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HomeMy WebLinkAbout8.1 Att 2 Exh A CC Ord PD Rez Stage 1 & 2 DP ORDINANCE NO. XX — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * REZONING THE TRANSIT CENTER SITE A-1 PROJECT SITE TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN PLPA 2013-00046 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Summerhill Homes, proposes to develop 52 three-story townhouse condominium homes on a 2.86-acre site. The applications include a General Plan/Specific Plan amendment to change the land use designations from High Density Residential to Medium High Density Residential. The applications also include a Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8167. The proposed development and applications are collectively known as the "Project". B. The Project Site is approximately 2.86 acres located at the southwest corner of Dublin Boulevard and Campbell Lane (APN 985-0034-007). C. To comply with the California Environmental Quality Act (CEQA), the State guidelines and City environmental regulations, the City prepared an addendum to the Eastern Dublin EIR and the Transit Center EIR for the Project. D. Following a public hearing on August 12, 2014, the Planning Commission adopted Resolution 14- recommending that the City Council approve the CEQA addendum for the project, Resolution 14- recommending approval of the Project General Plan and Specific Plan amendments, and Resolution 14- , recommending approval of the Planned Development rezoning and related Stage 1 and 2 Development Plan, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. E. A Staff Report, dated , 2014 and incorporated herein by reference, described and analyzed the Project, including the Planned Development rezoning and related Stage 1 and 2 Development Plan, for the City Council. F. On , 2014, the City Council held a properly noticed public hearing on the Project, including the proposed Planned Development rezoning and related Stage 1 and 2 Development Plan, at which time all interested parties had the opportunity to be heard. G. On , 2014, the City Council adopted Resolution xx-xx approving the CEQA addendum and adopting a Statement of Overriding Considerations for the Project, and adopted Resolution xx-xx approving General Plan and Eastern Dublin Specific Plan amendments for the Project, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. 1 EXHIBIT A TO ATTACHMENT 2 i H. The City Council considered the CEQA Addendum and related prior CEQA documents and all above-referenced reports, recommendations, and testimony prior to taking action on the Project. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Transit Center Site A-1 Project Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the Planned Development zoning and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide residential development consistent with the surrounding development in that the proposed land use represents a reduction in residential density than approved previously but maintains the urban character and effect consistent with infill development. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account a land use type and density that is compatible with the adjacent areas and densities such as the Espirit project currently under development. In addition, the design and character of this project will be compatible in height and massing with Camilla Place directly east of the project and will serve to advance the character and objective of the Transit Center Village. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the Project site is flat with improved streets on two of its 3 sides and served by existing public utilities. The project site conditions are documented in the Addendum and prior certified Environmental Impact Reports (EIR), and the project will implement all adopted mitigation measures, as applicable. There are no site conditions that were identified in the Addendum that will present an impediment to development of the site for the proposed residential development. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the residential development approved through the Planned Development zoning. 3. The Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures, as applicable. The Project uses are compatible with surrounding uses. 2 4. The Planned Development zoning is consistent with the Dublin General Plan, as amended, and the Eastern Dublin Specific Plan, as amended, in that the proposed residential uses are consistent with the Medium High Density Residential land use designations for the site. C. Pursuant to the California Environmental Quality Act, the City Council approved a CEQA addendum and Statement of Overriding Considerations on , 2014, as set forth in Resolution , which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 2.86 acres at the southwest corner of Dublin Boulevard and Campbell Lane (APNs 986- 0034-007) ("Project site", or "Property"). A map of the rezoning area is shown below: ---------- ---- DUBUN BLVD — — ---------------------,�� r - - - - \ " I \/ \� SITE A-I ;i g HIGH DENSITY \ g •/ , \ $\ PD Iii \ \ ' \ \ I; - - - - - _� \ \S \ II \ N : HIGH DENSITY \ \ \ \ BUSINESS PARK/ \ \ \` :11 \ INDUSTRIAL & OUTDOOR \ \ \ \\ - - - - STORAGE \ \ \ - \ \ \e \ 3 SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Project site are set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 and 2 Development Plan for the Transit Center Site A-1 Project This is a Stage 1 Site Plan Amendment and Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of the Planned Development rezoning for the Transit Center Site A-1 project, PLPA-2013-00046. The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of Permitted, Conditional and Accessory Uses. PD — Medium High Density Residential Permitted Uses • Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance • Combinations of attached dwellings, zero-lot line units, townhouses, multi-family dwellings • Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance • Multi-Family Dwelling Unit • Community clubhouse • Community facilities • Water quality, drainage, and other similar facilities, including swales and basins Conditional Uses • Accessory structures and uses located on the same site as a conditional use • Large family day care homes • Residential Parking lot to serve development of the project site, as regulated in the zoning ordinance 4 2. Stage 1 and 2 Site Plan. 1 �� \\ ° SITE A—' _N — \ ;,,;®fa'wort °,,,„' 107017 Dublin Transit ---7----- — ----- ,.1,,,.,.w1,..=R,�. --------- \ \ PPP.P..ME,' . Center s PROPOSED PUBLIC SIMPLE ••.•� T— — \ \ _ DUBLIN BLVD �� :z —\- — — ■■11.1....■..vl m.ri,mmo...,- -.T-� -- ---- -- 1.011W1 ALL Iat1E1uutHI:L4LI,f N �' Il.11ll,Il,ll.11� �• "U i' I STAGE 2 PLANNED \ - �_=iii ���r�„ H�� �imp—� I DEVELOPMENT 6 :AV Mil illl� I SITE PLAN LEGEND �^�� ��/,-, 1,1 I �- PROPERTY BOUNDARY/RIGHT OF WAY(R/W) Vj, \\ 1 ��i� i4`1� I'�e i-1 -- - - PIPELINE SETBACK \\ $4 �'� ;,.I�/-��`I' I 1 - - - EX PUE/SNE �foil \ 'Jsi.!IJ' Io ,: ID NV)). A0—.1 Ilse ' 1 JULY 2014 • NOTE: SEE SHEET PD2.2 FOR STREET SECTIONS ` L 4 IIIJC' 1 v +` c•, '. ,/1 til 0 30 60 120 \ 9 1..I., ICI u 1, �I SCALE. 1•=60• LAND USE SUMMARY ,e,J ~~\r 1 I �I wan*INN LAND USE GROSS ACREAGE NET ACREAGE UNITS GROSS DENSITY NET DENSITY F I MEDIUM HIGH DENSITY RESIDENTIAL 2.86 AC 2.86 52 18.2 DU/AC 18.2 DU/AC \ I:`\ SHEET NOTE: FULL STREET DEDICATIONS HAVE BEEN MADE, THEREFORE GROSS ACREAGE=NET ACREAGE N 'SITE MAY REVERT TO THE ORIGINAL LAND USE OF HIGH DENSITY IF AN APPROPRIATE PROJECT IS PROPOSED. N I t\ `\; PD2.1 \ \ � 1970 3. Site area, proposed densities. The density of the site is 18.18 du/ac 4. Development regulations. DEVELOPMENT REGULATIONS Lot Size 2.86 acres Building Setback from Public right-of-way 15 feet(1) along Dublin Blvd. Building Setback from Public right-of-way 0 feet(2) along Campbell Lane Building —to- Building Setback facing 26 feet(3) Private Street/Alley Driveway Length or Garage Setback 4 feet minimum from Private Street/Alley Driveway Length or Garage Setback for 18 feet minimum Bldg. 1 Minimum Building Separation 10 feet Building Height 40 feet Stories (maximum) 3.5 stories maximum Parking Required 1.5 spaces per unit (includes garage and guest)(5) Notes: (1) 15-foot setback from existing right-of-way, reflects existing 15-foot Public Service Easement(PSE). (2) Consistent with the Dublin Transit Center Stage 1 PD in Ordinance 21-02 (Appendix 1, Chapter 7, Section 7.6 "Building Siting" (3) 26-foot separation measured between exterior walls of buildings facing private alleys. 5 (4) Dublin Transit Center Stage 1 PD in Ordinance 21-02 requires 1.5 spaces per unit (garage and guest). Project is providing 2 covered spaces per unit plus 0.85 guest spaces per unit(Total of 148 spaces) NOTE: Guest parking may be located: 1)Offsite street curb side parking;2)In-driveway parking; and/or 3)on site. 5. Phasing Plan. Phase I backbone infrastructure will be installed with the area constructed. The individual homes will be constructed in 5 phases of up to 11 homes per phase. SITE A-1 Dublin Transit r — — ---__1111111111177 Center ";,, Mill\ s•r_rz.umi1.i.u.iu . ,1. . 7 of - Stage 2 Planned ,,\ I 1 Development \ � ) \ '.,2 \ I PHASING PLAN I. al 11 JULY 2014 \ 1 LEGENO'. ••\ I Ap I 8 0EL5(0 UNITS) ', NM PH SE 1(11 UNITS) \ 7 I 0 30 60 120 111111 NYSE201 UNITS) ,`\ \ SCALE: 1=60' 4 _ P4MSE3(7]UNITS) 1 1 MACyp _ PHASE 4(13 UNITS) ,,\I ‘\ SHEET PD2.4 -v-,.... .„„ ALA+1u trc-du 4\147131,40A4Y.P324 AASN:41,11.3411 6 6. Preliminary/Master Neighborhood Landscape Plan. 0 ---0-"=----..-- D it Dublin Trans' - . ,.- Center .,.. - _ _ SITE A- �� ist '8 - i! .y� L'1 i~� �� y'M�1F � .y S'H '\4" ' / iiiii 1 girl. . r, l ': i s F 1t'M r e »'®'°°' .'t ° '" SITE DEVELOPMENT 1 _R x.1/1, 11 ,. REVIEW A ' .* lNAI ,' . E 'i`• ' �A,,—' -_ Y� 1 ,�"i t.'�- Vs. TRACT 8167 �t N t ,*.oz. .. — t' . ''41' . 14 _ Illustrative lb% ' . - ,. i ii.i. t a -_— Landscape Site Plan % 0`ill. � i ai ,fi ' .44 WV 1li l i'l i ION 1tl_'1,III f I4 . ' ' I' I C I f r. . ? II KEY MAP u. \\ ':: \ III , • [SHEET — 7. Architectural Standards. See Exhibit A to this Ordinance. 8. Landscape Standards. See Exhibit B to this Ordinance. 9. Inclusionary Zoning Regulations. The project is subject to Chapter 8.68 of the Zoning Ordinance, Inclusionary Zoning regulations. The proposed project is subject to the Master Development Agreement between the City of Dublin and the ACSPA which addresses the provision of affordable housing and compliance with the City Inclusionary Ordinance. The Camellia Place apartment project to the east on Site A-2 has been used to satisfy the low and very low portion of the inclusionary housing requirement for the project site. The applicant will enter into an affordable Housing Agreement and will provide the must build portion of the Moderate Income required units (7.5%) and pay the remainder by payment of in-lieu fees. 7 10. Aerial Photo. SITE A- I Dublin Transit Center General Plan Amendment AERIAL PHOTO&PHOTO KEY APWI 20. 1,7460 NORTH NTS DUBLIN BLVD - Y.■�■■�■■..■■.■■.. 2'1 4 3 • ICAMELLIA PLACE ■ • l ''6' d \ I BART PARKING a SCARLETT COURT CAMPBELL LN INDUSTRIAL AREA Ni,to. Rt f M_]_9Md r._b. il..,.... PA 101PR\P H1CFA\RIIrrr MAG❑V'A 11. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the provisions of the closest comparable Zoning District as determined by the Community Development Director and of the Dublin Zoning Ordinance pursuant to Section 8.32.060.0 . No development shall occur on this property until a Site Development Review permit has been approved for the property. 12. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all adopted mitigation measures of the Eastern Dublin EIR and the Transit Center EIR, as applicable. SECTION 5. PRIOR PD ZONING SUPERSEDED Ordinance No. 21-02 establishing the existing PD zoning is superseded as to the Project site. 8 r SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPAI20131PLPA-2013-00046 Transit Center A-11PC Mtg 8.12.14tcc pd ordinance for site A-1.DOC 2307371.1 9 Dublin Transit Center—Site A-1•DesiEn Guidelines•July 2014 Architectural Criteria, Guidelines, and Styles CONCEPT The purpose of these Architectural Criteria and Guidelines is to provide design and style direction to the homebuilder of the Dublin Transit Center A-1 Site. The Guidelines ensure consistency with the Dublin Transit Center Specific Plan by creating a vibrant, compact, urban/contemporary themed, pedestrian friendly community. 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. DESIGN PRINCIPLES Regardless of the architectural style, a home's design is comprised of many components including building mass and articulation, roof form, facade 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 appropriate architectural theme, style and elements. Roof forms, materials and building massing shall be used to establish an Urban/Contemporary style. The appropriate scale and proportion of architectural elements and the selection of details should be used to provide authenticity and a human scale to the selected style. NEIGHBORHOOD DESIGN General Design Parameters The architecture is to be outward facing, oriented towards the surrounding streets and sidewalks at the perimeter, and also inward facing towards the protected central green. The individual unit entries relate to the sidewalks,with minimal setbacks, to foster pedestrian interaction,bring porches to the street,and support an "eyes on the street" effect. Neighborhood Plotting and Massing It is important to create an attractive, diverse, and livable streetscape to the surrounding neighborhood and within this neighborhood. In addition to home massing and design and garage placement, this can be achieved by building EXHIBIT A Dublin Transit Center—Site A-1•Design Guidelines•July 2014 placement and orientation. The entry and detailing of the front facade should be the primary emphasis of the front elevation, rather than 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. The floor plans will be combined into a variety of building configurations, based on site location. Three color schemes are required to provide additional variety between the building types. Corner Units Corner units can be enhanced with additional architectural elements, details, or materials on the corner side of the unit that match those on the front elevation. Elements to consider on corner lot homes include: • A porch or projecting side gable that wraps the front and side of the house. • Various roof forms, and the use of additional parapet roof forms. • Varied building massing. • Enhanced detailing and materials. 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 the Architectural Style description 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 • 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 highlight entries and de-emphasize garages to create a more attractive streetscape. Per the specific plan, roof forms should be simple forms. Dublin Transit Center—Site A-1•Desi2n Guidelines•July 2014 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. • Use parapet roof forms to balance the more simple primary roof forms. Single Story Architectural Elements When appropriate to the architectural style, single story architectural elements shall be used to help create a more human scale and provide interest, while creating variation and enhancing street character. These single story architectural elements include: • Enclosed front patios • Single story front or wraparound porches • Cantilevered second story elements Garage Location and Design To enhance the pedestrian orientation and outward facing aspects of the neighborhood, garage doors will be located at the rear of the buildings. Additional enhancements will include: • Recessed garage doors, provide a variety of depths and shadows by varying the recess depths. • Articulated garage door design,with appropriate texture and scale. • Incorporate cantilevers above, and detail enhancements adjacent to the doors. Different patterns and colors should be applied to garage doors to give a variety of design. The use of windows is encouraged. ARCHITECTURAL TREATMENTS 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. Dublin Transit Center—Site A-1•Design Guidelines•July 2014 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 mariner 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 forms shall be simple in form and material,as not to distract from the composition and form of the exterior elevations of the buildings. Roof designs that are not overly articulated should be used. Parapets,Rakes and Eaves Parapets and 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 and the design of the building. 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 Dublin Transit Center—Site A-1•Design Guidelines•July 2014 The entry to a home is more than just the front door. The physical form of the front pedestrian entry serves several stylistic and psychological functions including: • Identifying and framing the front door • Expressing the architectural theme of the home • Acting as an interface between the public and private realms (a"semi-public" outdoor space) Placement and Visibility The entries of the homes should be located so that it is visually apparent the location of the front door. Architectural forms and details should be used to enhance the public/private interaction between the residence and the public areas yet provide a level of privacy suitable for the homeowners. Incorporation of Roof and Architectural Features Architectural features that are appropriate to the architectural style of the home should be used. Although the front door should 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. Materials/Colors The different characteristics of entry doors, such as the shape of the panels, smoothness or grain of the wood contribute to the overall character of the entry. The urban/contemporary style of this project call for a less ornate style of door, yet one that adds to the character of the exterior elevations. 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 Dublin Transit Center—Site A-1•Design Guidelines•July 2014 Incorporating glass into the door assembly is acceptable, but if included should be opaque to provide additional privacy for the home. 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 Window placement and organization should be used to contribute positively to the exterior architectural character of the buildings. 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. The contemporary style benefits from grouping of windows to increase the apparent size of the windows in the wall plane in focally significant areas. 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. 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. Dublin Transit Center—Site A-1•DesiEn Guidelines•July 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. 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. 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. 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. When there are a number of garage doors aligned due to building configuration, diversity in garage door recess amounts can add to building articulation, including some doors that are not recessed, to add additional wall plane breaks. Dublin Transit Center—Site A-1•Design Guidelines•July 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, they shall extend to within 8" of adjacent grade. 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 Air conditioner condensers shall be screened from public view. Utility meters, junction boxes, and other mechanical and utility equipment should be screened from public view when practical. 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. ARCHITECTURAL STYLE Concept The Architectural Design must be consistent with the Dublin Transit Center Specific Plan and help to create a vibrant,compact, urban/contemporary themed, pedestrian friendly community. The urban/contemporary style allows many avenues of interpretation,but shall be anchored with the design elements described below. Urban Contemporary/Modern Historical Precedent Modernism has it's roots in the industrial revolution, driven by technological and engineering developments, and as a reaction against eclecticism and the stylistic excesses of Victorian and Edwardian architecture. The style spans the entire 20th century and is expressed in many forms,including Expressionism,Streamline Modern, the International Style,Mid-Century Modern,Postmodern,and Neomodern architecture. Design Characteristics • Simple massing and building forms to create visual interest. • A visual emphasis on horizontal and vertical lines. Dublin Transit Center—Site A-1•DesiRn Guidelines•July 2014 • Building materials expressing their natural form and enhancing the geometry of the structures. • Materials at 90 degrees to each other where appropriate. • Use of industrially-produced materials • Detailing that enhance the building forms • The use of color to visually enhance the building forms Design Requirements Roof Pitch The primary roof forms must be simple in form. They may be flat or sloping forms up to a 4:12 pitch. Accent Roof Forms Utilize Parapet forms that accentuate the elevational massing, and shed and hip roof forms that accent the primary building forms. Limited gables are acceptable. Roof forms on corners should give emphasis to the building corner. Articulated parapets should provide a top that is human-scaled and that provides visual interest. Roof Materials Composition Shingle or flat tile,metal roofing accents Overhangs Overhangs can range from zero to 18" to enhance parapet forms, projecting gables and other highlighted features. Siding A variety of siding types are allowed: Wood or simulated wood oriented horizontally or vertically, and smooth panel accent treatments. All treatments shall stop at logical transition points and shall utilize appropriate finishing details. Stucco Finish Stucco finishes are appropriate for this style and should be a light to medium sand finish. 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 if utilized may be inset or projecting and shall be articulated with metal rail detailing or walls comprised of surrounding wall materials. Dublin Transit Center—Site A-1•Desizn Guidelines•July 2014 Window Treatments Window surrounds shall be trimmed with surrounding wall materials. When possible, group windows into composite forms to accentuate the geometry of the elevations. Entry The entry shall be located within the front porch area and should be covered. Doors Doors shall be or appear to be contemporary,with simplified paneling. They will be painted an accent color to accentuate the entry to the home. 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. Accent Details Detailing should be provided that enhances the overall elevation composition. Detailing can be metal or wood,but should be simple in form. Color of these elements should be different than the surrounding wall material. Dublin Transit Center—Site A-1•Design Guidelines•July 2014 ' � ■' :, �* illllllllll 1111111. ., _ ,,_......._ . r _ , . t, ,i ... .. ,. "Ft ni low I T 1 Ilk 1 it Ir .* _ at-- ti 1 1 fl r 4 ____Ic -, ,, , ,,,,,,,,ti....„: Ri, Ili 1::, Dublin Transit Center—Site A-1•Design Guidelines•July 2014 P . ____ __ , iiiiiil iii r' Znia In NI ■ 1E11 kill --1 4 I iiiii ;1 m , all ....... ... ... e 1311 1 ei 1 , . .,,,,,-,, k ii1/4.iikii- -: ..., ii, 44,. a it .. p115.4 4 Dublin Transit Center—Site A-1•Design Guidelines•July 2014 LANDSCAPE AND OPEN SPACE GUIDELINES CONCEPT The A-1 Transit Site has been designed as a distinct neighborhood that compliments the overall vibrant mixed-use community of the Dublin Transit Center. The Landscape compliments the existing community with the use of similar plant material, yet tailored to the unique architecture of the A-1 site. The overall Landscape theme provides vibrant, flowering plant material complimenting architecture, providing seasonal color while encouraging pedestrian access and connectivity to and from adjacent uses and activities. BASIC DESIGN PRINCIPLES • Continue the theme and plant palette of the overall Dublin Transit Center Site. • The entry to the A-1 Site will be distinct yet complimentary to the character of the neighborhood. The design of the entry monuments and landscaping will support a strong,visual identity to the neighborhood. • Dublin Boulevard and Campbell Lane Streetscape design will continue the existing theme east of the site by the use of similar trees, shrubs and groundcovers and will provide an uninterrupted visual thread to the rest of the community. Internal streets and sidewalks,are complimented using a variety of upright deciduous trees for solar exposure coupled with low growing flowering groundcover enhancing pedestrian connections to public sidewalks and trail systems • Open space areas within the project will provide a variety of uses for residents including open turf areas,rest stations, storm water treatment facilities and transition between the A-1 Site and surrounding properties. • Management and maintenance of the HOA common areas will be an integral component of the landscape system. EXHIBIT B Dublin Transit Center—Site A-1•DesLen Guidelines•July 2014 PROJECT ENTRY AND STREETSCAPES PROJECT ENTRY The entry to the A-1 Site will provide a distinct character for the neighborhood. • The project entry will have a five foot wide parkway and sidewalk on the north side with 12' wide landscape areas behind on both sides of the street. Tall, narrow, accent trees provide seasonal color and highlight the entry. • Entry Columns on both sides of the street are designed to establish a first impression and complement the proposed architecture as well as the existing community. • The project entry is bordered by the building ends to the north and south. • Concrete unit pavers are proposed in the street to highlight the entry experience. • Plant species have been selected to provide a clear definition of the entrance to the A-1 Transit Site. • Refer to the plant palette for suggested plant species and required plant sizes. Precast concrete cap Stucco: color to compliment architecture H�H11� H�nt� U.m.w _ ,;;a ; Recessed logo on top of t ::a:� 3" tile with glossy finish :.:a:: ELEVATION (FACING EAST) Entry Pilaster Scale: 1/2"=1'-0" Dublin Transit Center—Site A-1•Desizn Guidelines•July 2014 DUBLIN BOULEVARD FRONTAGE Dublin Boulevard, a main arterial in the City of Dublin, has multiple residential projects lining it. The A-Transit Site will extend the existing Dublin Boulevard street scene from the east and blend with the surrounding properties. RAN 10'-0" 6'-0" Landscape Dublin Boulevard / Parkway Sidewalk / Area ,. Porch Building Small flowering accent tree: i.e.Chionanthus retusus- Refer to Proposed Plant Palette sheet L-3 +: Dublin Boulevard Street tree: �A ! 'R ' -i.. i.e.Platanus acerifolia `'� �r ���,�,,� 'Bloodgood'-Refer to r�..r1ptiR a Proposed Plant Palette ° r14.j ':tip �'...1• sheet L-3 ` Background/foundation .L„r shrubs adjacent to the �1ff' . ^' building:i.e.Rhaphiolepis Popo species dPlatPale Refer to Proposed Plant Palette sheet L-3 18 AMMINIMI Section C Scale: 1/4"=1'-0" • A 6 foot wide landscape parkway and 6 foot wide sidewalk area between the curb and the right-of-way will be proposed. • Units facing Dublin Boulevard will have a 4' wide entry walk from the public sidewalk to the entry door. • An 6' foot level landscape easement behind the right-of-way will be provided. This area will allow for a combination of low growing groundcover, intermediate and background shrubs arranged in a tiered effect from the adjacent building interface. • Street trees will be proposed in the parkway similar to the existing street trees along Dublin Boulevard using the same spacing requirements. Dublin Transit Center—Site A-1•Design Guidelines•July 2014 • Subordinate flowering trees in an irregular spacing pattern will be provided outside of the street tree canopy,adjacent to the building interface providing seasonal color and softening of architecture. • Refer to the plant palette for suggested plant species and required sizes. CAMPBELL LANE Campbell Lane is an existing street, with landscape improvements and sidewalk on the east side adjacent to existing residential. The proposed improvements to the west side of the street adjacent to the A-1 Transit Site will include similar street tree layout and species, shrubs and groundcover. • A 6 foot wide detached sidewalk will be provided along the west side of Campbell Lane along with a 5' wide parkway. Units facing Campbell Lane will have 4' wide entry walks from the public sidewalk to the front door. • Street trees will be located in the parkway and be of the same species as the existing street trees on the east side of Campbell Lane with the same spacing requirement. A 4'-6"wide level public utility easement will be required from the back of the sidewalk. • Street trees should be coordinated with the utilities and street lights to provide a continuous canopy of trees. • Low growing groundcover,intermediate and background shrubs will be proposed in a tiered effect to provide a variety of landscape with seasonal color and textural contrast. • Subordinate flowering trees in an irregular pattern will be provided outside of the street tree canopy,adjacent to the building interface providing seasonal color and softening of architecture. • Refer to the plant palette for suggested plant species and required sizes. Dublin Transit Center—Site A-1•Design Guidelines•July 2014 IRON HORSE TRAIL The existing Iron Horse Trail is located outside of the property line of the A-1 Transit Site and runs from north to south. • A proposed retaining wall runs from north to south along the property boundary adjacent to the Iron Horse Trail. The retaining wall will be stucco veneer with a precast concrete cap, color and material to complement the architecture. A tubular steel rail will be proposed on top of the wall with the design and finish complimenting the architecture. • Access to the Iron Horse Trail will be at the north end of the site at the Dublin Boulevard sidewalk and at the south end of the project through existing improvements. • Due to the proximity of the high pressure fuel line next to the Iron Horse Trail and western project boundary, significant measures have been proposed to maintain a safe distance with any proposed improvements including providing an 8' deep root barrier for trees planted adjacent to the proposed retaining wall and railing. PASSIVE RECREATION AREA A passive recreation area is located at the center of the project bordered by three multi-unit buildings and accessed by a series of meandering pathways that also serve the entries to the units. The passive outdoor space is intended as an outdoor meeting area with substantial turf areas for passive activities. • Passive recreation area will be level and accessible by all. • Substantial turf areas are proposed for passive activities. • Colorful trees, shrubs and groundcover highlight the open space area and provided seasonal color and interest. • Benches are proposed in the center of the open space to provide rest stops and viewing areas for passive activities. • Landscape areas adjacent to units facing the open space shall be proposed with low growing shrubs and groundcover to provide a feel of "openness" and connectivity to the central gathering area. WATER QUALITY ELEMENT • The proposed water quality features on the east side and south end of the project are proposed to collect and treat surface water run-off prior to connecting to the City's storm drain system. • Appropriate landscaping will be integrated into the storm water treatment facilities which are water tolerant and have filtering qualities. • Trees are proposed within the water quality facilities and planted on earthen Dublin Transit Center—Site A-1•Design Guidelines•July 2014 pedestals. • Low growing flowering shrubs and groundcovers are proposed adjacent to water quality elements to provide an attractive and interesting "edge" to the more unique water quality basin planting. • Refer to the plant palette for suggested plant species and required sizes. RETAINING WALL AND FENCING A retaining wall with railing above shall be proposed for the eastern edge of the property. No other walls or fencing shall be proposed for the project. Precast concrete cap Metal fence - (j.t ( \ 1r:� ih v AV 4 j Z—Stucco,color to compliment o architecture 0 — w • co ELEVATION Stucco Veneer Retaining Wall Stucco Veneer Retaining Wall with precast concrete cap and 3'-6"high metal Scale: 1/2"=1-0" railing: Color to complement architecture Overall Design: • Wall and railing will be of a high quality and good design. • Wall will be constructed of concrete unit blocks with stucco veneer. • The wall will have an ornamental cap. • The color of the walls will be light earth tones. • Railing shall be tubular steel powder-coated to complement the architecture. • Railing above wall shall be 3'-6" high. Dublin Transit Center—Site A-1•Desien Guidelines•July 2014 R 1' 9, Swale and Iron Horse Trail // Area Road Semi-evergreen screen tree _ with non-invasive roots: 'a d i.e.Quercus rubra 2 7' . Refer to Proposed Plant Palette ^� - sheet L-3 15'MIN. ,•. 3'MIN. Fr W-7 s/ V . . r , �2% in 8'deep root barrier 10"Kinder-Morgan - .- . Root Limits pipeline (canopy of tree) / / Section A Scale: 1/4"=1-0" R1' 9'Storm Water Treatment Swab and Iron Horse Trail // Swale / Road Accent tree with non-invasive a roots.Trees in swale to be • _. planted on earthen pedestals. y-, i.e.Acer rubrum'Autumn Blaze'- ° Refer to Proposed Plant Palette / 15'MIN. MIN. sheet L-3 Water tolerant upright - `• _---- shrubs:i.e.Red Fescue- Refer to Proposed Plant /- 9' / ;`M Palette sheet L-3 M"!f —2• tn • 8'deep root barrier ` 1 r41 r'.. aili 10"Kinder-Morgan . - • Root Limits pipeline - / (canopy of tree) / Section B Scale: 1 f4'=1'-0"