the first flush water from the Nielsen Property to be treated in the Silvera Ranch water quality basin. Other flows from the Project and Silvera Ranch would then bypass the basin and be treated by a separator unit before connecting to the City's storm drain system. If it is determined a separate water quality system is needed for the Project, a new water quality basin will be located at the site of Lot 1, at the northwest corner of the property. • Appropriate landscaping will be integrated to enhance the project entry. • Refer to the plant palette for suggested plant species and required sizes. • If retaining walls are needed for the water quality element and are within public view,they will be attractive and support the theme of the project. FENCING AND WALLS The fencing and walls throughout the Nielsen Property will define entries and properties, provide security, and shall be aesthetically pleasing. Fencing should not visually dominate the neighborhood, especially on hillsides. All wall and fencing designs will be finalized at Site Development Review. As long as these designs are consistent with the following guidelines, the Community Development Director can make discretionary approval of any future refinements. Refer to the Conceptual Wall and Fence Plan for the locations of wall and fencing types. COMMUNITY WALL Location: The Community Wall is used to define and set the character at significant locations within the Project. The Community Wall is used along portions of Tassajara Road, certain other project boundaries, as well as at the project entry. The Community Wall takes many forms in that it may be retaining or free standing and the height varies. Regardless, these different wall forms shall match in design appearance, materials, and color. Overall Design: • Wall will be of a high quality and good design. • Wall will be of precast or masonry. • Columns should be provided at approximately 26 feet on center as is structurally appropriate. • The wall and columns will have an ornamental cap. • Columns should be located at the toe of slope or at retaining wall locations where grade changes occur between lots. Column and wall heights may increase as necessary at grade changes to maintain a constant top of wall elevation between columns. • Where no grade changes occur,columns will be placed at property lines. • Columns will be placed at the terminus and at major directional changes in the wall. Overall Style: Dynamic Precast Layered Stone, other precast or masonry unit with cast stone veneer,or equivalent. Overall Color: The color of the walls and columns will be light earth tones. Retaining Wall Condition Location: Along Tassajara Road and at the project entry. Design: • Retaining walls should not exceed nominally 6 feet in height. However,as noted previously, column and wall heights may increase as necessary at grade changes to maintain a constant top of wall elevation between columns, as approved by the Planning Commission. • If more than one wall is utilized, a minimum of 5 feet of planter area between walls will be provided. (Example on Page 10) Freestanding Condition Location: In cases where no retention is needed, along portions of Tassajara Road for aesthetic or sound attenuation needs, or along the boundaries of the project entry, a free standing wall will be placed to continue the appearance of a continuous wall and/or provide enclosure. Design: • Wall will be 6 feet tall. Community WaillView Fence Condition Location: Where lots back onto Tassajara Road and lots abut the Silvera Ranch Project. This design allows for providing views from the homes into the Valley and limits the sense of a walled community. Design: • Utilize the Community Wall/View Fence;however, the wall portion shall match the design and appearance of the Community Wall used in other conditions in this section, and the view fence portion shall match the design and appearance of the View Fence used in other conditions in this section. • This wall may be free standing or be retaining. The "wall" portion of this element may vary,but will be a minimum of 4 feet in height. • The total wall/fence height is 6 feet,unless retaining is incorporated into the wall segment and /or the height grows to maintain a constant top of wall/fence elevation between columns or posts.If the wall is retaining the view fence should be a minimum of 4' tall. Overall Shjle: • Dynamic Precast Layered Stone, other precast or masonry unit with cast stone veneer,or equivalent. • Wrought Iron Color: • Masonry:Light earth tones. • View Fence: Black. ENTRY PILASTERS Location: There will be entry pilasters at the entrance to the Nielsen Property along Street A. Design: The entry pilasters will match the Community Wall in design and materials. • The entry pilasters will be 8 feet tall. • An ornamental cap will be used. • Project signage may be incorporated into the pilasters. Color: • The entry pilasters will match the Community Wall's color. WATER QUALITY FEATURE WALLS Location: Retaining walls that may be contained within the water quality feature. Design: • The wall(s)will be a maximum of 6 feet high. • Standard Retaining Wall or equal may be used. • If there are multiple walls, there will be a minimum of 3 feet between them for landscaping. RETAINING WALLS ENHANCED RETAINING WALL Location: The Enhanced Retaining Wall is used within front and side yard areas of lots and within common HOA open space areas that are located along the streets such as on the east side of Street A and Street B and are publically visible. Design: • 6 foot tall maximum in open space areas and 4 foot tall maximum in lots. • An ornamental cap shall be provided. • A minimum of 5 feet will be provided between enhanced retaining walls to allow for landscaping in open space areas and 3 feet within lots. Style: • Will match in style and design to the Community Wall. Color: • The color of the walls will match the Community Wall. STANDARD RETAINING WALL Location: The Standard Retaining Wall will be used when walls are not visible to the public, such as when retaining walls are required to address grade change differences on individual lots outside of the front yard. Design • 4 foot height maximum. • A minimum of 3 feet will be provided between retaining walls if more than one wall is used. Style: • Dynamic Precast Block Pattern wall,masonry unit,or equivalent. Color: • The color of the walls will complement other walls used in the Project. RETAINING WALL PLACEMENT CRITERIA FRONT YARD • Front yard retaining walls shall be placed at or behind the Landscape Easement and Public Service Easement. • Front yard retaining walls shall be placed a minimum of 3 feet off of the house. • The front yard retaining walls should be a maximum of 2 feet high. 7 3'MW �Clow 'ghbaFa= I 1 4'Mzc Si&Yad 1 Wall 1 1 1 1 � 1 1 I � 1 XJ 1 I 5'PSE l 1 1 S' 1 Front yard onlenced mWnm8 wall REAR AND SIDE YARDS • Side and rear yard retaining walls that are 2 feet or less in height shall be located on the property line. • Side and rear yard retaining walls that are greater than 2 feet shall be placed a minimum of 3 feet off of the property line and allow for a maximum 2:1 slope from the property line to the wall. • Where there are two or more walls, the walls shall be placed at a minimum of 3 feet apart for landscaping between the walls. • When rear or side yard walls are 4' and greater and have a large slope behind them,an access staricase shall be provided. Farce Fer=onProperty Line S& 27 Side Side 211 S Yazd Yazd 2'MazcReMvung Wall WaIl 5 5 5' 3' 3' Ivfin Mm Afu► Mut Mm i i Fence Landscape Slope Area Step(ryp) Retuning Wall Beyond Side Yard GOOD NEIGHBOR FENCE Location: The good neighbor fence occurs between lots, on property lines, and on side yards of corner lots where privacy is desired. Design: • A minimum of 5 feet should be provided behind the front facade before this wall occurs. • The fence will be a total of 8 feet tall and constructed of vertical boards. • The fence may be enhanced at the top with 2 feet of framed wood lattice or a similar design capable of admitting not less than 50% light. Solid inserts including plexiglass are not permitted. • Wood posts will be a maximum of 8 feet on center. Good Neighbor Fence Good Neighbor Fence With 24"Open Panel i Q U L'r N W s. O z b O O p p p p • On corner lots, the neighborhood fence shall overlap a maximum of 25% of the side house length.View fences may be added to extend the fenced area along the side of the home,but can extend no closer than 5' from the front facade. 1 1/4XMAX X Where layout of house on comer lot creates a large sideyard side maybe endosedwitha viewfence. oo � I. 1 1 /4XMAX LATTICE FENCE X VIEW FENCE Location: View fences may be used where views are desired to be preserved and to limit the impact of solid fencing on visible hillside areas, on rear and side property lines of lots, and where lots back onto open space or school uses. The majority of the side yard View Fences will end where the house "begins"—at this point, the Good Neighbor Fence may occur. Design: • The View Fence will be an ornamental metal fence. • 6 feet tall. • Posts will be 8 feet on center and pickets will be spaced at a 4 inches maximum. Color: • Matte black Overall Style: • Wrought Iron w U W W i i HERITAGE TREE There is one tree on the Nielsen Property that is a Heritage Tree as defined by the City of Dublin Municipal Code.This tree is a Cork Oak(Quercus suber).Three trees of the same species or a different oak species will be planted as mitigation of the removal of the Cork Oak tree. The replacement trees will be planted in either the landscape parcels,the open space parcel, or along Tassajara Road. The replacement trees will be a minimum of 36" box size. LIGHTING The City of Dublin standard Cobra light fixtures and posts will be used, as well as the city standards for placement and design of the street lighting. UTILITIES • Above ground joint trench utility boxes should be kept away from the entry, primary views and intersections as practical. Where the utility boxes occur, they should be located behind the walk and in the landscape parcels to minimize their appearance from the street. • Utility boxes will be screened with landscaping as allowed by the utility companies. • Underground facilities should be used where practical. • Where above ground utility boxes, lights, hydrants, and other related items are placed and require a retaining wall to fit along a sloping street, the wall style will be the Enhanced Retaining Wall style described earlier. • Utilities should be grouped and combined with yard retaining walls to avoid multiple retaining walls and to limit clutter. • Air conditioning units are not permitted in front yards and should maintain a minimum 36" clear passage. i I i ,l b PUBLICALLY VISIBLE LOTS Because of the hillside nature of the existing land, the Nielsen Property site plan has been designed to account for the grade. To allow for the optimal use of the land, as well as work with split pad home designs, the slope below the unit has been included into the lot in some cases. To ensure that these visible down sloping lots (Lots 10-16) are permanently and attractively landscaped and maintained,the following guidelines shall apply: • The back and/or side yards comprising the down sloping lot will be landscaped and automatically irrigated prior to receiving a permit of occupancy. • If the homeowner wishes to change their down sloping yard landscaping, they must follow these guidelines,the SDR,approved landscape plans,as well as any additional guidelines laid out by the CC&R's of the neighborhood. • Refer to the Site Development Criteria for where accessory structures may not be built on the lots. • The CC&R's of the neighborhood will be written to allow the HOA the ability to maintain the publically visible down sloping yard areas if they are not maintained correctly and become unsightly or a hazard. The homeowner will be charged for this work by the HOA. MAINTENANCE RESPONSIBILITIES Four entities will have responsibilities for the maintenance of the landscape within the Nielsen Property Development: 1. The City of Dublin 2. The Homeowners Association(HOA) 3. The individual homeowner The City is responsible for the maintanance of all streets as well as the sidewalk within the right of way on Tassajara Road. i The HOA is responsible for the Tassajara Road landscaping elements, entry feature landscaping within the parkways, the median and the entry features, all project interior sidewalks, open space areas including communication facilities lands, and a water quality feature if provided on site. The HOA is responsible for the maintenance and replacement of the street trees within the 5-8 foot Landscape Easement. The HOA is responsible for any walls and fences that are within their parcels. HOA may also maintain the hillside slope, landscape, and irrigation of Lots 10-16 if the homeowner does not adequately maintain these areas. Any maintenance required that is not related to landscape maintenance on the properties containing the communication facilities shall be maintained by HN Enterprises or future owner. The individual homeowner is responsible for maintaining all landscaping and irrigation on their property including all fences and walls. Private driveways will be owned and maintained by the individual homeowners with a shared access easement. If a street tree is removed due to disease it must be replaced in a timely manner. This street tree shall be of the same species as the existing street trees and of the same size as approved in the approved landscape plans. The street tree will be located in the same position as originally planted. Refer to the Open Space Ownership and Maintenance Map for further detail. SUGGESTED PLANT PALETTE Plant material should be selected with the character of the site in mind. This plant palette is provided as a suggestion and can be updated at the time of the Site Development Review to fit with the proposed theme and character of the property. Drought tolerant plants should be used when possible.Trees and plants that are tolerant of reclaimed water should be utilized if reclaimed water is used. OPEN SPACE TREES Minimum 24"box 30% of all trees on the site must be a 36"box or larger. Botanical Name Common Name Acer macrophyllum Bigleaf Maple D Aesculus californica California Buckeye Platanus racemosa'multi trunk' California Sycamore D Quercus agrifolia Coast Live Oak D Quercus kelloggi California Black Oak D Quercus lobata Valley Oak i D Quercus suber Cork Oak Umberllularia californica California Bay STREET TREES Minimum 24"box 30% of all trees on the site must be a 36"box or larger. Per the City's Streetscape Master Plan, species to be planted along Tassajara Road are noted below. Botanical Name Common Name Acer buergeranum Trident Maple Acer rubrum Armstrong Maple •Celtis sinensis Chinese Hackberry •Celtis occidentalis Western Hackberry Fraxinus oxycarpa'Raywood' Raywood Ash D Koelreuteria paniculata Goldenrain Tree Laurus nobilis'Saratoga Grecian Laurel Liquidambar s.Rotundaloba American Sweet Gum Tassajara Street Tree D Pistachia chinensis Chinese Pistache Platanus racemosa'multi trunk' California Sycamore Pyrus calleryanna'Aristocrat' Flowering Pear Tassajara Street Tree Pyrus kawakamii Evergreen Pear D Quercus agrifolia Coast Live Oak Tassajara Street Tree Ulnus parvifolia Chinese Elm i ACCENT TREES Minimum 24"box 30% of all trees on the site must be a 36"box or larger. Botanical Name Common Name Cercis occidentialis Western Redbud Citrus Citrus Lagerstroemia indica Crape Myrtle Melaluca linariifolia Flaxleaf paperbark D Olea europaea Fruitless Olive Tree Pyrus calleryana Ornamental Pear Pyrus cerasifera Flowering Plum Sapium sebiferum Chinese tallow tree OPEN SPACE SHRUBS Minimum 5 gallon Botanical Name Common Name •Arctostaphylos species Manzanita •Ceanothus species California Lilac *Clarkia bottae Snowy Clarkia *Deschampia c.holciformis Dwarf Hairgrass *Eschscholzia californica California Poppy D Heteromeles arbutifolia Toyon Lepechinia calycina Pitcher Sage *Lupinus n.vr.Nanus Sky Lupine *Melica californica California Onion Grass Mimulus longiflorus Monkey Flower *Nasella pulchra Purple Needle Grass *Nasella cerbna Nooding Needle Grass D Rhamnus california Coffeeberry Rhamnus crocea Buckthorn Rosa California California Wild Rose D*Salvia leucophylla Purple Sage Sambucus Mexicana Blue Elderberry Symphoricarpus albus Snowberry Native grass seed mix *Denotes a native species.Additional native species may be included as approved by the Planning Commision during the SDR. D Suggested drought tolerant species are denoted by a small D. SHRUBS Minimum 5 gallon Botanical Name Common Name Abutilon x'Moned' Red Flowering Maple Agapanthus africanus Liy of the Nile D*Arctostaphylos species Manzanita Aucuba japonica'Variegata' Gold Dust Plant *Berberis species Japanese Barberry Buxus microphylla var.japoni Japanese Boxwood Camellia japonica Camellia D*Ceanothus species California Lilac D Cercis Occidentalis Western Redbud D*CistUS species Rockrose D*Coprosma repens Mirror Plant Coreopsis spp. Coreopsis *Correa pulchea Australian Fuchsia Dietes bicolor Fortnight Lily D*Echium fastuosum Pride of Madeira Euonymus fortunei Euonymus *Erigonum fasciculatum California Buckwheat Escallonia Escallonia Fejoa sellowiana Pineapple Guava Hemerocallis hybrids Daylily D Heteromeles arbutifolia Toyon Heuchera maxima Coral Bells Hibiscus syriacus Rose of Sharon Iris douglasiona Pacific Coast Iris Kniphofia uvaria Red Hot Poker •Lagerstroemeria hybrids Dwarf Crape Myrtle •Lavandula angustifolia Lavender •*Lantana camara Lantana Limomium perezil Statice D*Mahonia species Mahonia Myrica californica Wax Myrtle Nandina domestica Heavenly Bamboo Nasella pulchra Purple Needle Grass Pelargonium pelatum Ivy Geranium Penstemon species Penstemon Phormium tenax New Zealand Flax D Prunus caroliniana Carolina Laurel Cherry D Prunus ilicifolia Holly Leaf Cherry D Prunus lyonii Catalina Cherry D Rhamanus california Coffeeberry Rhaphiolepsis indica Indian Hawthorn *Ribes species Current D Rosa california California Rose •*Rosa species Rose •*Rosmarinus species Rosemary •*Salvia species Sage Santolina chamaecyparissus Lavender Cotton *Symphoricarpos species Snowberry Tulbahjia violacea Society Garlic Viburnum tinus Viburnum Verbena species Verbena *Denotes a native species.Additional native species may be included as approved by the Planning Commision during the SDR. D Suggested drought tolerant species are denoted by a small D. GROUND COVERS AND VINES* Minimum 1 gallon ground covers (must achieve 100% coverage within 3 years) Minimum 5 gallon for vines Botanical Name Common Name D Acacia redolens Acacia D Achillea species Yarrow D Coprosma kirkii Co p rosma D*Cotoneaster horizontalis Rock Cotoneaster D*Cotoneaster s.'repens' Willowleaf Cotoneaster Festuca longifolia Hard Fescue Erigeron karvinkianus Santa Barbara Daisy Festuca californica California Fescue Festuca ruba creeping Red Fescue Helianthemum nummularium Sunrose D*Hypericum calycinum St.John's Wort Jasminum species Jasmine *Juniperus species Juniper D*Lantana species Lantana *Mahonia Repens Creeping Mahonia D Myoporum parvifolium prostrate Myoporum Oenothera speciosa childsii Mexican Evening Primrose Osteospermum fruticosum African Daisy •Rosa'Carpet Rose' Carpet Rose •*Rosa Rugosa Japanese Rose •*Rosmarinus officinalis Rosemary Solanum jasminoides Potato Vine Trachelospermum asiaticum Asiatic Jasmine *Trachelospermum jaminoides Star Jasmine *Vinca major Periwinkle Wisteria species Wisteria *Suggested erosion controlling plants for down sloping lots are denoted by an asterisk. D Suggested drought tolerant species are denoted by a small D. i D JUN 0 2 2014 DUBLIN PLANNING NIEILSEN PROPERTY Architectural Criteria, Guidelines, and Styles EXHIBIT C TO ATTACHMENT 2 ' Nielsen Property•Apri12014 CONCEPT The purpose of these Architectural Criteria and Guidelines is to provide design and style direction to the homebuilder of the Nielsen Property. The Guidelines ensure attractive design and high quality construction for the project will be done. The Criteria and Guidelines are not designed to be overly restrictive or limiting,but instead to foster a livable environment that is enjoyable and interesting. BASIC PRINCIPLES Regardless of the architectural style, a home's design is comprised of many components including building mass and articulation, roof form, fagade design, living areas and garages, and detailed architectural elements. These components, when designed appropriately, provide a unified yet varied neighborhood. The following Design Criteria and Guidelines are provided to ensure that high quality architecture is built utilizing authentic architectural styles and elements. Roof forms, materials and building massing shall be used to establish a recognizable style. In addition, detail elements may be used to enhance the character of a style. The appropriate scale and proportion of architectural elements and the selection of details should be used to provide authenticity of each style. NEIGHBORHOOD DESIGN General Design Parameters Given the topographic variation within the project area and the premium location of the site, the Nielsen Property is expected to be developed with semi-custom homes. Semi-custom homes would be production 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 2 •Architectural Design Guidelines ` Nielsen Property•Apri12014 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 • 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 Page 3 *Architectural Design Guidelines Nielsen Property•April 2014 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. 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 unit and/or the primary unit's garage,if a detached garage is provided. DUPLEX UNITS Duplex dwelling units are permitted within the project area if utilized towards 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 Page 4 •Architectural Design Guidelines Nielsen Property• April 2014 zero setbacks at attached building side, yard area (250 sq. ft. minimum with a 10' minimum dimension,and lot size and coverage to be determined at Site Development Review. ) • Duplex units shall be designed to appear as one cohesive structure (i.e.: architectural styling shall be consistent for the entire building). • Duplex units are encouraged to be sited on corner lots, with a goal of giving each unit more street frontage. • To facilitate a sense of distinction and ownership,entries should be separated from one another. Entries sharing one path from the street are not permitted. • To the extent feasible, entries to garages should be separate and should be visually associated with the front door of the unit served. 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. Page 5 *Architectural Design Guidelines Nielsen Property• April 2014 Rows of homes viewed from along Tassajara Road and interior streets are perceived by their contrast against the sky or the background. To provide diversity and visual interest to the neighborhood and resulting street scene, a variety of building and roof forms are encouraged. When designing the massing,elevations, and roof form of each structure,the following is recommended: • Articulate wall planes to provide interest and scale. • Provide projections and recesses to create light and shadow. • Combine one and two story forms to break up massing. • Vary building mass and roof lines to minimize repetitious forms, 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. 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 Page 6 *Architectural Design Guidelines Nielsen Property•April 2014 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. Garage placement should be varied within the neighborhood, wit'z 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. 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 fagade. Page 7•Architectural Design Guidelines Nielsen Property•April 2014 • 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 fagade 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 fagade 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. 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. Page 8 *Architectural Design Guidelines Nielsen Property•April 2014 • All material and color changes shall occur at an inside corner or other logical transition point such as 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 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, Page 9 •Architectural Design Guidelines Nielsen Property• April 2014 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 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. 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 Pale 10_*Architectural Desion Guidelines Nielsen Property• April 2014 • 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. Incorporation of Roof and Architectural Features Architectural features that are appropriate to the architectural style of the home should be used. Roof elements, porches, columns, although the door might be visible, architectural elements such as roof elements,covered porches,and columns should be used to announce the entry. Front Door Considerations Design The front door is a major part in the style and architectural character of the house. The door should be setback into the building form or covered by an overhead element. The entire door assembly should be built and designed as a single unit.This includes the framing,the molding,and windows. Materials/Colors Wood is the preferred material for entry doors,but metal entry doors can be used if the have the same character and feel as paneled wood doors.. The different characteristics of wood doors, such as the grain of the wood as well as recessed panels contribute to the overall character of the entry. The color of the door may match or contrast with the trim of the house,but must contrast substantially with the wall color. Use of Glass Incorporating glass into the door assembly,whether as panels within the door or side lights,expresses a sense of welcome and human scale (note that transom lights do not achieve the same effect.) The use of glass in the overall door assembly is encouraged. Page 11 -Architectural Design Guidelines Nielsen Property• April 2014 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. Feature and Theme Windows Feature, or theme,windows create the dominant theme or form within the window hierarchy,creating a strong visual focal point within an elevation. Feature windows should reinforce the architectural style of the home. They may be used to deemphasize the garage, and highlight the entry or other significant elements of the building or site. Window Framing and Trim There are a variety of window framing materials available today, including vinyl, aluminum,wood, or cementitious simulated wood. The most important consideration for the designer should be whether a material is compatible with the architectural style it will be supporting. When aluminum framing is used natural, silver or gold anodized frames shall not be used, bronze anodized or colors that are complementary to the color palate shall be used.Windows should be trimmed on all sides of the house as appropriate to the architectural style. While all windows shall be articulated and or trimmed appropriately to the individual style as described in the architectural style section of these guidelines, aluminum windows must take additional precautions to be trimmed and articulated. These articulations may include wood or cementitious simulated wood trim,stucco surrounds,shutters,or recessed openings. Pale 12 *Architectural Desi.-n Guidelines Nielsen Property•April 2014 Shutters If shutters are appropriate to the architectural style used they shall be provided on all highly visible elevations. Shutters must be appropriately sized for the window. "Closed position' shutters may also be used to provide interest on a facade where a window is not present. Consideration of Side and Rear Elevations While the significant topography of the Nielsen Property allows many or most of the homes built on the site to enjoy impressive views, it also means that homes will be more visible to the surrounding community than would homes in a typical subdivision. For this reason, it is imperative that the placement and number of windows on publicly visible side and rear elevations be carefully located and in a quantity to take advantage of views and limit blank and unattractive facades. Window style, placement,detailing and organization are applicable to all elevations of the home. Integrations with Roof and Architectural Details Proper articulation of wall and roof elements may include the use of windows. Architectural projections and roof gables and dormers may be used together with windows to create focal points. Attention should be paid to overhangs and projections above south- and west-facing windows to achieve better summer cooling. Sky Lights Skylights and roof windows are acceptable so long as they are designed to appear as an integral part of the roof, with clear or bronzed glazing and framework matching the roof or trim color of the house. The glass or plastic material of the skylight must be flat no"bubble" designs are permitted. 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, Pale 13 •Architectural Design Guidelines Nielsen Property• April 2014 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 Page 14 *Architectural Design Guidelines Nielsen PMerty•April 2014 used for all awnings. Provision for future maintenance of canvas awnings should be considered when contemplating their inclusion. 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 Materials 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 Any 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. Pa.ce 15 *Architectural Desio-n Guidelines Nielsen Property • April 2014 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 approved elevations. Further Design Considerations Trash and recycling receptacles and air conditioners shall be screened from public view. Utility meters, junction boxes,and other mechanical and utility equipment should be screened from public view when practical. 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 16 *Architectural Design Guidelines Nielsen Property•April 2014 ARCHITECTURAL STYLES CONCEPT The architectural styles suggested and discussed here provide the builder and design consultants the parameters to design attractive and authentic looking homes. Because of the unique hillside character of the Nielsen Property, the architecture of each home will be designed to complement the neighborhood,well as the surrounding areas,and provide for views from the homes. Six architectural styles are described and have been selected to provide an overall unified and consistent theme for the project. These styles have been chosen to complement styles that are seen throughout the East Bay and California and are reminiscent of past and present styles throughout the area. Three of the styles will be chosen for the Nielsen Property at the time of Site Development Review. Where terms like "wood" or "stone" appear in the following guidelines, they may be interpreted to mean"wood or cementitious simulated wood" or"genuine or cultured stone veneer." Page 17*Architectural Desi,-n Guidelines Nielsen Property•April 2014 CALIFORNIA CRAFTSMEN Historical Precedent Craftsman style in California was influenced by the English Arts and Crafts movement of the 191h century. Rustic elements, such as stone and wood, were prominent in Craftsman architecture, as were built-in furniture elements, broad overhangs on the exterior, and other artful touches. Bungalows, a widely produced building style in the early 20th century in California, were so strongly influenced by the Craftsman style that the two are almost synonymous. Design Characteristics • Wood columns,often with a wider base than top • Projecting cantilevers and gable ends • Gently pitched roofs with exposed rafters • Often substantial entry porches • A variety of siding types used as an accent on the base and at the ends of gabled elements. • Overhangs with exposed rafter tails at eaves. • Rustic building materials Design Requirements Roof Pitch 4:12 standard. Gables Limited opposing gables: Typically 3:1 parallel to opposing. Roof Materials Shingle or flat tile,50 year architectural grade composite. Overhangs Typically a minimum of 18", up to 30" on projecting gables and other highlighted features. Siding A variety of siding types, mostly rustic building materials: Wood or simulated wood oriented horizontally (vertically acceptable for projecting gables and other accent areas), stone or brick base, similar to materials used on historic craftsmen homes or accent treatments. All treatments shall stop at logical transition points and shall utilize appropriate finishing details. Stucco Finish Stucco finishes should be minimized for this style and should be a light to medium sand finish. Chimneys Craftsman chimneys shall be faced with brick or stone. Pae,e 18 *Architectural Design. Guidelines Nielsen Property•April 2014 Porches Porches should be incorporated in the entry sequence and should extend across some or all of the front elevation. Porch columns shall be appropriately detailed, as shall the porch roof. Balconies Balconies may be inset or projecting and shall be articulated with wood or simulated wood detailing. Windozv Treatments Window surrounds shall be trimmed with wood or simulated wood. Entry The entry shall be located within the front porch area and should be covered. Doors Doors shall be or appear to be wood, with simple, somewhat rustic detailing and/or multi- paned windows. Sidelights are encouraged. Garage Doors Garage doors shall include or appear to include panels appropriate to the detailing of the balance of the building. If windows are included, they should reflect the appropriate form for this style. Front Elevations The front elevation should include one or more prominent and detailed elements (entry, projecting gable, etc.) The roof should be low and simple with wide overhangs. AL y SA Page 19 *Architectural Design Guidelines Nielsen Property•April 2014 ty e i--n 'x i Page 20 •Architectural Design Guidelines Nielsen Property• April 2014 FRENCH COUNTRY Historical Precedent The origin of French Country is a blend of farmhouse and chateau styles reminiscent of the hillside villages in South France. Trademarks of this style include the use of stone lintels or surrounds at doorways and windows, stone accented entries, balconies, and shutters. Windows are vertical and typically have divided panes. Design Characteristics Style and design elements include: • Typically rectangular plan form with some recessed upper story massing • A main roof hip or gable form with intersecting gables • Moderate to steep roof pitch with minimal overhang • Smooth flat concrete roof tiles • Stucco wall finish • Vertical multi-paned vinyl wrapped windows on front, enhanced, and publically visible elevations • Real or faux stone entry accents • Entry porches • Shutters • Decorative balconies • Wrought Iron Accents • Arched windows on 1St floor • Dormers • Turrets Design Requirements Roof Pitch Pitch may range from 4:12 to 8:12 for the mass of the building; a steeper pitch may be employed to highlight entries or other architectural features. Gables Hip roofs are often utilized in this architectural style. Gables should be no more than 2 parallel to 1 opposed. Roof Materials Shingle or flat tile, 50 year architectural grade composite. Overhangs PaQ,e 21 •Architectural Design Guidelines Nielsen Property• April 2014 6-12" standard. Siding Brick, field stone, cobble, or random/semi-random ashlar stone veneer elements should be incorporated into this style. All stone veneer shall stop at logical transition points, shall wrap around the face of the building and shall utilize appropriate finishing details. Stucco Finish Light to medium sand finish. Chimneys Chimneys in the French Country style should be clad in stucco or match the material of the siding used on the building. Porches None. Balconies Balconies shall be projecting from the main building mass and shall have wood. Windozv Treatments Window surrounds should be detailed with wood trim or stucco over building foam painted in trim colors. Wood or wrought iron window boxes, shutters, fabric awnings, or other window embellishments should be included in select locations. Entry Entries for this style may be a tower element, an alcove, or a deep recess over an enhanced front door. Stone or brick should be used as an accent material around the entry, covering at least 50% of the entry element facade. Doors The door should be a simple wood door,possibly including a single small view window. Garage Doors Panel breakups on the garage door should correspond to the details of the main building facade or accent elements. If the door has windows, they should be appropriate to the style. Front Elevations The front elevation should include one or more prominent and detailed elements (stone or brick entry element, feature window accented with shutters and window box, etc.) The roof should include both gable and hip elements. Page 22 •Architectural Design Guidelines Nielsen Property April 2014 ■ i i w. Paoe_23 -Architectural Design Guidelines Nielsen Property•Apri12014 MONTEREY Historical Precedent The Monterey style reflects the early California Adobe architecture style with New England Colonial two story massing. The second story of the Monterey style can be clad with a different material, typically wood siding. The ground floor is typically stucco or a brick veneer. Upper story cantilevered balconies and arched entries are distinct architectural details of this style. Design Characteristics Additional Monterey styling forms and details are as follows. • Mostly simple,two story forms with a subtle roof pitch. • Covered second level balcony with wood railings and columns on front elevation • Gabled or hipped roof with overhangs • Barrel or"S" concrete roof tiles or flat concrete tiles with shingle appearance • Contrasting materials of stucco or brick on the ground level and wood and/or stucco siding on the upper level • Simple trim;minimum 4"wide wood on siding or encased foam on stucco • Vertical multi-paned vinyl wrapped windows on front, enhanced, and publically visible elevations • Shutters on primary windows • Tile vents on gable ends • Heavy timber accents Design Requirements Roof Pitch Pitch for the main building masses may be no lower than 3:12. Shed roofs covering balconies and other projecting elements may be reduced. Gables The use of front facing gables should be minimized. The primary roof forms should be gables running side-to-side or hip. Gable ends should be detailed with tile vents. Roof Materials Shingle or flat tile with the appearance of shingles,or rounded concrete tile with the appearance of clay tile. Overhangs Rake boards shall be tight to the building,with rafters exposed under extended eaves. Siding Page 24 •Architectural Desicn Guidelines Nielsen Property • April 2014 Wood, stucco and brick are acceptable siding types. Siding treatments should be used to break up large facades. The use of brick or stucco is encouraged as at the base of the home. All siding and base treatments should stop at logical locations and shall not stop without appropriate finishing details. Stucco Finish Texture on stucco finishes for the Monterey style should be light sand finish or smoother. Chimneys Chimneys should employ simple caps and be faced with stucco or brick, depending on the detailing of the balance of the structure. Porches Any porches should be enclosed with stucco or other siding materials so as to appear as part of the mass of the building. Balconies A prominent balcony of a useable size shall be an integral part of the front elevation. It should span most of the front facade with traditional cantilevered massing and be integrated with the primary roof form. Railing and columns shall be wood or wood appearing. Balcony may extend over the first floor with support columns. Balconies are encouraged on rear elevations of down-sloping homes. Window Treatments Wood trim details shall be included on all windows. Shutters shall be used as accents on select windows. Entry Entries shall be recessed under the projecting balcony. Sidelights and transom lights are discouraged. Doors Doors shall be simple wood with wood trim surrounds. The door may include a small window with wrought iron detailing. Garage Doors Panel breakups on the garage door should correspond to the details of the main building facade or accent elements. If the door has windows,they should be appropriate to the style. Front Elevations On the front elevation, emphasis should be placed on the contrast between the relatively light colored building mass material and a darker roof,balcony and shutters. Pale 25 •Architectural Design Guidelines Nielsen PLojyrLy April 2014 Page 26 *Architectural Desi,— Guidelines 1Ffa a , Nielsen Property•Apri12014 EUROPEAN ECLECTIC Historical Precedent The European Eclectic style is best characterized as a blending of European cottage traditions, arising primarily out of Tudor and Norman architecture of England and France. The style gained wide popularity in the United States in the early 20t" Century, aided by refined veneer techniques allowing extensive use of stone and brick at an affordable cost. Opposed to French Country which is has a more rectangular appearance,European eclectic takes advantage of triangular angles. Design Characteristics Stylistic forms and detailing include: • Steep roof pitch with little overhang • Hip or half-hip roof with projecting gables • Occasionally asymmetrical gables, with similar roof pitch on the top half, but with one side extended further down,often with the roofline curving into a gentler pitch • Roofs on two-story element often extending down to the one-story roof level • Extensive use of stone or brick veneer at the base of the building and on tower, other wall elements,and entry elements. • Limited relief in wall planes • Decorative ledges and window accents Design Requirements Roof Pitch Standard pitch should be between 6:12 and 8:12,with limited use of pitches as shallow as 3:12. Gables Depending on the roof level, gables should end with a feature window, a wooden vent detail or both centered under the peak of the roof. Roof Materials Shingles or flat raked tile. Overhangs Overhangs should generally not exceed 12". Siding Primary siding material is stucco. Wood siding may be used as an accent material in gable ends. Stone or brick may be used as a base treatment. All siding and base treatments should end at logical locations and should include appropriate finish details. Paae 27•Architectural Desi,-n Guidelines Nielsen Property• April 2014 Stucco Finish Finish on stucco work shall be light to medium sand. Chimneys Lower portions of chimneys should be clad in brick or stone. Where chimneys are highly visible, some of the stones or bricks should be set in contrast to the prevailing courses as visual accents. The upper half of chimneys should be stucco, and may include a taper toward the top. Porches None. Balconies Any balconies on the elevations facing the street should be wood or wrought iron detailing as an attachment to the building plane. Windozv Treatments Window surrounds shall be detailed with wood trim or stucco over building foam painted in trim colors. The use of shutters is encouraged. When used, shutters should occur on all logical window that may be viewed from the street. Fabric awnings and wrought iron window boxes may also be used. Entry Ideally, the entry should appear as a projecting mass, with the door set within. Stone or brick shall be used to identify and accent the entry area. Doors Doors should be wood with wrought iron accents such as grill work over windows or decorative hinges. Windows in the door should not occupy more than a quarter of the door area. Side lights may be used. Garage Doors Panel breakups on the garage door should correspond to the details of the main building facade or accent elements. If the door has windows, they should be appropriate to the style. Front Elevations The front elevation of the European Eclectic style should generally appear as several interlocking masses, with roof ridges at a variety of elevations. The building should appear to sit heavily on the ground (with stone or brick "grounding' the building), becoming lighter as the eye moves upward (with stucco siding and a high peaked roof.) Page 28 •Architectural Design Guidelines Nielsen Air April 2014 � < » » , �� ■�2 � �\ ,� . . \a�a■\ :© . � �< Page a *Architectural Da7 Gila Nielsen Property• Apri12014 EAST COAST TRADITIONAL Historical Precedent The East Coast architectural style in California is strongly influenced by American Colonial and Georgian Revival traditions. Simple, functional design, such as that embodied in the Cape Cod and Farmhouse architectural traditions, has also had influence on this style. The main house form is typically two story rectangular with extruding gabled massing. Generally,this style may be characterized as a harmonious combination of one-and two-story massing, with single story wings and porches,and gabled roofs with dormered windows. Design Characteristics The essential concepts for appropriate scale,massing and proportion of the East Coast style are: • Combining one-and two-story roof elements • Prominent use of gabled roofs • Wood siding • Entries covered by a porch roof or an entry portico • Wood detailing around windows,including the use of shutters • Simple round or square columns for porches,with limited detailing of base and capital Design Requirements Roof Pitch Standard roof pitch may vary between 5:12 and 8:12 Gables Gables should not dominate the front elevation. They are appropriate for use as entry elements and dormers. They may include entire or broken horizontal entablature to form a pediment or broken pediment. Where appropriate, they may be detailed with round, wooden vents. Roof Materials Shingle or flat, raked tile. Overhangs Standard overhangs should be 12"-24". Rafters should be hidden by rake boards. Siding The predominant siding type for this style shall be horizontal or vertical wood siding. Brick may be used as an accent material. Use of stucco should be limited to areas not visible to the Pa--30 •Architectural Design Guidelines Nielsen Property•April 2014 public. All siding and accent treatments shall stop at logical locations and shall be finished appropriately. Stucco Finish In the limited circumstances where stucco is used (see above), it shall be a light to medium sand finish. Chimneys Chimneys for the East Coast style shall be faced in brick. Porches A porch or portico shall be a prominent feature of the front elevation and shall encompass the entry and front door. Porches should be substantial in size. Balconies Balconies may be used on second story elevations. Columns, rails, posts and other balcony details and accents shall be wood. Windozv Treatments The use of dormered windows is strongly encouraged. All windows shall be trimmed with wood surrounds. If shutters are used, they should be used on all facades of the building, with special attention to those seen from public streets. Entry Entries shall be covered by a porch or portico. The use of decorative lighting for the entry is encouraged. The entry shall include sidelights and may include transom lights. Doors Doors shall be paneled wood,with or without lights. Garage Doors Panel breakups on the garage door should correspond to the details of the main building facade or accent elements. If the door has windows, they should be appropriate to the style. Front Elevations The overall appearance of this style should be one of simple vertical and horizontal lines. The entry should be prominent, and the gently pitched roof should be accented by simple gables. Pa— Guidelines Nielsen Property•April 2014 �y '#+fl u it f Paoe 32 *Architectural Design Guidelines • Nielsen Property • April 2014 Pace 33 -Architectural Design Guidelines