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01-02-1996 Item 8.1 95-030 DUBLIN RANCH PHASE 1
• CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: January 2, 1996 TO: Planning Commission FROM: Planning Staff yt- ,,p PREPARED BY: Carol R. Cirelli, Senior Planne ~~ SUBJECT: PA 95-030 Dublin Ranch Phase I PD Rezone GENERAL INFORMATION: PROJECT: The applicant is requesting a Planned Development (PD) District Rezone approval for an approximate 210 acre site. The project involves rezoning the site to: PD Single Family Residential 1109.8 acres; 570 dwelling unitsl; PD Medium Density Residential (35.7 acres; 277 dwelling units) for a total 847 dwelling units and 57.5 acres PD Open Space. This rezone request also includes a 5 acre • neighborhood park and a 2 acre private recreational facility. APPLICANT: Ted C. Fairfield Consulting Civil Engineer P.O. Box 1148 5510 Sunol Boulevard Pleasanton, CA 94566 PROPERTY OWNER: Jennifer Lin C/O Ted C. Fairfield Consulting Civil Engineer P.O. Box 1148 5510 Sunol Boulevard Pleasanton, CA 94566 LOCATION: East of Tassajara Road and approximately 4,000 feet north of the Interstate 580 Freeway within the Eastern Dublin Specific Plan project area. ASSESSOR PARCEL NO.(SI: 946-680-3; 94-680-4; 946-1040-1-2; 946-1040-2; 946-1040-3-2; 996-3046-2-6; 99B-3046-2-9 -------------- ----------------------------------------------------------------------------- ---------------------------------- Item No. Copies To: Applicant Property Owner PA File • General File Senior Planner FACE ~ OF~~~ GENERAL PLAN • DESIGNATION: Single Family; Medium Density; Open Space EASTERN DUBLIN SPECIFIC PLAN DESIGNATION: Single Family; Medium Density; Open Space EXISTING ZONING AND LAND USE: PD Single Family; PD Medium Density; PD Open Space/ Cattle Grazing and Agriculture SURROUNDING LAND USE AND ZONING: North: Cattle Grazing; Agriculture/PD Community Park; Agricultural District; South: Cattle Grazing; Agriculture/ PD Medium Density Residential; PD Single Family Residential; PD Open Space East: Cattle Grazing; Agriculture/PD Open Space West: Equestrian Facility/PD Medium Density ZONING HISTORY: October 10, 1994: Dublin City Council approved the Eastern Dublin Planned Development District Overlay Zone IPrezonel fora 1,538 acre site IPA 94-0301. November 14, 1994: Alameda County LAFCo approved the Eastern Dublin Reorganization • request for PA 94-030. January 12, 1995: Alameda County LAFCo unanimously disapproved the request to reconsider the Eastern Dublin Reorganization approval. January 23, 1995: Dublin City Council approved Eastern Dublin Annexation/Detachment No. 10 IPA 94-030). October 1, 1995: Eastern Dublin Reorganization (Annexation/Detachment No. 10) became effective fora 1,538 acre site IPA 94-030). APPLICABLE REGULATIONS: Section 8-31 .0 Planned Development District of the Dublin Zoning Ordinance applies to this project. BACKGROUND: In October of 1994, the City Council approved a Planned Development (PD) District Overlay Zone (Prezone) for a portion of the Eastern Dublin Specific Plan area (11,538 acresl. This action was consistent with Action Program 4C of the Eastern Dublin Specific Plan which requires the eastern planning area to be placed into a PD District Overlay Zone. In January of 1995, the City Council approved the annexation of the prezoned 11,538 acre site. This annexation became effective on October 1, 1995. • z A a° ~.LL F: ~Gc .__._ CL- ~ • ANALYSIS• Dublin Ranch, comprising all the Jennifer Lin Family property holdings, is located within the Eastern Dublin Specific Plan project area and encompasses a total of 1,227 acres. A portion of Dublin Ranch (1,037 acres) has been annexed to the City. This Planned Development (PD) District Rezone request covers the first phase of the Dublin Ranch development and is located within the 1,037 acre annexed area (see Attachment 11. Future actions required for the project include a Development Agreement, Tentative Map and Site Development Review. The proposed Dublin Ranch Phase I project consists of rezoning an approximate 210 acre site to PD Single Family (Low Density) Residential (109.8 acres; 570 dwelling units); PD Medium Density Residential (35.7 acres; 277 dwelling units);and PD Open Space (57.5 acresl, for a maximum total of 847 dwelling units. The request also includes a 5 acre neighborhood park and a 2 acre private recreational facility. The densities for the Single Family and Medium Density residential are 5.2 and 7.8 dwelling units per acre, respectively. Part of this rezone request also includes conceptual architectural and landscape/open space design guidelines. Consistency with the PD Prezone Overlay District and the Eastern Dublin Specific Plan This rezone request is consistent with the purpose, intent and general provisions of • the approved PD Prezone for Eastern Dublin. The Dublin Zoning Ordinance requires that no development, other than that allowed by the Interim Agricultural Designation, shall occur for any property within the prezoned project area until the City adopts a Land Use and Development Plan for the development. The applicant's request includes a Land Use and Development Plan. The Dublin Ranch Phase I Land Use and Development Plan is consistent with the policies, standards, guidelines and implementation measures of the Eastern Dublin Specific Plan. The project is located within the Foothill Residential subarea and the project is consistent with land use concepts and development programs for this subarea. Consistent with the Foothill Residential land use concepts, the proposed Dublin Ranch housing is predominantly lower density, single family units. A small portion of Dublin Ranch Phase I (35.7 acres) is in the medium density range. All of the lower density residential uses occur on the generally steeper hillsides, while keeping major ridgelands and higher elevation areas as open space. The project also includes the preservation and enhancement of two intermittent creek corridors with natural vegetation, which serves as a connecting open space corridor (from the hillside open space) extending into the development areas. This concept promotes the integration of development with the natural setting and preserves a sense of natural open space within a developed area. Although the project presents three very minor adjustments to the adopted Eastern Dublin Land Use Map and Specific Plan, overall the Land Use and Development Plan is consistent with the Specific Plan policies, programs and design guidelines. First, three roadways, Fallon Road, Gleason Road and the Transit Spine, would be realigned slightly for consistency with the Specific Plan's grading and viewshed policies. The Specific Plan already allows for the possible realignment of certain roadways. Section 4.2, page 23 of • the Specific Plan states that "...the location of road alignments and land use boundaries in Figure 4.1 [the Eastern Dublin Land Use Map) are approximate." 3 P~,~_' 3 0 ..~~~.. Second, the required neighborhood park would be relocated approximately 1,300 • feet to the southeast so that it is more centrally located within the area designated for single family development. The Specific Plan requires that park development be consistent with the standards and phasing recommended in the City's Parks and Recreation Master Plan. Sections 4.2 and 4.8.4 of the Specific Plan and Policy 1 .9 of the Master Plan appear to contemplate that the exact location of neighborhood parks will not be known until such plans are prepared. The proposed park relocation actually promotes the Specific Plan and Master Plan policies that encourage the central location of parks among the homes they will serve; and the siting and design of neighborhood parks that provides a neighborhood identity and social focus. Third, a stream corridor will be re-created and relocated to an easterly channel. This is also a positive adjustment in that the relocated stream corridor will be an additional 450 feet longer than the current stream corridor shown on the Specific Plan's Land Use Map. Any stream relocation or modification requires the U.S. Army Corps of Engineers approval. The proposed stream corridor changes still meets the intent of the Specific Plan and, therefore, can be found to be consistent with the Specific Plan. District Planned Develooment Plan As the Specific Plan requires, the Dublin Ranch Phase I Land Use and Development Plan application also includes a District Planned Development Plan (DPDP) (see Exhibit A). All of the Specific Plan's DPDP requirements are met through the applicant's Land Use and Development Plan. The DPDP goes one step further in graphically portraying the project's relationship with adjacent, and other "subarea" land uses. Community Theme • Dublin Ranch Phase I will have an "upscale rural" community theme that reinforces the rural character of the project area's landscape and topography, and Dublin's historical rural and agricultural ambiance. This community theme will be carried throughout the Dublin Ranch development through a mix of architectural styles. Items such as rail fencing, stone pilasters and tree groves based upon local farming and ranching foundations will reinforce this imagery. Residential Develooment/Design Guidelines The Dublin Ranch Phase I rezone is consistent with the location and housing diversity goals of the Eastern Dublin Specific Plan. The proposed medium density development will be located on flatter lands, and the lower density development on slightly steeper sloping areas. Secondly, a range of housing types will be offered. Single family, detached units will be the predominate housing type developed in the single family and medium density residential areas. Attached units will be permitted in the medium density residential areas as an option. Nine distinct neighborhoods are proposed -six are designated as single family residential and three as medium density residential (see Exhibit A, Phase I -Site Plan). The densities for both residential land use categories are consistent with the Specific Plan. The Single Family density (5.2 du/ac) falls within the upper Single Family (Low Density) density range 10 - 6 du/acl and the Medium Density 17.8 du/acl falls within the mid-point density range 16 - 14 du/acl• In order to achieve appropriate and efficient residential development intensity, residential development with densities at no lower than • the mid-point of the density range should be encouraged. The Dublin Ranch project adequately achieves this goal. 4 . 4 ~- • The project provides a range of housing types for those who are unable to afford a large home on a large lot. The proposed residential setbacks for both Single Family and Medium Density residential areas vary from the advisory guidelines of the Specific Plan's Community Design chapter. They are, nonetheless, acceptable. Current planning practice for both neo-traditional and conventional communities is moving away from the 20 foot front/rear yard requirements that were typically required in the past. Basically, certain consumer needs have changed. Driveways can be shorter because contemporary vehicles are shorter. The project proposes reduced front yards (rather than the conventional 20 foot setback) due to the historic under-utilization of this space. Benefits of reduced front yards are as follows: 1) improve streetscape scene with undulating the front of houses several feet; 2j reduce negative visual impact of garages; and 3) allow space for front porch (with reduced front yardl, making the front yard more useable and attractive. The attached resolution, Exhibit A, requires the following: 1 j modification to the number of dwelling units may occur, but the total number of units shall not exceed 847; 2 only detached units shall be allowed in the Single Family District; 31 site design of the individual neighborhood may vary, however, the concept of curvilinear streets and cul-de- sacs cannot be altered; 41 the Design Guidelines provide eight distinct architectural styles and elevations that may be utilized in an individual neighborhood -additional styles can be permitted through Site Development Review if it is determined that they would not change the overall character of the plan. This PD District Rezone presents conceptual site, landscape and architectural plans. Final architectural and landscape design and site planning will occur at the time of Site Development Review. No formal amendment of this PD Rezone will be required as long as • the Site Development Review materials are in substantial conformance with this Dublin Ranch PD Rezone. The attached resolution provides for different levels of approval for minor or major modifications to the PD Rezone. Also, these changes would only be applicable to the District (Single Family; Medium) where modifications are proposed, not the entire Dublin Ranch PD District Rezone. Community Homeowners' Association The applicant proposes to establish one or more community homeowners associations for Dublin Ranch Phase I and record a Declaration of Covenants, Conditions and Restrictions (CC&Rs). The lands designated as open space (except the intermittent stream corridor open spacel; the private pathway, community and neighborhood entries, including landscaping, monumentation, water features, lighting, signage, walls and fences; landscaping and street trees along the collector streets; parkway sections of Tassajara Road and Fallon Road immediately adjacent to the Phase I project area; and private community recreation facilities will be owned and maintained by an overall community homeowners association to which all residents of the Phase I development will belong. The benefits of requiring a single homeowners association to be responsible for all of the private improvements will emphasize and promote a sense of community identity and continuity of appearance. Keeping the proposed fragmented, hillside open space under private ownership and maintenance is consistent with the Specific Plan Policy 6-8. This policy states that pockets of open space within development areas that are unsuitable for development le.g. steep slopes) should remain in private ownership, with management and maintenance • responsibilities resting with the individual landowners or homeowners association. c •~ __ ~ ii'' _L~I. 5 As proposed, the neighborhood park and intermittent stream/open space corridors • would be constructed by the developer in conjunction with other amenities, and proposed to be transferred to the City of Dublin upon completion. Attachment 2 outlines the facilities and areas that would be privately and publicly owned and maintained. The resolution includes a condition requiring the applicant to offer to the City the dedication of the intermittent stream/open space and trail corridors as part of any Tentative Map approval for the project. At that time, the City will need to decide whether it wants to own and maintain the intermittent stream/open space and trail corridors as public facilities. Even if the City accepts the dedication of these areas and improvements, no credit for these areas and improvements will be given towards parkland dedication requirements in compliance with the City's Parks and Recreation Master Plan. Action Program 6G of the Specific Plan requires the dedication of land and improvements along both sides of stream corridors. Action Program 21 of the Master Plan requires the acquisition of open space trail corridors in Eastern Dublin per the Livermore Area Recreation and Park District adopted trail plan. Eastern Dublin's intermittent stream and open space corridors will function as linear pedestrian circulation routes linking neighborhoods, parks, surrounding open space areas and the Specific Plan's regional trail system. One or more separate homeowners associations will also be formed for the medium density residential neighborhoods. These associations will own and maintain private improvements such as streets, security gates, and recreational amenities common to that particular residential area, which are not for the use of the entire Dublin Ranch Phase I community. The attached resolution (Exhibit BI includes a condition specifying that CC&Rs shall • be subject to the review and approval of the Planning Director and City Attorney prior to recordation of a Final Subdivision Map. Traffic Circulation Access to the project will be through two community entries from Tassajara Road and these entries will form one collector street that loops through the project site. Ultimately, Tassajara Road is designated as a six lane divided arterial in the Eastern Dublin Specific Plan. An additional collector street will intersect this loop and provide an easterly link through the site. A portion of a collector street running in a north/south orientation will also be constructed to provide a direct link to the future easterly extension of Gleason Road. The applicant does not intend to construct Fallon Road with this project since only a small portion of it would be required. The future construction of Fallon Road will occur with future Dublin Ranch development phases. The single family residential streets will be public streets based on a slightly modified version of the City's design standards le.g. increased landscaped parkways along streets, etc.). These modified design standards are acceptable to the Public Works Department. The public streets do meet the City's minimum roadway standards and they are consistent with the Specific Plan. In addition, bike lanes and paths are proposed along portions of the residential collector streets, connecting Tassajara Road and Fallon Road. C~ s • Traffic Studv TJKM completed a traffic study dated December 1995, which analyzes Dublin Ranch's Phase I potential traffic impacts on the adjacent street system. The study includes a level of service analysis for roadway segments and intersections, and signal warrant analyses for unsignalized intersections and the project entries. With the results of the analyses, the study specifies certain types of transportation improvements that should be undertaken through construction and payment of traffic impact fees. As a condition of project approval, the applicant will need to mitigate all traffic impacts identified in the study. The draft resolution contains all Public Works conditions related to traffic, site plan and design guideline items. The applicant will also be required to pay Eastern Dublin Traffic Impact Fees that will cover partial roadway improvements and major intersection signalization throughout the Eastern Dublin Specific Plan project area; the developers' fair share of traffic improvements within remaining Dublin areas; and regional transportation improvements, including freeway improvements. The Public Works Department will provide more detailed project comments and conditions of approval at the Tentative Map stage. Parks and O) eLOace As stated previously, the applicant will provide a neighborhood park and will be • constructing the park in compliance with the City's Parks and Recreation Master Plan. Upon completion of the park, the applicant will dedicate the park to the City and it will be owned and maintained as a public park facility. The applicant is also proposing acommunity-oriented recreational facility that would provide additional recreational opportunities that would not be provided within the neighborhood park, i.e. community pool and children's wading pool. A community homeowners association would own and maintain this facility. Additional private recreation facilities will be required for the medium density neighborhood. However, the specific design of these amenities will be at the discretion of the individual builder/developer. Consistent with the Specific Plan, the project provides for the establishment and protection of undeveloped, interconnected open space lands, for preserving portions of ridgeland features, plant and animal habitat and natural hillsides. The project is conditioned to comply with the City's slope maintenance, surface drainage, wildfire maintenance and emergency access requirements for this open space area. The Specific Plan requires the enhancement and revegetation of certain intermittent stream corridors for wildlife habitat opportunities. Multi-purpose trails (trails designed for shared use of pedestrians and bicyclists), will occur along the edge of the project's natural open space areas and along one side of the intermittent stream corridors. Some of these multi-purpose trails will also serve as maintenance roads, fire breaks and/or emergency vehicle access roads. The applicant's provision of the 5 acre neighborhood park partially meets the City's park standard requirements. The project, as currently proposed, is conditioned to provide a • park dedication requirement of 12 acres of active parkland, or park dedication in-lieu fees, or a combination of both dedication and fees. Although the applicant is proposing private recreational facilities, staff recommends that these facilities not be credited towards ~ ~-~,~ I r~~i~7:. ......__ ~,,. meeting park dedication requirements, consistent with the City's Parks and Recreation • Master Plan goals for providing increased public access to recreational facilities. Utility Services Dublin San Ramon Services District iDBRSD) will provide water, sewer and recycled water services to the project area. Anew water main service line will be extended along Tassajara Road to the project site. The main extension will be tied into the existing water mains along Dublin Boulevard and Gleason Road creating a loop system. In addition, a new reservoir and pump station will need to be constructed to serve the Dublin Phase I area. The precise location of this reservoir has yet to be determined. Sewer services to the Phase I project area will require connection to DSRSD's existing main in Dublin Boulevard within the County's Santa Rita property. A gravity sewer main will likely be extended easterly along Dublin Boulevard and then up Tassajara Road to the project site. There are limitations on DSRSD's sewage export capacity. DSRSD is currently studying effective ways for 1 j treating and disposing of sewage waste that will be generated by planned and approved development within their service area, and 21 phasing sewage facility construction. DSRSD expects to provide sewer services to this area in 1998. Portions of Dublin Ranch Phase I could ultimately be served with recycled water facilities. Recycled water could be anon-potable water supply in addition to other water provided by DSRSD. However, the integration of a recycled water system with Phase I development is not yet known at this time. DSRSD is in the process of completing ongoing water, sewer and recycled water • studies. These studies will determine the types of facilities that need to be constructed, the timing of these facilities, and the Eastern Dublin areas that will be served. The precise sequencing of on and off-site infrastructure improvements cannot be determined at this time. However, Attachment 3 depicts the preliminary types of sewer, storm drain, water and recycled water infrastructure systems that may be required for the project. The affected utility agencies will need to determine whether these preliminary infrastructure systems are acceptable, and develop implementation schedules. Because infrastructure sequencing is a requirement of the District Planned Development Plan (DPDP), the applicant has submitted a Development Boundary and Phasing Plan (Exhibit A) that indicates the anticipated phasing of on-site infrastructure improvements. Additionally, the draft resolution includes a condition requiring that the development agreement for Dublin Ranch Phase I specify provisions for the timing of on and off-site infrastructure improvements. Conditions have been incorporated into the draft resolution that require the applicant prior to building permit issuance, to provide written documentation that adequate electric, gas, telephone and postal services, and solid waste/landfill capacity are available. Development Agreement As the Eastern Dublin Specific Plan specifies, landowners/developers who wish to develop property within the Specific Plan area are required to enter into a development agreement with the City. This agreement could set forth a specific time schedule for • obtaining required approvals and commencing construction and the precise financial responsibilities of the developer. The agreement should identify the necessary capital B F,°;_. _~ _ 0-.1.1!.. • improvements, i.e., off-site infrastructure, public facilities, streets and utilities, the method of financing these improvements, and provisions for assuring their timely financing and construction. It should also provide the terms for reimbursement when a developer advances funding for specific facilities which have community-wide or area benefits. In return, the developer benefits by the City agreeing to process further development applications in accordance with its plans and laws in existence at the time of the agreement. The attached resolution includes a condition that the applicant enter into a development agreement prior to tentative map approval and that the agreement shall contain, but not be limited to, provisions for the financing and timing of infrastructure, payment of traffic, noise and public facilities impact fees, in-lieu affordable housing fees, and other provisions deemed appropriate by the parties. The previous PD District Overlay Zone (PD Prezonel included a school facilities impact condition that required the developer to enter into a written mitigation agreement with the affected school district and the City prior to PD District Rezone (Land Use and Development Plan) approval. The agreement would establish the method and manner of financing and/or constructing school facilities necessary to serve the student population generated by the development. The applicant has proposed a new mitigation condition that only changes the timing of entering into this written agreement to a later date, or prior to Tentative Map approval for the project. Staff believes this new condition is consistent with the existing Prezone • condition and implements the existing condition. The City Attorney is sending a letter to both the Dublin and Livermore school districts asking for confirmation that they agree with this condition of approval. Environmental Analysis An Initial Study was prepared for the project dated November 17, 1995 and it found that the project is exempt according to Section 15182 of the State CEQA Guidelines. The project is a residential project undertaken pursuant to and in conformance with the Eastern Dublin Specific Plan. No new effects could occur and no new mitigation measures would be required for the Dublin Ranch project that were not addressed in the Final Environmental Impact Report (FEIR] for the Eastern Dublin project, and the PD Rezone is within the scope of the Final Environmental Impact Report. The draft resolution contains many of the FEIR mitigation measures as conditions of approval and a general condition requiring the applicant to comply with all applicable mitigation measures and action programs of the Specific Plan and FEIR. Staff Recommendations Staff found the project to be consistent with the City's General Plan, the adopted Eastern Dublin Specific Plan land use designations, policies and action programs, and the PD District Overlay Zone (PD Prezonel• Staff recommends that the Planning Commission find the rezoning (Land Use and Development Plan) to be consistent with the City's General Plan, Eastern Dublin Specific Plan and PD District Overlay Zone (PD Prezonel and • recommend City Council approval of the Rezone request. ;:;- 9 ~-~.1..~. RECOMMENDATIONS: • FORMAT: 1) Open public hearing and hear staff presentation. 2) Take testimony from the applicant and the public. 3) Question staff, the applicant and the public. 4) Close public hearing and deliberate 5) Adopt Resolution Exhibit B relating to PA 95-030 Dublin Ranch Phase I PD Rezone, or give staff direction and continue the matter. ACTION: Staft recommends that the Planning Commission adopt the resolution recommending City Council approval of the Planned Development District Rezone, Exhibit B. To approve the project as presented, a Planning Commissioner may make a motion such as: l move to adopt the Resolution approving the Planned Development District Rezone, Exhibit 8, for PA 95-030 Dublin Ranch Phase 1. H Exhibit A: District Planned Development Plan, Phase I Site Plan, 20-Scale Plotting Maps, Boundary and Phasing Plan, Architecture, Landscape and Open Space Design Guidelines Exhibit B: Planned Development District Rezone Resolution Background Attachments: • Attachment 1: Vicinity Map Attachment 2: Open Space Maintenance Responsibility Attachment 3: Infrastructure Phasing 19:\95-030\pcsr) • 10 cr- I D nr ~ .4e,1 ® ® M+,HSLVEWA TF4AT I REDGWCK^ONSTRUCTgN CO. ~ ODOLAN WEST TES I ~ '- ' ~_ _._ ... • ~~ RRA - >` > ~:..T RRA NELSd+ ,ee pc ~~ k 3 ~,.,_ ta~AO. j ~s~.. UTT B~ S - -z ~_. -~ L..~ x ~ r"' zs.t ~ /'~ SPERFSLAGE ~ ~" '~~ _ \ ~ ~ ' '- ' ~~ ~ ` ~~ I~1A ' A~" _ ~.~ w4~~ 28.3 AC. I ~ ~ / ~NPi ~ nt ~ ~v~t~'-T'iCt ~w +trs] I 1 ,t3 DU i ~LJ /' .) J 1 YGI ~ ~6 r~ ERAY RE 4 .E '~f \ ~ ~ FALION ENTEiYi6E6.eK:. / YP~~ ~ ~ ~ ~ ~iy. ~~,1 ~~ 4 h a ,: tL \ ~'sr ~ • 'f `NJ ;~- 0 C. 9 ~ - ~~~, ~ is Y ... 25.0 AC.\\ r 4~ ~~,~ ~_~ 11 // 2e9 AC. 7 osll •L~ ;-,~y )~•~], ?'~ , ,ooD \ i ,Gr~ ~ (((~~~1 1 11` ~ ~M> r ,~` ~~) .,;~~ iz~,,g,{~,~y~~n ,~, _ . "~ 2oe AC. ~ 2oe AC. /I 1 1 /Q .. , plr;~.. ~ ~,,~ .it; r"•' . t,,,{Y..,°,,~''s'--~'1flTttf t ezDU \\\ Bzou ~ {','/ \ A~AMS. II ~ ~ ~ C,~R - /{ ~I~( -(] ni'`~,J I , ~ '~. •~ • ~ S J /: WALKE 81(gILER~ 4 L2~R. Y \ pp ' ~~~r J~~( '~~ ` ~~ I ~./ ,/ ~o~Il a ' '~~ v.lr r Itll'~ 'F~1L'rl a 'F`kFLWe•OS. h~ L 4:C ' ,~f r'4 82 DU 7 ~, ,1 / _ >~' ~t- r,... I6? nC. \ ~~~'ti,' 1`20.6 AG l~~~ 1 1 1 ~~ 2] s AC - sa Ac ' ~ I ~A ~ ~ _ ~ PAW EH LN ~ IOII'' ~ ~K CASiER50N 1 '~ MOVENCH ~~ ~--~ ]4 AC ETM,~Y N~ q2 [IU~ ~ ~_ ' ~ . / lHS ' - I I I ) ]4 tS S . t' LOWELL p.JOFQw, iRJST \ 2J6 Ac ~ 9a DU~ /-" ~ t 6 1 r A ~ p~ fa .~ yx ~' \ / GLEASON RD~ ~. ,` 3Jp ~/ ,LOVx // '~ {~`~~'~"~ ~,a'~:1 ' a \~MH -- I - e ~ fl0 DU Ci ~~ 8 ~ `~ j \ rt . a.J AC I I ~ C ~ 1 Z \OLBLW LAND CO. -Y i <M1 ` ?~wi'4• M: r.:. ~ '~-~-~ ~ ~ , 39.2 AG J92 DU. 1 I T lL 108 AC. ~, ^- ~~ ='' I ~ ,Oe DU ~ L OB D ~ .• ~ ; ,~ i ~HJ 3.5 ac . ' r'I '~~rV;•'e Hr4:, ,TRANSIT SPINE 1 ~' I~~DU: z°30 r , ~ ~:'~ ~~-'aV'~s"~'rre"t,~'~ MJ ~ ~\/~ ,~ ~~'nnnyyycycycy~~~ (_. ~;/~j5+~~',~ ra ~ -` ~_~ z4z Du ` . ~ , ~,r y ( I ES :~6AC. ..,~ r 10 5 K. ~~~6°y-~ - ~I ;.I GC I UGC, ~ ~ , l-. J ua Ac 1 DUBLIN RD. ~-, ~•~1p'0~'~` L `J ~~''yy ;GC' a.a~'C'~'n~~~ - GC ~ ~h ~4,'98t9 ~~'f 34 8 AC. c a~ ~ I-580 O ~~~rr~~~~/ 1~ ~~~~~~If~C1C1fQC1Ci [~j~C DISTRICT PLAI~~NED DEVELOPMENT PLAN TABULATION PHASE FUTI'li l> MASTI:Ii LAND ONE PHASES PLAN USE AREA DU ~ AREA ~ DU ~ AREA I CtU H 7.0 245 7.0 245 MH 8.9 178 8.9 178 M 35.7 277 99.1 1071 134.8 1348 L 109.8 570 170.6 522 280.4 1122 RAA 170.5 I 17n.6 I GC 49.1 49.1 CO 39.4 39.4 CP 101.5 101.5 NP 5.0 2.G 7.6 OS 59.5 131 190.5 ES 2G.9 26.9 HS 20.6 20.6 TOTAL 210.0 847 827.2 ~ 2047 ~ 1037.2 2894 V JlJ 1l.J~1 \ ~(r1 \ V YY PI-LASE I I'LANNCp DEV~LUI'M[Nl-DISTRICT/ LAND US1= AND UfVL-LUI'>113N"f PLAN Dublin, Cnlifornin August 4, 199 W/' I I Kurth 0 400 800 1'l0U I~lachay R Sumps F.ngincering ~C Planning 11'illiam Hezmalhalch Architects, Inc. Architecture and Planning NUVIS Landscape ArL'hitecture ea tl~~ ~ --"-iL-L 1r.1vr~ I? rr~_~~ . 1 'I I • • _ - ~ r 'L ~... /j/' ~:6erS :. - - "~ `~/~ r~111 r I+O'fIiNTIA1. ZONE'2 ` i, ~ I l \ ,~1 f ~, WA'I'L'R RISI:RVOIR LOCATION i ~ ., .~;~.:k ,~ r :. l 'LV.V.I l ~ IS. c ¢O : pry - _ ~\ ~, , I ' l a I -11 ~ .~i',, \k - ~ 1 CITY OF rLIiASAN'fON i ~ ~ , ~ I •~„ ' ~ A WATf:R RFSf:RVO1R ` I 1-• ~ ". I_ I 1 \, '.' * ,I; r.: ' INI'f.RMITTFNT 1~ ~ T'~N ~. ~ /1. ~S-IPIiAM fOPPIIxIP lyl ~ •' A O~ •~ F '~ ''~ , ~-IiMIiRGPNCV AC>CftiS g$~ L y ' l ,, ,. ... `~ 1 V• ~// ~ 1~'~ O ~\ 1~0 _ 4 E ENTA ' 'Ifll~ ~~ HOOL ~\a7\ ~~~~ F 1 1II r .. _ II i I . ' \ ArMUrnc nrl.os -- ':, t, ~ \ // ~~ I ~PUTURE~~ •JHIGH SCHOOL SITE ~'`,` ' .~ ~~ ~I ~-- I'PIVAfIi fOMMUNI I'\' I RI:IRI:AIIONAI. I'AL ILIIY i ~, I .I, CLASS POOM ~,\~I, I / 1 I'~- I'ACILOIPG ~I: / / I ~/~ ' ~ ' 1 ^ • - - t t ~ f.AM C(NIRIDOR ~ / ~ . 1 I ~ • srP / /PD/ :I ~ 1 -~ I'1 ' :. .I MITt1:NT// Q/ - - I Y J /. .. III .. ~/ / .. ,I ~' I~ ~ ..'AaRPING... ~~~~ J ~ ~~ I _- =" = = _ _FUTURE _ _~~ I • PHASE ONE -SITE PLAN TABULATION QUA \11 N.1OT A('RF RI.L DENCITY $I j,E LI SSx 1110 18.7 97 5.2 L2 SOx80 12.7 7G G.0 L3 SSx 100 IB.S 85 4.6 L4 Sux80 I8.5 III 6.0 LS SSz100 18.4 93 S.I L6 60x 100 23.0 108 4.7 sub-local 109.8 S70 S.2 MI 4$x70 14.2 101 7.1 M2 4$x70 7.7 48 6.2 M3 3$x70 13.8 128 9.3 sub-total 35.7 277 7.8 O.S.lor~nsrP«I S9.S - - N.P (Neighborhood Porkl S.0 - - TOTAL 210.11 847 4.0 DUBLIN RANCH PHASE I PLi\NNI:D DI:VLLOPMI::N"f DISTRII'l'/ LAND USI: AND DI?VI{L<)PML-:Nl" PLAN Dublin, Californi~r I 1Nol'l ll II 21111 41111 Ii IIII placKap R Sumps • Engineering fi Planning 1Villiam Hczmalhalch Arehilects, Inc Architecture and Planning NUVIS Landscape Architecture e • ,,-. ,. I • ~ ' ~ {~ POTENTIAL ZONE 2 ~: -~ \ \', WATER RESERVOIR LOCATION ', ~•.; . ~,,• . ,I ~'•\ \`~~- PHASE LINE .-..;.- J. ~. f~ ~ ,~ , ~s~ ~ DUOLIN RANCFI PFIASE f '~ s F• i "-¢^'~'' PLANNED DEVELOPMENT DIS'1'RICI' ~a :~.~ ~ ~ ~ •. RLAND USG AND DGVGLOPMGYI'PLAN ROUNDARY c ~., g..a:.~ ~ , z i ! ~ ~ ~ ='~ PARCEL BOUNDARY ~~~,~ ~s3 ~A ~ ~ I ;3 b a v°,~c'~ i ~' `Y •• a ~? ? INTERMITTENT c'~~jf//„ws~A ,~ ~ - ` / STREAM CORRIDOR x~~j>~+~f ~~5~~ I. r3i~`'b' r n~`rz~r ,mss ~'>r - g ~ ~. ~ v'O ~~~'/'- ~ ~ ~ ~ tea- '~d _:., a• 1 A BO NDARY AND PHASING PLAN TABULATION ~A ~I'~©~I P~ASE.2 PI~E.3. LI 97 - - ?Q~I. L2 76 - - L3 85 - - L4 - III - LS - 93 - L6 - 108 - MI - lol - M2 48 - - M3 - - 128 SUG-TOTAL 306 4I3 128 847 fx • PI-iASE 1 ,. ~ Pl-IASE 2 a:, 4 ``'"r" '. PHASE 3 ~lJ 1L~~1L1~J ~~l~l ~~ PHASE I PLANNED DEVELOPMENT DISTRICT/ LAND USE AND DEVELOPMENT PLAN Dublin, California August 4, 1995 \ I / V/ ®C NorUI 0 200 400 600 MacKay R Snmps Engineering R Planning 61'illiam Hezmalhalch Architects, Inc. Architecture and Planning NUVIS Landscape Architecture MAINTENANCE/FIItE ACCESS ROAD \, ~~ f~PLANNED DEVELOPMENT' DISTRICT/ ••• LAND USE AND DEVELOPMENT' PLAN BOUNDARY 20 SCALE PLOTTING Area L155x100 Lots Area L6 60x100 Lots ~.OCATION MAP DUBLIN RANCH PHASE I PLANNED DEVELOPMENT DISTRICT/ LAND USE AND DEVELOPMENT PLAN Dublin, California August 4, 1995 Rev. November 1995 North 0 200 400 600 • MacKay & Somps • Engineering & Planning William Ilezmalhalch Architects, Inc. Architecture and Planning ~ E ~ V E v NUVIS Landscape Archile~wt ~5 'O ~~ 20 SCALE PLOTTING AREA L2 50x80 LOTS ~ ~r . Area L2 50x80 Lots Area L3 55x100 Lots LOCATION MAP DUBLIN RANCH PHASE I PLANNED DEVELOPMENT DISTRICT/ LAND USE AND DEVELOPMENT PLAN Dublin, California August 4, 1995 ® Rev. Nove North 0 200 400 600 • .~ MacKay & Somps • Engineering & Planning William Flezmalhalch Architects, Inc. Architecture and Plannin NUVIS Landscape Archilecgtur ~ ~ C ~ ~ (~( J 154. DUbLI~ pt,n;~•,,r U ~J ~, ,_ -- -~ ,, __ ,-~, .- .-' .- .. NATSIRAL SLOPE .. ~' i ~~ _ ~ 1~ATURALSCOPE ~ ~~ 20 SCALE PLOTTING Area M-2 45x70 Lots Area M-3 35x70 Lots LOCATION MAP DUBLIN RANCH PHASE I PLANNED DEVELOPMENT DISTRICT/ LAND USE AND DEVELOPMENT PLAN Dublin, California • PROPERTY August 4, 1995 Rev. November 1995 ® I I t~ / / p7j 0 200 400 600 MacKay & Somps • Engineering & Planning William fiezmalhalch Architects, Inc. Archileclure and Planning ti~ ~' ~ E NUVIS • Landscape Architectu~g ~ .: :: ~. GENERAL DEVELOPMENT AND LAND USE PROVISIONS Residential development standards, azchitectural design and landscape and open space elements have been defined and discussed to ensure the desired chazacter and quality of Dublin Ranch. These guidelines will encourage and influence development to meet overall community goals and the community theme. Guidelines presented here are directed towards Specific Plan designated land uses occurring within the limits of the initial development phase. It is anticipated that as additional development phases and land uses occur, specific provisions applicable to them will be incorporated into future amendments of the design guideline document. These recommendations establish the minimum requirements necessary for the design and planning of Dublin Ranch. In the development standards, only exceptions to the Dublin City zoning ordinance are delineated. Permitted land uses follow the Specific Plan designations, which are single family residential, medium density residential and open space. Conditional uses will rely upon the provisions of the City's zoning ordinance. Guidelines will be imposed and enforced within agreements between the developer and individual builders. No homeowner's association will be responsible for guideline enforcement. Additionally, a Declaration of Covenants, Conditions and Restrictions ("Declaration") may impose standazds for maintenance of residences and/or appropriate use restricrions. Design review control will be exercised by the developer over the initial construction of improvements and residences. After the initial construction is complete, design review control will be exercised by the City. ~ ~ ~~~ z r~' DECEIVED ~;''~~~ UG 1 0 199 -17 ` ru ~,.ch, ,_,,, ''9LIN PLANNI~!' ~'. DUBLIN RANCH Phase I DESIGN GUIDELINES Prepared by: • MacKay & Somps William Helzmalhalch At~hitects, Inc. - NUVIS :~ .., ,~ ; . ;.. ., ~•~.~~~. ~~ i. ,.r ;, i ..., .. ~. ~ ~~~Z Dubfin Ranch h.wse / Design Guidelines • Auprur 4 1995 •. TABLE OF CONTENTS ARCHITECTURE Purpose III-I Architectural Styles III-2 California Craftsman/Bungalow III-4 California Tndidonal III-6 European Eclectic III-7 Spanish Colonial Revival III-8 Monterey III-10 Ranch Style III-12 American Farmhouse III-14 Renaissance Revival III-16 Architectural Treatment III-18 Elevation Treatment III-18 Roof Considerations III-20 Materials and Colors III-22 I LANDSCAPE AND OPEN SPACE Entries IV-1 Community Entries IV-1 Single Family Neighborhood Entries IV-6 Medium Density Neighborhood Entries N-7 i Vehicular Circulation IV-9 Arterial Streets N-9 i Residential Collectors IV-12 Residential Streeu IV-14 ~ ~ 9 ~ ~ Private Residentia]Streets IV-15 ~ ~/ P O Street Furniture IV-17 ECEIVED ~ '-~ a5- 030 Page i r F,•ah , ~+ 5 ~~~ ''~ ~ N ~'1"r ,,I _, D G UBLIN PLANN ~. Dublin Rauch Pnuse 1 Design Guidelines • August 4, 1995 • Recreaton Facilities IV-19 Neighborhood Park IV-19 Private Community Recreation Facility IV-22 Medium Density Recreation Faciliries IV-22 Open Space IV-23 Open Space Corridors IV-23 Intermittent Stream Corridors IV-24 Pedestrian Pathways IV-25 Multi-Purpose Trails IV-26 Ownership and Maintenance IV-27 General Landscape IV-28 Recommended Plant Palette IV-28 Irrigation IV-34 Pilasters, Walls and Fences IV-35 Stone and Stucco Pilasters IV-35 Stone Pilasters IV-37 Community Wall IV-38 Stone Accent Wall ~ IV-39 Rail Fence IV-39 Sound Barrier IV-41 View Fences IV-42 Good Neighbor Fences IV-43 • Guardrail I V-44 aC ~pq /D ~ 82 RECEIVED i ::~ ~: .~ ~ ~ ,r_.,:..a:, t -i'~R 95'- 030 '._~~~_ `,• ILI_ DJBL~ N LANNI G Duhlin Ranch Derign Guidelines • Aujtusr J. l 995 • C HOUSE SITING CONSIDERATIONS Siting Criteria One important goal of these guidelines is to create a street scene possessing both functional and visual variety. Plotting and design criteria aze intended to provide this variety in appearance as well as a sense of individuality for each home. Projects where nearly identical buildings line streets without variation in placement and azchitectural form aze discouraged. This and the following section lists plotting and massing techniques which will aid in the creation of a successful street scene. While it is not necessary that every method be utilized, selective and appropriate use will greatly contribute to achievin the des' ed resulu. ,~ E ~ E 1 V E D ~~ •~~gz t~k qs-oad Page//-3 , -. , ~~1: t la's.,; .~:-. ;: Pau- ~~(:il l2,tli.f"}t) t ~_~~ ~ii~ a;~`18LINPLANNIN'~:, ,:.. Dublin Ranch Derign Guidelincr • AuFurr 1, 1995 1 A~~_ ~- ~~~~ ~~ Treatment of Corner Conditions The veatment of comer lots is key to initiating a successful site plan. Units occupying comer lots on public sweets should be selected and placed so that: • The driveway and garage is placed against the interior side ward. • A cleaz line of site across the corner is maximized. • The wall adjacent to the exterior side yard is as short as possible. • The exterior side and front yazd setbacks aze maximized. Plottiag on Cross Slope Conditions When plotting where the elevation difference between lots is greater than 3 feet, the units should be placed so that the driveway is on the high side of the lot. Plotting on Lots at the Bottom of a Slope When plotting and designing the home, maximize the reaz yard depth and consider stepping back the reaz elevations second story to avoid a "canyon-like" rear }yazd. Rear Elevations on Elevated Lots Rows of units seen from a distance on elevated lots are generally perceived by their convast against the background or sky-line. Here the dominate impact is the overall shape of the building and roof lines instead of the surface articulation or materials. Where possible, maximize the rear yazd setback from the top of slope. Design the rear elevation and roof plane to minimize visual impact. These buildings should appeaz as varied as practical with particulaz attention given to avoiding repetitious architectural elements such as fireplace placement and gable ends. G~' f ' ~6'N ~5 ~ n3rD Poe/!-4 1;~.• ,; t. :...: S ~ Fa. r~~ t: L'li'~l~ .~~ `.== .Za:._-,'#nl•IN PLANNIA'~ ~' Dubfin Ranch Design Guideliner • .4 uFusi J, 199_' • Varying Setbacks and Profiles • A varied building setback is necessary along the street frontaee. Strict compliance to the minimum gazage setback may contribute to a repetitious and monotonous appeazance along the street. Where gazages are adjacent to one another along interior lot lines, a 2' minimum difference in setbacks is desired. With exception of zero lot line products and lots along substantial street slopes, plans should be reversed and plotted so that garages and entries aze adjacent to each other. This creates an undulating sense of setback. Occasionally, this pattern should be broken so that it will not become overly repetitious nor reflected by the units directly across the street. ~, /~ pq 13 '~ ~L ,:~. .~ I,,nit CcE~LE1VED ._ : fi.. , ~J raa 9s- 030 Pagell-5 L 36.^-.F".d v~J~iyN p HUU,I U )yy~ ...._....~ .; I~~._s~"9LIN PLANNING. ~. Dublin Ranch Derign Guidelines • Augus+ J. (995 Impact of Garage on the Street Scene The home and the Yazd rather than the gazage should be the primary emphasis of the elevation as seen from the street. Design techniques to reduce the emphasis on the gazage should include: • Setting back the garage in relationship to the front of the house. • The gazage should be incorporated v~~ith the architecture of the house. The design treatment should strive to reduce the overall visual mass of the gazage. • Architectural forms should de-emphasize the garage by highlighting other parts of the house. • Possible options include tandem garages, detached gazages and gazages located at the reaz of the lot. The use of swing-in driveways and gazages on lots at least 55 feet in width will break the continuous view of garage doors along the street. This typical(v allows for a substantial reduction in the required front setback for that unit which in turn provides for greater variation in street scene. •: . ~. ~~~~~/~~ tZ ''"` " .~"~"±+";~ RECEIVED Page 11-6 4 / ~~'!i N PLA NI~~ CJ Dublin Ranch DeriRn Guidelrner • Au¢usr J, / 995 BUILDING MASS AND FORM Relationship of One and Two Story Buildings .A key technique for creating a sense of varien~ ~~7thin a project is to vary the heights and forms of the homes. In the case of low and medium density projects, this is accomplished by utilizing both one and two story buildings. To improve the visual relationship between adjacent one and two story buildings, it is occasionally desirable to invoduce some sort of intermediate transition between them. This may be done by creating a single story azchitectural element within certain nvo story buildings to lessen their apparent height. Treatment of Mass Exterior mass and form can be manipulated to improve the street scape by controlling the impact of the units as they relate to corner conditions, adjacent units, setbacks and the sweet. Units located at meet corners should be either single story (if a single story plan is included) or have a significant single story element adjacent to the exterior side yazd. Interlocking Mass Stepping the second story mass can be used to improve the street scene. As an example, the second story can be set back in relation to the garage face below it. If the designers envision the building form as a series of interlocking masses rather than a box ,they will be able to achieve a more aesthetic and amactive design solution. There will be some exceptions to this concept when dealing with styles such as Monterey. Massing and Form .. Building mass should be formulated to reflect interior uses, to create a positive relationship with adjacent homes and land use, to provide .visual emphasis and to reflect the architectural style. Methods for maximizing the variety of azchitectural form within these constraints include: ~~ /1, /~ /~ ~ ~E IVECI~ ., _ ran. o c _ f n rage //-~ c";;'aC) f;r. ~1~+-rays-ri YClasli_~-l --- ~ .. -'9[[A~ PLANN[N- Dublin Ranch Desi¢n Guidelines •.J uPUSr J. 1995 . . • Creating recessed alcoves or projected overhanes which cast shadows. • Sculpting major chimney forms. • Utilizing dormers, bay w2ndows and other azchitectural projections. • Porch entry projections. Creating a Varied Street Scene The last section addresses the use of massing to improve the street scede: Generally, these techniques include: • Minimizing visual impact of the gazage. • Giving attention to composition of building mass. • Stepping second stories. Incorporating single story elements into two story buildings. • Considering effects of cross slopes in plotting. • Avoiding obviously repetitious patterns. • Varying setbacks. • • Reversing and varying adjacent house plan forms. • Opening comer lots through selective plan form and reduced building heights. ~ i~~~ _- ~' Cspe~LEIVED ~~~~=~ ~~~ ~ ~ ni c ~ o tg95 Page !/-8 ~ ~ ' ~~ ,, , a ~~~I!R! PLANNI~'^ -_ ~.~-.fl.l.. ~. ~. Dublin Ranch Design Guidelines • .4ucus~ J. 199: ARCHITECTURAL GUIDELINES • • PURPOSE The goal of these azchitectural guidelines is to provide general design criteria and guidance for the development of the various neighborhoods at Dublin Ranch. These guidelines have been developed to establish a high level of product quality, to assure both variety and compatibility and to enhance the community's overall value. These guidelines do not propose rigid adherence to a single or extremely limited number of styles. Rather, the goal is to promote both visual compatibility and variety in a community setting achieved by utilizing a number of compatible traditional and contemporary styles and through azchitectural innovation. Each neighborhood at Dublin Ranch can take on its own theme and character to create a diversity of architectural styles throughout the project. The project will remain unified through the use of landscaping and entry monumentation. ~~~~ ,gib'::',«;'r~ ~~ 4s u3G Page/1/-l - ~-]- s • Dublin Ranch Den¢n Guidcliner •.4ueus~ :. /995 • , ARCHITECTURAL STYLES ~.: Dublin Ranch represents an opportunity to develop a unique community combining the most positive aspects of a master planned development with the most favorable building types and styles of long established neighborhoods. These guidelines aze based on the prior learning curves of eazlier planned communities and can thus implement the successes achieved while avoidine the negative aspects sometimes created. Key to a successful project is the development of an appropriate architectural vocabulary and theme which avoids two alternative pitfalls found in some residential developmenu. One of these is the selection of a single "trendy" style which when used everywhere is monotonous, repetitious and, as a result, quickly becomes dated. The other extreme to be avoided is the combination of strongly contradictory styles and incompatible designs which lead to visual chaos. To achieve a successful middle ground, Dublin Ranch will create a living envirotunent which has a flexible yet identifiable visual appearance that establishes itself at the community entry, then is maintained along the major roadway and past the recreation and pazk facilities to the specific project entries and individual homes. The goal is to provide both variety and compatibility while creating a sense of familiarity. The styles selected convey visual significance not only to the designer but also to residents and guests. For concept and inspiration, we have fumed to the greater Dublin azea's own azchitectural past. In small towns of both the East Bay and the Central Valley, one finds attractive established neighborhoods composed of homes built during the opening decades of this cenrury. These neighborhoods consist of a mixture of interesting and different, yet compatible styles. From among these "period" or eclectic styles, we have selected those which aze not only attractive and compatible but can also be reasonably integrated into a modem merchant-built home. ~l~•~prj/8'r~~z ;t(eCEIVE6 .. ~,:.~,:.,.. , 4~A as-non Page /IG2 n-' ~'~..'~8.. G~..I,f_I_. .-~[tN PLANN[h'- • Dublin Ranth DetiP,n Guidelines • Aui!us! d. /99S These sq~les aze: • California CraftsmanBungalow • California Traditional • European Eclectic • Spanish Colonial Revival • Monterey • Ranch Style • American Farmhouse • Renaissance Revival These closel}' associated architectural st}'les have each evolved in California since the turn of the century and examples aze well represented in the East Bay and Central Valley area. Their inherent attractiveness, informality and sense of elegance have enabled these styles to remain popular over a long period of time. It is not the intent of the Architectural Guidelines to mandate specific styles. However, the styles shown here possess characteristics which the designer and builder should consider when choosing a desired style or image. Specifically, the styles: • aze visually compatible with each other • possess general mazket appeal and community acceptance • can be successfully expressed in a modern merchant built home • aze capable of contemporary interpretation and variation • have a historic background and precedence in the East Bay and Central Valley area The following sections will address each style, defining those elements that are characteristic. The text and graphics are intended to provide general direction, guidance and hopefully inspiration to the builders and architects as they design contemporary interpretations of these historic styles. ~X.~ i~~y ~gz ~.. ~cECE1VED -. ... ~ ~..:; . ~,. , Pea ~5- 030 Page 111-3 - "~' ~`i+-~ ~~,` .-; .~ 9 ~-.~:~.~: ~ -a~.~ ~. Dublin Ranch • California Craftsman/Bungalow Guidelines • .4 u~+ust ~. 199: Background • The Crafsman style was inspired by the English Arts and Crafrs ' Movement of the late 19th century. That movement rejected both Victorian elaboration and the emerging machine esthetics. It did stress the importance of insuring that all exterior and interior elements receive both tasteful and "artful" attention. The movement influenced numerous Califomia azchitects such as Green and Green and Bernazd Maybeck. The resulting Craftsman Style responded with extensive built-in elements and by treating details such as wZndows or ceilings as if they were fiuniture. The overall affect was the creation of a natural, warm, livable home. The Bungalow began in Califomia, evolving from the Craftsman heritage, and quickly spread to other parts of the country where it was adapted to a multitude of different styles. It became so populaz after 1905 that it is often credited as being the first style to be built in quantity by merchant builders. Characteristics Form: Simple box-like massing. One and two story box like • volumes with a predominate horizontal appearance. The building invariably has a full or partial width elevated front p~h or stoop. Z ~~ ~~ alt, EI~VEC `0 Page /!/-4 I`~ F( F`;~~.~~~e '~'~+t.~ ' AUG 1, 0 199 `_s+'_3 V :;-, 411..: d'iCtll.Gti ,:. ~.. Dublin Ranch Design Guidelines • AuRus~ J 1995 • The entry stoop is an integral part of the massing of the building while tapered porch posts aze the most obvious California Bungalow feature. Columns for supporting the porch roofs are a distinctive and variable detail. Typically short, square upper columns rest upon more massive piers, or upon a solid porch balustrade. These columns, piers, or balustrades frequently begin directly at ground level and extend without break to a level well above the porch floor. Commonly the piers or columns have sloping (battered) sides. Materials used for piers, columns, and solid balustrades are varied. Stone, clapboazd, shingle, brick and stucco are all common; they frequently occur in combination. Roof: Low pitched (4:12) gabled roof with eave overhangs and elaborate exposed rafter tails. Widespread use of decorative beams and braces under the gables. The porch is typically a covered extension of the front gabled roof. Rafrers, ridge beams, and purlins are usually exposed and extended beyond the wall and roof. Along the sloping, or rake, edges, three or more beams (usually false) extend through the wall to the roof edge. These are either plain or embellished by a triangulaz knee brace. Roof materials typically are asphalt shingles, tile, shake or shingle. Materials: Horizontal wood siding, shingles and stucco aze the primary material. Stone or brick is frequently used for the porch base, lower half of columns and chimney. Colors: Colors can range from earth tones to pastels, with low contrasts between colors and materials. Elements: Horizontal groups of three or more windows typically found on second floor. •, ~ ~ (~ Z I ~ ~v Page /!!•5 ` , Dublin Ranch Design Guidelines • .4uqusi 1. 1995 • California Traditional Background • The Califomia Traditional style is a mixture of several styles including Craftsman Prairie and California Ranch. The style has developed in the Bay Area since the 1940s by azchitects such as Cliff May and William Wurster. It initiated the current acceptance of the informal open room plan and the strong relationship between indoor and outdoor living azeas. Characleristics Form: One and two story forms with expressed volumes and lazge expanses of exterior glass. Roof: Simple hips and gables. Typical 4:12 pitch with substantial eave overhangs. Roof of shingle, shake or flat tile. Materials: Horizontal wood siding or stucco with occasional use of masonry entry features. Elements: Bay and corner windows, pillars, pop-outs and recessed • openings. Exposed beams and an emphasis on covered entries. h.i ~ I2~~ l Z ~ ~~~ G/~ ~ ECEIVED ~~- o rage u,-6 ~.~:... ~ ; ; `:.,.:: G. 0 995 :~~ 3 a `~ (l I-- ql IN PLANNIb' C Dublin Ranth Design Guidelmcs • Aux usi J, lYfl~ • •'. European Eclectic Background European Eclectic is a picturesque style derived from medieval Norman and Tudor domestic azchitecture. The resulting English and French "cottage look" became extremely poplaz nationwide after the adoption of brick and stone veneering techniques in the 1920's. Characteristics Form: One and two story asymmetric forms typically with a lowered roof plate on the second story combined with dormer windows. Roof: Steep 6 to 8:12 roofs with minimum overhangs. The English version typically has a dominate front facing cross gable while the French derivative is usually hipped with occasional use of a tower element. Curved roof lines aze also found. Materials: Brick and stone veneers, half timbers and some stucco or plaster. Frequent mixing of materials. Elements: Massive chimneys and tall, narrow multi-light windows in multiple groupings. Bay windows, shutters and ... dormer windows are widely used. ~• ~ ~r)~ . L7~ ~ ~L 'A`te q ~Ep~~ Page/!l-i ... i :'•.. :. _`. /_,~E~:~ll:: AUO 1.~ ~ 9 h .~ ~~--` "RI.IN PLANNIh'. • Dublin Ranch Spanish Colonial Revival .~• • Background Guidelines • Au¢usi 4, 1995 Spanish Colonial Revival, also known as Spanish Eclectic is an adaptation of Mission Revival enriched with additional Latin American details and elements. The style attained widespread popularity afrer its use in the Panama-California Exposition of 1915. Characteristics Form: Simple one and two story volumes incorporating courtyazds. patios, colonnades, archways and balconies. The wall predominates over window openings and appeazs massive. This sq~le is frequently asymmetric in form. •. Roof: Widespread use of gable and shed roofs frequently combined with hipped wing elements. The roof is often asymmetrically broken up into elements of different heights. Typically with a neaz flush eave and rake but occasionally is found with a 12" to 18" eave and exposed rafter ends. Barrel and S-tile roofs. ~,~ n,~ ~~: ~ ~1i' iikC IVEp ~~." ~ft ~s-U3G .,:,~. ~.,,~~ Dubfin Rartch DetiRn Guidefiner • AuFur~ J, l993 .~- Materials: Troweled plaster or stucco walls ~~th little or no texture. Frequent use of wTOUeht iron rails and grills. • • Elements: Deep inset windows with irregulaz placement. Focal point entry door of wood typically covered or recesses in elaborate suaounds. Frequent use of "French" door openings into patio and covered azeas. ~' ~ ~r, ~ ~ ~ ~Z :ieCEIVE P{k45- Page 1!/-9 ,., .= 3 ~ .,....I I,I- ~ •`>~ ImV PLa7tiNir ~, C~ • Dublin Ronch Desien Guidelines •.4 u~urr J, 1995 • Monterey • Background The Monterey srvle is a combination of the original Spanish Colonial adobe construction methods and American East Coast Colonial azchitecture. First built by Thomas Lazkin in 1835 at Monterey, it introduces two story residential construction and shingle roofs to California. The Montere}~ Style and its single story counterpart eventually had a major influence on the development of modem azchitecture in the 1930's. Characlerislics Form: Simple two story masses, usually with a projecting second story balcony of wood spanning all or most of the building width. Roof: Wood or flat file usually gabled but occasionally hipped. The principle roof covers the balcony. Exposed rafter tails widely used. Materials: Plaster or stucco with occasional wood siding on the second story. The balcony roof and numerous details such as shutters aze of wood. ~N Q- ~ ~ (~ ~" ._,,.,., - /\:2 a \C E V E D "~ ~:. ~°; <:,:,~.;~,,:; hF °~s-cap robe iii-to . -36._,x-.1.1.E ~,. Dublin Ranch Design Guidelines • .4 ugus~ 1. 1995 • • 4 Elements: The full width porch and balcony aze the dominate feature of the Montere}~ style. Protected upper and lower story spaces for congregating, observing, and relaxing. Provides a transitional indoor/outdoor azea surrounding the structure, shaded from the sun or protected from rain. Upper balcony is either supported from belo~~ with wood posts or cantilevered. Simple wood picket balcony rails, inset "French" doors and multi- pane windows with shutters. Wood doors, sometimes "French", and wood double-hung windows with an Eastern American influence. Rectangulaz in shape and positioned vertically. Monterey Colonial structtues supported more windows than other Spanish Colonial styles structures. Sometimes shutters aze applied. Adjacent patios for outdoor living orientation, fireplaces, picket fencing, and incorporation of balconies. r.u. z~ E; ri'.r .... ~-~ ~ ' :stCE1VE ~a~_: Page 111-ll . ',-37_ ~,, ~l ~..gIIN PLANNIP'" ....,~, ~. • • Dublin Ranch Design Guidelines • 4ugusi ~ 1995 Ranch Sh~le Background The Ranch Style is a "Western" style derived from an eclectic mixture of Bungalow, Adobe Ranch, Rural Farm, Mediterranean and Prairie sources. Characteristics Form: Low, horizontal rambling profile arranged lineazly and relating to outdoor spaces (gazdens, courts, patios). Roofs: Low pitch, hip and gable with wood shakes and sometimes tile. Wide projecting eaves with exposed rafters and/or fascia boazds. Materials: Plaster, wood siding (board and batten, clapboazds), and sometimes stone or masonry. • Elements: Multi-paned windows in varying sizes and types, sometimes cotifigured in horizontal bands. French or sliding glass i doors used to open indoor to outdoor spaces (porches, verandas, decks, etc.).:. ~. ~ I~ ~ ~ g ~ ~~ ~; ...~,. Page 11/-12 > _. . Dublin Ranch Dcaiyn Guidetrnes • AuCUSt J. 1995 • • Porches and verandas serve as indoor/outdoor spaces for protection from climatic conditions. A covered gathering azea, fronting or surrounding another outdoor gathering space (patio, coum~azd, gazden, etc.). Ofren roofed or trellised and supported by simple wood post and beam construction. R.1 ~ i~ K i r 6Ey Fps \~~~~~ ~~ S~ (~ Page 11/-!3 ;. ~H U V I ~ ..- ~. ~-bG.t.II ~........:;::~:35 ..._ .. ~.. ~ i~ Pu Dublin Ranch Design Guidelines • August 0, f 995 • American Farmhouse Background • American Farmhouse represents a practical and picturesque country house. lu beginnings are traced to both Colonial and Cape Cod styles begun in New England. As the American Frontier moved westwazd, the American Farmhouse style evolved according to availability of materials and technological advancements, such as balloon framing. A predominate feature on all variations of the American Farmhouse is the front porch. Form: One and two story massing with a predominately gabled roof. Most hip roofs occurring at the first story roof lines. Dormers and symmetrical elevations occur most often on the New England Farmhouse variation. The asymmetrical, casual cottage look, with a more decorated appearance, is typical of the Midwest American Farmhouse. Porches usually ran the length of the front elevation. Roofs: Predominant gable with shake/shingle or flat file roofmg. Roof slope is moderate with a 4:12 to 6:12 typical pitch. Materials: Boazd and batten, clapboazd, stucco, stone and brick used singularly or in combination. Stone and brick used mostly on chimneys and the first story. _~, ~ Pct 30 ~ ~ Z, -~+.~, - ,~ , ,. .~ , .,1 . ,:, ~.. ~ .ttCE1VED Pa a /11-14 i 1y "~ 7 ~ g ~ :C~s. `' ~ AUG 1.0 1995 ,,_ _... (.; u Dublin Ranch Design Guidehner • Augtctr d /995 Multi-pane windows with shutters. Front door is usually an accent feature with a "rustic" appeazance. Porch railing usually a vertical wood balustrade or picket. 'Roof ornamentation consists of cupolas, weathervanes and dovecotes. CJ :ceCE1VED i'A-9S-G3~ ., '~:S~;~ixf ettr_ t n poor Page _ "at tN PLANNIP' ... yl.~~ ~-. ((I,. • Dublin Ranch Design Guidelinrs • .4 uf,`usl J. 199: Renaissance Revival Background Renaissance Revival became populaz in the 1890's as a dramatic contrast to the Gothic inspired Shingle or Queen Anne styles. Its more formal and classical appeazance remained populaz until the 1930's. Originally developed for expensive landmark residences, it became more widespread with the development of masonry veneering after 1920. Characteristics Forttt: Simple vertical box like form with a strongly symmetrical facade and shallow pitch roof. Centrally placed entry with small classical columns or pilasters. Window design and size different from floor to floor. • Roof: Shallow pitched roof is usually a single hip or hip with projecting wing(s). Although this style is occasionally found with a flat roof, it would be inappropriate at Dublin Ranch. Roof material is typically barrel the or slate. The roof commonly has broad overhangs and box eaves with brackets beneath. Materials: Invariably has stucco and/or a masonry clad exterior. Wood clad walls aze never used ~ p;ti2 ~~ ~ E I V E D I' ~..PR ~S-~~: Page 1//-l6 ,: .>y: •e t.:. ~: • • . Dublin Ranch Design Guidcliner • August J. 1995 Elements: Classical details including door surrounds, comer quoins, rusticated base, pediment windows, molded cornices and belt courses. ~~~ ~'~ 33 ~ ~z ~. ~,~: m-n :ctCE1VED ~~ ~S- U"~ _ i./JJ ';'a--N pIANN-r. Dublin Ranch ARCHITECTURAL TREATMENT Guidelines • Au¢usl J, 1995 Elevation Treatment • The following section provides guidance concerning elevations. Major Elevations Proper visual balance and sense of cohesiveness creates a successful project design. The differences between the plans and elevations must be readily discernible and create variety, yet at the same time design elements, styles and materials should not contrast to such an extent as to result in visual chaos. Creation of Form and Relief Recesses and Shadox~ The manner in which light strikes or frames a building is instrumental in how that structure is perceived. The effect of sunlight is a strong design consideration since shadow and shade gives the building a sense of both depth and substance. Projections, offsets, overhangs and recesses aze all tools in the creation of shadow. ~x ~ , ~ 3~/ ~ Bi ...... ;ceCE1VED `~ .:,..:; ., ~~: ~~ 1 0 1995 P" ~ ~cs~a~,`%~t~ Page I!1-18 r' .. 44 ...... . , ~ ~ .. -t1.1 ~~~ra • Dublin Ranch Architecture! Projections Guidrtrnc.. •.qu¢un ~. l995 Projections not only create shadow but also provide strong visual focal points. This can be used to emphasize some aspect of the design such as an entry or major window. It can also disvact the observer's attention away from other elements such as the gazage or a lazge wall plane. Stepping Forms Elevations may be stepped both horizontally and vertically Desired changes in material best occur at a step. Entry Statement • Articulation ojSide and Rear Elevations Interior Conditions There is a tendency to "build out" plans to the maximum at side and reaz conditions without articulated vestment on those wall planes. This results in a two story srucco box, producing acanyon- like effect without vertical or horizontal relief. One solution is to create a single story plate at the reaz by recessing the second story. Another option is to improve the articulation of the plan forms by offsetting the garage and providing plans that do not utilize the full lot width or depth. One should recess or project the plan and elevation to enhance usable and accessible yazd space. It is also desirable within the limits or economic reality that front, side and reaz elevations shaze common materials and degrees of articulation. Backing onto Major Streets • -•-~ The entry should be designed to serve as a focal point of the .. ~ elevation and be readily discernible. The approaching observer ~~ should be drawn into it b}• its visual impact. The rear and sides of homes backing onto major streets are highly visible from surrounding areas and must be treated in a similar manner to the front elevation. This is particulazly true of second story conditions visible above the fence line. t~ 3 ~ ~ ~~ ~X~ ~ t•~~->,c t Z I V E D ~. • •. • Dublin Ranch Design Guidelines • AuRut~ 4, /995 Americas Farm Ezample Roof Considerations Allowable RooJPitch The principle roof forms shall have a pitch of between 3 1/2: ] 2 and 6:12 depending upon dwelling style and chazacter. A single roof pitch should be used on opposite sides of a ridge. Shallow pitches tend to lessen the apparent building mass. RoojTypes The use of different roof types will add variety and interest to the street scene. Changing the roof form on a given plan is the best method of creating alternative elevations. However, the roof characteristics should be consistent with whatever historical style might be chosen. Acceptable Roof Types There is no single type or form of roof that is preferred. Hip, gable and sheds may within reason be used separately or together on the same roof. Caze should be taken to avoid a canyon effect in side and reaz yard when both buildings have front to reaz gables. Likewise repetitious gable ends along rear elevations should be avoided. Roof forms with pitch changes at a porch or projection aze acceptable. Inappropriate Roof Types Roof forms having dual pitches such as Gambrel or Mansazd should not be used. Flat roofs aze not permitted. Desrgn ojRakes and Eaves The designer may choose from a variety of rake and eave types based on climatic and stylistic considerations. Moderate or extended overhangs aze acceptable if properly designed. Tight fascias with appropriate styles aze acceptabl~,,,,~ ~ ~ ~:~ '~ ~~`~s ;ttrrElVED Page l/1-10 ., . _.. u ,j~.(-C ~ ~l~YL -(~~ ~^nNPLANN(r~ .._ -.~'-..~L~_ California Craftsman/ Bungalow Ezample • Dublin Ranch Design Guidelines • Augus~;, 1995 Single fascia boards, double fascia boazds, or exposed rafters when adequately scaled aze acceptable. Caze should be taken to ensure material sizes avoid a weak or flimsy appearance. Exposed rafter tails without fascias should be at least 3x. Overhang Projections and Covered Porches Substantial overhangs are encouraged as a response to solaz and climatic conditions. The inclusion of covered porches and entries expand sheltered living spaces, create entry statements and provide elevation relief. Covered porches may differ from the roof in both pitch and material but front porches should retain at least one of these two chazacteristics. , ' Stepping the RoojForm l~ ~ Steps in the roof respond to the interior room arrangement and I ''~_ provide visual relief and interest. A vertical step within the ridge I line should be at least 18" in order to create visual impact and -. allow for adequate weatherproofing. Solar Panels Solaz panels should be pazallel to the roof slope and integrated into the roof design. The frames should match either the roof or fascia color. The plumbing should not be exposed and the equipment must be enclosed and screened from view. • Page ~~ t~ ~~ ~~ ~~~ :cEZE1VED ` ~+ '''' '~' _ RUG 1 0 1995 Dublin Ranch Design Guidelines • August ~. I99S • . MATERIALS AND COLORS The materials and colors used at Dublin Ranch should reflect a general theme of environmental harmony with the surrounding .. community, topography and elements. The preferred sn~les at Dublin Ranch will contribute to achieving this goal. The historic materials and colors used for the CraftsmanBunealow style demonstrates the concept of a building's organic gro~vt}t from its site. The use of natural or natural appearing materials and colors reflecting the local environment, such as earth tones is desirable. Architectural styles of European Eclectic, Spanish Colonial, Monterey, Ranch Style and American Farmhouse shaze a "common sense" characteristic. Their historic predecessors were built from materials of the local azea. It is preferred that a general reference to indigenous materials and colors be used at Dublin Ranch. The use of elements such as red clay tile, white washed plaster, half timbering and wrought iron will provide variety and . contrast. New interpretations of these classic combinations of materials and inherent colors aze encouraged as they relate to a general feeling of em~ironmental unity. Artificial colors not reflected in the em~ironment should be avoided (such as mauve and coral). Greens may be botanically inspired including blue greens and greens with earthy influences like olive, moss green and sage. Examples of blues would be cornflower, indigo and slate. Spice tones should influence the warm colors used with the inclusion of russet, cinnabaz and ochre. A variety of natural materials and earth based colors will provide the diversity needed for visual interest while unifying the buildings with their settings and creating a timeless appeal. Knowledgeable experts anticipate color for the mid-to-late nineties to reflect this environmental Vend as consumers' awareness rises. With the approach of a new century, the tendency has been to hold on to past Vaditions before moving ahead. The use of traditional materials and colors will lead to new visual interpretations. • The material and color guidelines set forth aze not intended to be a restrictive framework in which to design. They aze meant to be the foundation and basis from which unique and c~rgeative ideas may grow. ~(~ ~ ~ ~ ~_ ~ ~ E II V E C Page 1/1.22 - "' ~ ~~q ~~ ~ ~ ~ ~~ ......r:...1,~. Dublin Rnnch Dcsign Guidelines .August 4, r99S • LANDSCAPE AND OPEN SPACE ENTRIES •: A hierarchy of elements, designed to be subtle and blend with the natural beauty of the site, have been established for community and neighborhood entries to ensure that a cohesive "upscale rural" theme is maintained throughout Dublin Ranch. The uniform use of forms and materials will impart visual images of the community. Community entries announce a clear sense of arrival and set the stage for Dublin Ranch. Although community entries shall be more detailed than neighborhood entries all entries shall be designed to portray a consistent community image. Refer to the section titled "Pilasters, Walls and Fences" for additional detailed information. Community Entries Both community entries on Tassajara Road will be similar in form. Symmetrical low stone walls will meander through the landscape visually drawing the motorist and pedestrian into the community. Pedestrians will pass through a gateway of stone and stucco pilasters which each contain the community logo. Enhanced street paving and a low profile monument sign wall located within the median will identify ones arrival to Dublin Ranch. At the southernmost community entry, considered to be the primary project entry, a low cascading water element will occur with water spilling over a stone weir. The entry on the Fallon Road extension, to be built in a later phase, will be unique to the community since it crosses an intermittent stream corridor. A low profile monument sign wall within the median and enhanced street paving will be identical to the Tassajara Road entries. Stone and stucco pilasters and a rail fence will serve as the vehicular and pedestrian gateway. fix' ~ ~ 3~ ~ gv ~~~~. j, :~.~~ .:etFIV '~ ct' ~'~ ~~~ ?LAMNI~• e. • RAIL FENCE (2-RAIL)- ACCENT WALL SItRU6 AND GROUNDCi PLANTING ENTRY PILASTER WITH UUDLIN RANCH LOGO PLAQUE (DOl'II SIDES} Plan View i ~.. IiV1iItGREEN DACKGROUND -s`p .~~ ~ `p .r~ S S•" S v~, t,-.. c M1~Y , .~' ,.y,.f'. . ~,._ r • Elevation ~( le I STREET'fREES (DOUBLE ROW) ~ ~ PEDES'fRIANGATEWAY STONE PILASTER ' ~ FLOWERING ACCENT'1'REES ( EVERGREENTRF;ES ~~ LOW STONE WALL COMMUNITY WALT. (SOUND 6ARRIER) ~•, i. ` ~ RAIL FENCE (: - SIDL•WALK MONUMENT SIGN WALL ._: ENRICIIGD PAVING -"'~ lti~ , WATER FEATURE ~ " ;~ ~ ~ --.~~• -- 5se:c (A7'SOU'I'll'fASSAJARA ROAD "A' ~, ~1'2~}~ ENTRY) ~ ~?,s` m ~.- - - -- :. . ,....r-.. .:~:: ----..---- - ~ _-~_~~/ - _- ' ~_ ~_-- ~_---:-=. - - l-- - ~ ~ Water Feature at South Tassajara Entry FLOWERING ACCENT TREP.S ENTRY PILASTER A'1' PF:DES'fRIAN GATEWAY SHRUD AND GROUNDCOVER PLANTING WITH DUDLIN ILANCII LOGO PLAQUE J .s`j.~ ./~J ..~ ...' ^..~ .~ -, ~.~- Ins _(' '^'L., 'L.N -i- ~ 4.. 7k ± - , ~ji: MEDIAN TREE ~~ PERENNIAUANNUAL - ~~' . ~' ~_-,. , _ , ~~ ~,. .r~ .COLOR ~.(c ~ c~.. , tC ~i; ~>.. ; ;..(~' '° , ,^: ~ ~ r' .~'~'~ MONUMENT ~.,~ tJ i) . ' ~. lr, ~~ ~•~'~~ r ,-ti •~ ~ SIGN WALL J'• ~ ~ ry'~ ~ ~ ~^ 't''- ~~, ,.. .ter. ~ -~. >,_ ,: WR'I'ER FEATURE AT SOUTH ~ (2) 12' I 10' I ' TASSAIARA ROAD ENTRY--I (2) 12 TRAFFIC MEDIAN TRAFFIC LOW STONE WALL LANES ~ LANES PEDESTRIAN GATEWAY COMMUNITY WAI.I, WITIi EVERGREEN VINES- ACCENTWALL ~DO'1'II SIDfS~ "1 n COMMUNITY CNTRY AT TASSAJARA ROAD Sheet Index Plan Elevation Water Feature DUBLIN RANCH PHASE I DESIGN GUIDELINES ti C~a 6Sn ':.~ :C E C E I V E D Augusl 4, 1995 ~~jjU~~G t p 19~3U~'~ p5 ~D ~^"'~'n ~'Z~.l~ Not to Scale ~~I IN PLANNIN A1acKay R Sumps • F;nginecring R Planning ~Villirm Ilcrmalhalch Architects, Inc. Architecture and Planning NUVIS • Landscape Architecture z ~~~ /~~ • • ,.. i; ~. VEHICULAR CIRCULATION PLAN Legend ~~ jCommunity Entry ~r '~~ _ ,~~`` ~ ~~o Neighborhood Entry ~ .. .: " \~`\~` ~°° Single Family -; ~~ -. ~ - , ~• ~ .~ \ )1 a I , ~" 000o Neighborhood Entry ' ~, ^~ '~ j• , ~~\~ f I_I~ ~ °oo° Medium Density -„ li!II • ~ ~~ , ` _` ~. a _..~, F '-:~ ~~. I I . :.... •. ....... .. . - - - - - ... --~.._ ... alb - . ~ ~,~~,~, r 'i ~~ Arterial Street ~~ ~ _~ ^~~~~Collector Road ~1 ~y ^^^^^ Residcntial Street r --10 ~~~~~ Private Residential \1 z Street ~ I o000o Emergency Vehicular Access ~~ J ~~ ,~~• 1 •,;....... ' •. ~° .o ^ • /~` ~ ~~1 ~~ ~r- `i i \ C \ ~ 3 `,\ I /~/ .1 ` ~ /~ ~ i i. ` ~ i R ~`i //~j/ ~: ~ ,~/ , ~~/, -_ _ = euru~ __ DUBLIN RANCH PHASE I DESIGN GUIDELINES Dublin, California August 4, 1995 Rev. November 1995 ~R,ECE1~lED North G "~~t'~~~ 0 200 -t'G.55~ I a.,r~ BLI PLANNI G _ A ~, .'i lei /`'~~ rl '' t MacKay & Somps • Engineering & Planning William Hezmalhalch Architects, Inc. Architecture and Planning NUVIS • Landscape Architecture Dublin Rm~eh Design Civ;delu~u . Avgurt I, 1995 • Landscape Treatmext Rolling lawns shall be placed to accentuate the low stone walls at the Tassajara Road entries. Beyond the low stone walls flowering accent trees shall provide a foregound for a dense row of evergeen trees. Masses of shrubs and goundcovers of varying heights shall be planted to create a layering effect. Evergeen vines shall be planted adjacent to the community wall to soften its visual appearance. Plant materials ai the Fallon Road e»etLSion entry shall be similar to the Tassajara Road entries while introducing riparian species compatible with the intermittent stream comdor. Planting within the median shall consist of low shrubs, perennials and goundcover with evergeen trees identical to those planted at the community entry. •.: NEIGHBORHOOD PLAQUE STONE PILASTER ON PILASTER RAE. FENCE (?-RAILI RAD. FENCE (3•RAR1 !.1EDIAN TREE ~ ~ ~ ~I COMMUNITI' WALL ~ STREET TREES '~ I ~ iUOUBLE ROW) . I ~ _ ENTRY PllASTER R'I7H DUBLIN RANCH LOGO PLAQUE RAIL FENCE STONE PILASTER I ~-ENRICHED PAVBJG GUARDRAIL GROUNDCOVER MONUME`~T SIGN WALL :;Ea,E1VE~ a. ~.~ ~~ `~~- °3 d Community Entry at Fallon Road ~~~; •' `~°• Page N-4 ~i ~ ' _l3L1N PLANNING r'-~=• .)aZ •-~- Dubfin Rm~cb DviRn Guideline . Aufnut I, J 995 ~~ R r S i Q ~ C'~~~AT' ~+ ~~ ~~ SHRUB AND GROL'XDCOVER PLANTR.G \~'ITH A1vTliAL COLOR ACCENTS COAllfL1ITl' IDEXTIFICATIO\ STUCCO R.'SET _ _\ t,fED1.49 TREE STO\E PILASTER STONE VENEER / 1\9TH PRECAST C.4P +-- C ;: - ~-° ~11I1 ~1~Il'Si ~@lIll~(~~`ll .`a~a1l' • •. Paving Materials Concrete interlocking pavers shall be required at the community entries to provide an acoustical, tactile and visual sense of arrival. This will encourage the motorist to slow down and aclrnowledge the community atmosphere. PilasteJS, Walls and Fences Low stone walls shall meander through the community entries, bisecting stone and stucco pilasters at the pedestrian gateway. As a backdrop, the community wall with stone and stucco pilasters shall be placed behind the entry at the property line of neighboring houses. Accent walls shall be placed perpendicular to the community wall and tie into the gateway pilaster. Beyond the pedestrian gateway, running parallel with the residential collector street, a rail fence reflecting the "upscale rural" theme shall be placed within the parkway. Signage Monument Sign Wall A low profile stone and stucco monument sign wall identifying Dublin Ranch shall be located within the median. Letters shall be attached to the stucco silhouette surrounded by a random stone pattern. Incorporated into designated gateway stone prominent locations are ornamental plaques i Ranch logo. ~~/. and stucco y~ lz~ pilasters at the Dublin ~~ Pagr rv-s ~ .< ..~ ~ , ~. ~~ ~ 0 1995 ~~~ ~~ -'c _S3 r.. I - CU9LIN PLANNI^~7 ,~~ ~.: u Dubin Rmich Deign Gvidelinct . Aagun I. 1993 Single-Family Neighborhood Entries Neighborhood entries for single-family homes repeat key elements from the community entries such as the rail fence. Terminating the rail ' fence on each side of the entry will be a principal stone and stucco pilasters with the neighborhood and I?ublin Ranch logos. The pilasters will act as a neighborhood gateway for pedestrians and motorists. Landscape Treatment To maintain a continuous visual image of the shaded collector street, the designated street tree shall be carried through to the neighborhood entries. Trees beyond the entry, along the residential streets, shall consist of the designated street tree for that particular neighborhood. Accent planting shall be in the form of shrubs, perennials, annuals, groundcover and evergreen flowering vines. Planting shall provide clear visibility for motorist and pedestrians. Pilasters, Walls and Fences • As dictated by front, rear or side loaded homes adjacent to the collector street, the community wall shall be placed 5' behind the back of the walk to define the neighborhood entry. Terminating the community wall shall be a stone and stucco pilaster which transitions to a rail fence. At the terminus of the rail fence, a stone and stucco pilaster with an ornamental plaque will identify each neighborhood. STREET TREE ~~. STONE A1:U STUCCO PB.ASTTR .F' . ^ :a KITH DUBLIN RANCH LOGO PIAOUE 3' T II' II' T 3' COMMUNRY WALL I SIDE-'PARRlNG TRAFFlC 7AAPFiC PARKR.'G SIDE-~ WRH EVERGREEN ROwFJUN6 VplE[ wAL; LM'E LwNE LANE LANE R'AIl: ~ SHRUB AND GROUNDCOVER PLAMINO RAB. iENCE O•RALL1 ~• ~ L 5 e~CE1V D Pagr lV-6 .'. H n .: C~ra~ Y' -PILASTER V.TTH NEIGHBORHOOD 9G0 PIAOUE Sr g Family Entry AU G 1.0 1995 !''.'^!~N PLANS""' ~. ~ . Du6fin Rm7d1 Design Guidelines . AuR7LSr 1, 1995 • Signage Identification of each neighborhood shall consist of an ornamental plaque on the stone and stucco pilaster terminating the rail fence ' located on the right side of the entry. The plaque may contain either the neighborhood name or logo. The stone and stucco pilaster located on the left side of the entry shall display the Dublin Ranch logo. Medium Density Neighborhood Entries Entries for meditun density neighborhoods will reflect similaz design elements of the community entries, such as the community wall, stone and stucco pilasters and enhanced paving. 1'he location of multiple stone and stucco pilasters have been designed with flexibility in mind to allow the option of providing a gated neighborhood. A stone and stucco pilaster to be placed in a center median of the entry is capable of integrating a vehicular gate along with pedestrian gates for controlled access. •.. Landscape Treatment Flowering accent trees shall be placed within the parkway with a groundplane of shrubs, perennials, annuals and groundcover. Evergreen flowering vines shall be provided to aid in softening the community wall. Planting within the median shall consist of perennials, annuals and low groundcover. •'. -COLLECTOR STREET TREE ^FLONT:Rf.YG i ACCER T TREE f' . r. O ~ ^ ~ ~ W RESIDEA7IAL ~PERL~~IWANM)AL fOWR I m1EErrREE GATEWAY o o - ~• r. c s. ~ IS• I r ,. I-ACGENrwut •wALK ~ TRAFFlC AffDLW TAAFFlC 'wAL1C COADAUMTY WAllwl}N SXRUB AND LANE LM'E EVERGREEN FWWFAING VWFS GROIMOCOVFA p~~G NEIGHBORHOOD mFMDIGTON SIGN ~7' 0.0.w. AT FTTtY EN)RV PBASTFA w7771 DUBLDI RANCH p ~ _~LOGO PLA011E ~' ~ f ~ ~S d~ dsBy Entry r°8`'v' u~~ ~~~ ~~I` ' RUG 170 1995 --_-_ _...~::-.~~~T,, 1 - OLIN PLANNIn: • Dublin Rmuh Drr,'Rn Guuiclincr . Aupuu I. 1993 Paving Materials Enhanced paving in the form of concrete interlocking pavers, identical in shape and color to those used at the community entries, shall be placed within the medium density neighborhood entries. Interlocking pavers shall define the crosswalk area and a reasonable dirgension beyond the intersection curb return. Pilasters, Wa/Is and Fences The community wall shall be placed adjacent to the medium density entry road and terminate with stone and stucco pilasters. Freestanding stone and stucco pilasters shall be placed within the parkway and median and align with those at the community wall. The pilasters within the parkway shall contain an ornamental plaque with the neighborhood logo while the median pilaster shall contain the Dublin Ranch logo. Where space allows, accent walls shall be placed between the community theme wall and the stone and stucco pilaster at the back of the walk. • Signage Identification of each neighborhood shall consist of a ornamental oblong plaque to be placed on the right accent wall. In the case where an accent wall is not feasible, the neighborhood identification sign shall still be placed on the right side of the entry closest to the collector road and consist of an ornamental plaque on the freestanding stone and stucco pilasters within the parkway. Each builder shall select their own typeface with a height not to exceed 6". ~X ~~ ~~ ~l ~ ~ ~~ ~~ 1:~~ ~'h~ e~V E Page/V-8 ~~~ ~ ~~ p ~~5 --~ s(, .-, •I I L_.. ~3i!tJ PLANNIti'G J!'l~ Dublin Rm~d Duipn Guidelines . Aupiw 1, 1995 • VEHICULAR CIRCULATION A hierarchy of streets comprise a cohesive circulation system to carry motorists into and through Dublin Ranch while creating a pleasant community character. Streets, including pedestrian walks, provide a favorable atmosphere for recreation pursuits and efficient travel throughout the community. Arterial streets define the edges of the community, while residential collectors serve as the prominent parkway linking together neighborhoods. Residential streets are designed to be more intimate in scale and create a sense of neighborhood identity. Consistenry in community walls, fencing, site furnishings and plant materials used throughout the right-of--ways will provide a cohesive and unifying character. Arterial Streets Both Tassajara Road and the Fallon Road extension provide opportunities for alternative types of travel such as public transit, bicycles and pedestrians. Community walls and rail fences will provide •.. definition between housing and arterial streets. A meandering wall separated from the street, will provide for a safer pedestrian environment. Masses of planting within a landscaped parkway shall be designed for viewing at a higher rate of speed, while the use of flowering plants will provide visual interest for the pedestrian. DIMC1rS10RS Tassajara Road shall be a four lane (future six lane) arterial road with a 142' right-of--way and includes a 38' (future 14') median. The landscaped parkway adjacent to Dublin Ranch is 30' wide which includes a 10' landscape setback. Finish grade between the curb and community wall shall be contoured to minimize the height of the sound barrier. A meandering 5' walk shall gently undulate to provide a comfortable walking experience. For pedestrian safety the walk shall return to the curb az all intersections with accesvble curb ramps for ease in crossing. An 8' wide bicycle lane shall be included as part of the roadway design. ~. ~~' ~ P547d~ B:ErrE1VEF1 ~~ a6' u~ Page 1V-9 F,~~ :.. ~~~ ^4.'9t.N PLAtdNlN Dublin Rmlch DuiRn Guidclincs . AujN.c ~. /995 • • The Fallon Road extension shall be a four lane (futwe six lane) arterial road with a 122' right-of--way and includes a 38' (future 14') median.. . The landscaped parkway adjacent to Fallon Road is 10' wide which includes a 10'landscape setback. An 8' wide bicycle lane shall be included as part of the roadway design. Landscape Treatment The Tassajara Road parkway shall be densely landscaped with deciduous and evergreen trees. This will provide a buffer adjacent to residential development as well as providing an attractive environment for motorists, pedestrians and bicyclists. Deciduous street trees and evergreen accent trees along with a variety of plant materials of varying heighu will create a layering effect. Drifts of shrubs and groundcover should be repeated in elongated patterns over large areas for viewing at a higher travel speed. Deciduous and flowering evergreen vines shall be planted adjacent to the community wall (sound barrier) to soften its visual appearance and minimize graffiti. Finish grades of the parkway will vary due to sculptured coraours to iTf;T1;Ti7~7$ the height of the sound bamer. The Fallon Road extension, to be built in a later phase, is designed to be more rural in character and shall utilize similar plant materials as Tassajara Road with the inclusion of riparian species. The density of planting shall be reduced to transition to the intermittent stream corridor landscape. Decduous street trees and evergreen accent trees, along with native shrubs and groundcovers shall be planted within the parkway. Deciduous and flowering evergreen vines shall be planted adjacent to the community wall. _'~ _ _fi ~„ ~'` ~ STREET TREES ~ ;, _ ~• -~ ACCENT T0.EES _ w' ~~^~.'~ .. Y ,y ~ i~ ~ ;`~f+'.°+ COMMUNITY WALI. (.SOUND tlARRIl:RI ~~'~~./., ~ r 1~ ;! ~`'' PLANTED x~ITH DF.CIDIR)US AND EVERGREEN ' - -_ ~- ;~ •~ec ic%~.r- I~! ~ t) i FLOWERING VINES _. ~--.~.~ ~~SIIRUBS AND GROUNOCOVERS .' r ~ q' ~ IT ~ t ~ ' K~LA' ~ I ID I MEDIUM MEDIAN TRAFFIC I 'lRAiFIC DH'YCLE I 1 LANDSCAPE.; DENSITY ^'OTHERS~ LANE. LANE LA61i I 'O YARAWA\' 1 SFTUACR ~ RESIDENTIAL ITT R fl K' Arterial '.t ~ ~F~a~F86s~toad Page7V-10 ~; ,,,i. AUG t~ 0 91 95 Dublin Ranch Design Gvidelinu . Augutll. 1995 • Pilasters, Walls and Fences The Tassajara Road streetscape shall be characterized by alternating the community wall with the rail fence. The rail fence shall be placed . . where there is an adjacent frontage road which runs parallel to Tassajara Road in the medium density neighborhoods . This parallel private residential street allows Tassajara Road to maintain an open feeling. The community wall (sound bamer) of varying heights shall be placed adjacent to residential lots which side or back onto Tassajaza Road. Where possible, grading shall be contoured to minimize the height of the bazrier. The incorporation of stone and stucco pilasters as accents for the community wall (sound barrier) and stone pilasters for the rail fence shall provide visual interest and continuity while reflecting the character of the community. Adjacent to azeas where the rail fence is located within the Tassajaza Road parkway side yard fencing between homes shall be designed for sound attenuation Fencing which meets the criteria for sound barriers shall be designed to reflect the character of the community and neighborhood. • Due to the alignment of the intemtittent stream corridor adjacent to the Fallon Road extension, a more open feeling can be achieved whit the placement of the rail fence. The fence shall be placed at the top of the stream bank at the 10' parkway limit. The community wall shall separate lots that back onto the intermittent stream corridor contiguous to the Fallon Road extension The community wall (sound barrier) shall be placed at the reaz property line of lots which back onto the Fallon Road extension. R-~IL FENCE (3-RAIL) STONE AND STUCCO PILASTER COMMUNITY WALL i .. Community Wall/ Rail Fence G~i~d6~ D PagelV-II ~ y ~~'~ ~:. r. AUG .1 0 1995 _ ° S ti B- ~ ~y~ ~~~~ :'.' .4L~N PL+(A.9NuNI~CINI-:I ~~ Dublin Ranch Design Guidelines ~uyual4 /995 R v Nov mhrr ZOOS Residential Collectors • To create a pedestrian friendly environment and sense of community, [he collector sweet shall have an expanded right-of-way to continue the double row of shade trees planted on both sides of the walk which begins at the community entries. This allows the walk to act as a safe domain by minimizing the interaction of pedestrian and motorist. Dimensions The collector street shall be a two lane roadway with a 72' right-of- way which includes a 16' landscaped parkway on both sides. An 8' tree planting easement shall be established for the planting and maintenance of the row of street trees behind the walk. Pazking will be allowed on both sides of the street. Pedestrian circulation will be accommodated by a 6' walk separated by a 10' pazkway. Where there is a designated class II bicycle route bike lane, two exceptions occur within the typical collector street section. The first exception prohibits vehicular parking in instances where lots side or back onto the loop collector or no residential lots are located adjacent to the collector street. This creates an 8' wide bike lane, but permits emergency parking for automobiles so as not to block through traffic. The second exception occurs where lots front onto the loop collector • street. In this instance, the walk will be separated by a 5' parkway. This will permit an 8' pazking lane at the curb, a 5' bike lane and then the 12' traffic lane. A double row of street trees shall still be provided. Typical Residential Collector • ~'~-~ 5° ~ ~z RECE1~9c'i~c Page /V-12 `~ ~" ~ ~ 145 • _'_ ~ 6Q ~ r'-•I~II ~ L DUBLI-~C~APJ~a~ ~~ • Dublin Ranch Design Guidelines ~uvus(4 /995 Rev No ember /995 • ~ r a. I 5. FAON7 TRFF PIANRiNO M'AIX pw RK' IAADINO LOT ~F,,{QrT y-~ CONDITION ~NKINO I BIItE TRAFFIC ~ TRAFFIC I BIKE I PARKWAY I WALT( ITRFE PIANfA'O ONTO COLLECFOR;IOPEN IANF. JUNE UNE UNE FI LANE it STRIP it EASEMFZfF SPACE OR RECREATION T FACILITY CONDITION Residential Collector Exceptions Landscape Treatment The predominate feature of the residential collectors shall be the double row of deciduous shade trees to create a canopy effect for pedestrians and motorists. Only one species of tree shall be allowed to clearly and consistently define the collectors. A low groundcover of a single species shall be planted within the parkway. 'the "second" row of trees shall be planted 5' from the edge of the walk within the tree planting landscape easement unless a community wall or rail fence occurs, then [he trees shall be planted between the two. Shrubs and groundcovers shall be planted where a community wall or rail fence runs parallel to the walk or trail. Flowering deciduous vines shall be planted adjacent to the community wall. Planring along the rail fence should be predominately indigenous species when transitioning into the open spaces or intermittent stream corridors. Paving Materials Concrete interlocking pavers shall be placed within the crosswalk area at the intersection of the two residential collectors adjacent to the neighborhood park. The use of enhanced street paving will provide an acoustical, tactile and visual sense of arrival at the central core of the community. Pilasters, Walls and Fences Where enclosure or definition of rear or side loaded lots. are proposed adjacent to the collector street, the community wall shall be placed 5' behind the walk within a landscape easement to allow for planting. To maintain and open vistas, a rail fence shall be placed 5' behind the walk when adjacent to open space or intermittent stream corridors. Stone and stucco pilasters shall be incorporated into the community wall and stone pilasters with the rail fence to provide design continuity throughout the community. ~ I gv Page N-13 'r[cSS~-I~t'u v PLAivNi Dublin Ranch Design GuideliKS August 4, /99S • Residential Streets Residential streets are pedestrian oriented and accommodate a lighter volume of traffic. They have a strong influence on the character of the neighborhood. Street trees shall act as the primary landscape element affording each neighborhood the beauty and seasonal character of a tree lined sweet. Dimensions The residential street shall be a two lane road with a 46' right-of-way (36' curb to curb width) and includes a 5' monolithic sidewalk on both sides of the street. Cul-de-sacs on residential streets of less than 600' length shall have a 44' right-of-way (34' curb to curb width) and include a 5' monolithic sidewalk on both sides of the street. The right-of-way accommodates parallel pazking on either side of the street. An 8' tree planting easement shall be established for the planting and maintenance of street trees behind the walk. Landscape Treatment Each neighborhood shall create its own identity through the use of • . one species of street tree per neighborhood which shall not to be identical to any other neighborhood within the community. Through the use of a single species per neighborhood, a grove effect will be achieved. Each lot shall be required to have a minimum of one street tree with three trees per comer lot. Street trees aze to be planted 5' behind the sidewalk on private property within [he tree planting easement. PageN-I4 tJV..:~l'a(1 aJUJ't,r:y`~ „_ ~ II// ECEIVED ~`' `•' ':~_~ `8 - Pk as- 0 ~v Residential Street Ci _ ~ . i •. • Dublin Ranch Desivn Guidelines ~vus1 4 1995 Rev Na ember /995 • Pilasters, Walls mtd Fences All fencing visible from any residential s[reet shall be a good neighbor fence with an open lattice top. Cul-de-sac Connections L Residential streets terminating in cut-de-sac's should be designed to provide visual access to the natural open space. To define the open space from residential lots a rail fence shall be tied into sideyard fencing. The rail fence shall be placed on the property line and continue out towards the street and terminating in a stone pilaster to allow access into the open space. Removable bollards shall be placed at the back of the sidewalk at the opening in the rail fence to control motorized maintenance and emergency access into the open space. Native or indigenous planting materials shall provide transitional landscaping into the natural open space. Private Residential Streets -1\4edium Density Neighborhood Private residential streets are designed to serve the residents of medium density neighborhood and should be more intimate in scale. Dime,tsions The private residential street shall be two lanes designed with varying curb to curb widths. For the main thoroughfaze, a 32' curb to curb dimension with a 4' monolithic sidewalk and parking on one side of the street should be established. For loop or secondary streets, a 30' curb to curb dimension should be provided. For stub driveways, a 20' curb to curb dimension will exclude a sidewalk and parking. One additional option may include a 36' curb to curb width with parking on two sides of the street. Landscape Treatment Street trees shall act as the primary landscape element within each medium density neighborhood. Through the use of a single species, a grove effect similar to a planted orchard shall be achieved supporting the character of the community. One street tree per lot shall be required. Of the total trees, these may be placed throughout the neighborhood where space allows. ~X '~ P`J' S3~~L Page IV-15 I2ECE1~` b3 .;-,.~n~~ Ihblu~ Rm'ch Dctign Gvid[linta . Au}+w ~. 1993 • the character of the community. One street tree per lot shall be required. Of the total trees, these may be placed throughout the neighborhood where space allows. Pilasters, Walls and Fences Side yard fencing between homes which face or side onto the rail fence bordering the Tassajara Road parkway shall be designed to meet the criteria for sound attenuation. All other side yard fencing visible from arty street shall be a good neighborhood fence with an open lattice top. Cul-de-sac Connections Residemial streets terminating in cul-de-sac's should be designed to be visually accessible to the natural open space. To de5ne the open space from residential lots a rail fence shall be tied into sideyard fencing. The rail fence shall be placed on the property line and continue out towards the street and terminating in a stone pilaster to allow access into the open space. Removable bollards shall be placed at the back of the sidewalk at the opening in the rai] fence to control motorized • maintenance and emergency access into the open space. Native or indigenous planting materials shall provide transitional landscaping into the natural open space. siiea.El`.'"' • .::4~::~. AU6 1.11 >v ,~ ..mrq~ Pfd„u Page /V-16 Dublin Rmicl~DcaRn Griddintr Augu.'t !, 19flS • L~ STREET FURNITURE Street furniture should reflect the community theme and architectural styling of this "upscale Waal" community. Benches and other pedestrian . . amenities should be placed at community entries and parks. Additional street furniture such as bollards, mailboxes, street lights and signals shall be placed according to function to provide a cohesive theme. Benches Benches shall be coated mesh with arms and backs to provide for comfort in all weather conditions. -~xs ' ~_ a4i Trash Receptacles ~~ _: "" "~ Trash receptacles shall complement the benches in design, color and construction. They should be placed in convenient and accessible ~ locations from pedestrian walks and activity areas. Bollards Bollards shall be placed at the end of cal-de-sacs fronting open space areas or any other areas where controlled emergency or maintenance access is requued or desired. Bollards shall be designed to match the rail fence posts in character and color. A locking mechanism shall be provided for easy removal by authorized persons. Mailbozes Mailboxes shall meet the U.S. Postal Service standards. When a mailbox serves only one or two homes, it shall be paired on either side of a post with boxes designed to reflect the character of Dublin Ranch. When a centralized mailbox serving multiple units is required, as in the medium density neighborhoods, it shall be designed to reflect the character of the partiailar neighborhood incorporating the architectural styling and color of the buildings. :ezE1VED f'ft .;~ s - o3C~ ~~~ ~~~~ ~~~ •^i~ni MNih'" ;; ~-is...~;-IL~_.. Dublin Runth DcnRn Guiddincr . Aupvrt I. 1995 • Street Light Standards Street lighting plays a crucial role in enhancing the level of quality and character of Dublin Ranch. Street light standards shall be a uniform color and style to reflect a cohesive appearance. Street light standards throughout the neighborhoods shall be a single pole with one fixture. Those at the conutnurity entries shall be located within the median with a cross arm and two fixtures. 1111 lighting shall conform to the City of Dublin, Pacific Gas and Electric and State of California safety standards and illumination requirements. Street Identification Signage Street signs shall be designed to reflect the character of an "upscale rural" community. Post shall be detailed and painted to match the street light standards. Graphics on signs will display the Dublin Ranch logo and the name of the street. •. .. ~'~~,~ ,~~~~ AUG 1.0 1995 g~.t-r\; R~c~n.~l~ 1 _, ~•.,r ir,i pt~ Nt~ Po8e1V-18 vp,'(` ,~/"y"L l/ • D bi' R ti ~pn r 'd r Aupu r 4 /995 Rev No ember /995 RECREATION FACILITIES Dublin Ranch offers the potential for a varied array of recreation opportunities beyond the natural open spaces and intermittent stream corridors. Pedestrian pathways and multi-use trail systems shall link neighborhoods with a neighborhood park, a private community recreation facility, open space, neighborhood amenities and future phases of Dublin Ranch. The neighborhood park shall be designed to provide recreational needs for the residents of Dublin Ranch. Private community and optional neighborhood recreation facilities shall provide additional amenities not included within the neighborhood park. The repetitious use of materials and landscape concepts within [hese facilities shall maintain continuity of the community character. Neighborhood Park • The proposed five-acre neighborhood Dublin Ranch is centrally located to se center of the community. The park is single-family neighborhoods and on streets. An intermittent stream corridor park. park within this phase of ve as the visual and social bounded on two sides by [he other two by collector runs along two sides of the Residents shall be linked to the pazk via an internal pedestrian system consisting of sidewalks, a pedestrian pathway and multi-use trails. One end of the park is connected to the natural open space by accessing an intemrittent sveam comdor trail. Design Cri[eria The neighborhood pazk shall be designed to meet the pazk standards established in the Ciry of Dublin Parks & Recreation Master Plan, July 1994. It is preferable to locate the active use areas away from private yazds. This is accomplished with a landscaped buffer created by the alignment of the intermittent stream corridor in some cases and by lowering the grade of the pazk adjacent to private yards in others. On-street parallel parking shall be available on adjacent collector roads. • ~ ~ ~ ~'~~v Page N-/9 ~~cclv~:~ ~~ 1! V~ "5 is ~ ~~ ~ -- ~,; oT ~,a_~ - _~, v ~~;r~; o. - ~, 11~ ; ~~ ~ \ O o. "O o, OPEN SPACE J , i ' ~ _ ~•,. i' o oil;i ~ "I O OPEN (• F • I ~ o SPACE ~~~. I ~ I 1 ¢I -.. a. -~_ I ~ { =~ ,,. -- ;,) ~j: - y .'' .j 'V> i 1~ ~~ ~ \0 000 0.0 ~ I \~~\ ~~ rlI ~ :'~0.-~!...r` .,irk O~~ I~~I -. ~~~ Kiln ~ __ _ '-~. ~I i ~~ . ,, o OPEN vi ~, ~ E.5 ~~Iz-1-l\ p SPACFi~~- i'~ -~, ~ 1 YY/ ~ . ~ \ OI ~I / ,L13 • • \ \ X00\ \ F\ ° -~~.; ~ 1 `~\ ~ ~~/ . o ~ ~` 'a-s / ~ o ~~ o , ~ i~/ 0 i ~~ ~/ ~ o ~' / v ~ ' i RoPi / / ///// of -- /// j ~j~ ~ -=----- ___~ /i I -------- ~i~E -= ~~ C PARKS /OPEN SPACE / PEDESTRIAN CIRCULATION PLAN Legend Neighborhood Park Private Community Recreation Facility ,Sf~'Z, Potential Medium-Density `zll,S' Recreation Facility ~~~~~ Intermittent Stream Corridor Multi-Use Trail ••••• Pedestrian Pathway 00000 Maintenance/Fire Access Road •••^^•• Bicycle Route Bike Lane Bicycle/Pedesfxian Pathway DUBLIN RANCH PHASE I DESIGN GUIDELINES Dublin, California August 4, 1995 Rev. November 1995 Rev. December 28,1995 North 0 200 400 600 f--.. ~ ~,r rl sC~ MacKay & Somps • Engineering & Planning William Hezmalhalch Architects, Inc. Architecture and Planning NUVIS Landscape Architecture Page tV-20 Dublui Ranch Dvipn Guideline Aupusl 1. 1993 • • INTER\fITTENT STREAM CROSSINO- INTERl,11TTENT STRE.aTI CORRIDOR INTER\11TTENT CROSSING PICNIC AREA TOT LOT---r ~I~': r.: ,'rj'~. s. ,Q, . ;~ J III~i`. ~ M1i-./i J.~' ~~ / TO XEIGHBORHOODS:\ND OPEX SI'AC'E --J ~~~ - _ ~.- ' V., J/ ~~ `-\ _'__-___-- V PR4CTICE FIELDS -BASEBALL- _?0' OUTFIELD - SOCCER-'_00' s 300' ~1'O NEIGI IIiURHOOD I'L:\XTI\G ~,- ~: .'; _- ;, __ _ ~. : ;/ ~ o ~ , ^. . \ (t ~ ~ ~ ~~~ ~ 1T0 NEIGHBORHOOD V ~ --' ~ ~ ,1 / , SANU \'OLLEI'UALL COURT ~~, _\ . ~7 ' ~ /~~ - I I ~ ` / / UASF:ETUALL COURT _ ' I ART:SCULPTURE ~~ .'~ (. ~ ~ i v ~ OPEN LA\1'N AREA ~ i fOR INFORMAL PLAT' PEDESTRIAN ENTRI' 1% SEATR:G/GATHERIN I G AREA J ~,, ' ~ PICNIC SHELTER COLLECTOIt STR ~` RECEIVE D EET ~R 95 -030 95 ~~~ 0 19 ~ ~~ Y DU9LIN PLANNING C ~ oncep fual NeighboY hood Park Ihblur Ranch Den'Rn Gvidelincr Av}wr I, 1995 • Landscape Treatment • • Landscaping within the public right of way shall be consistent with the character of the collector streets and include a double row of broad deciduous canopy trees. Tree planting within the pazk shall consist primarily of deciduous shade trees to provide seasonal interest and allow shade in the summer and wamtth in the winter. The groundplane shall be dominated by lawn areas for organized and passive activities. Shrub and groundcover plantings shall be limited to the perimeter edges of the park and consist of primarily indigenous plants which are compatible with the intermittent stream corridor. Slopes adjacent to residential neighborhoods shall be more densely planted to create a signi5rant buffer to private yards adjacent to the park. At focal points such as the central gathering area, accent plantings of shrubs, perennials and groundcover should have a more ornamental appearance. Private Community Recreation Facility A private community-oriented recreational facility will be included to provide additional recreational opportunities that would not be accommodated within the neighborhood park. Design Criteria Amulti-purpose building designed to be architecturally compatible with the community will act as a meeting place for organized functions. In addition to amulti-propose building, recreational amenities such as a swinuning pool and children's wading pool with seating and sunbathing areas may be installed. Design elements and site furnishings within the facility shall be thematically consistent with those used throughout the community. Medium Density Recreation Facilities The incorporation of additional private recreation facilities within the medium density neighborhoods shall be required, however, the speciSc elements which are included will be left up to the individual builder/developer. Potemial amenities within the recreation areas might consist of swimming pools, tennis courts, tot lots, and/or picnirJbarbecue areas. Design shall be compatible with the architectural styling of the neighborhood in which it serves. ~• ~ ~~ECEI~E ~2 :~, ~,~ - n~.n r; i3 J~ ~ 4?L11 ~ - ~ [:~r5L!N PLANNING Du6(in Rt • OPEN SPACE Open Space Corridors The community's open space system shall provide a network of interconnected, undeveloped lands that preserve the ridgeline and natural hills. Regulated elements encompassed and protected within the open space generally include steep slopes, sensitive habitat areas and visually sensitive ridge lands. Along with the City of Dublin's open space requirements, the project shall comply with applicable California Department of Fish and Game (CDFG), United States Fish and Wildlife Service (USFWS) and United States Army Corps of Engineers (ACOE) permitting requirements. Within the open space areas, surface drainage and wildland fire hazard maintenance shall be required. Design Criteria • New plantings shall blend into the existing and contextual landscape and consist of.indigenous plant species. Proposed planting should occur in natural, informal groupings, frame desired views and/or activities, screen undesirable views and provide privacy to homeowners. ' Disturbance and removal of native vegetation should be minimized. Revegetation shall commence as quickly as practical after rough grading operations [o minimize erosion and maintain food sources for wildlife. Although temporary irrigation may be permitted to establish vegetation, long term irrigation in natural open spaces and intermittent stream corridors is unacceptable. Multi-use roads will occur along portions of the perimeter of the natural open space areas to provide emergency and maintenance access as well as fire breaks. A secondary use of these roads will be to provide pedestrian links with other trail systems to provide access throughout the project and to other local and regional systems. ~ccit~=s Pnge N-23 ~ tl ~ ~Q~ tart a eta• ~: • Dublin Ranch Dc.ipn C'u'Arl'nec •Auyusi 4 /995 Rc No h . /oot r~ LJ RIPARIP n, „crrre•r.nw, FENCE t xwu.. _. loo +/- VARIES FENCE -SEE FENCING MASTER PLAN FOR SPECIFIC TYPE Intermittent Stream Corridor Intermittent Stream Corridors • Intermittent stream corridors should function as linear circulation corridors linking neighborhoods, parks and surrounding open space. In addition these corridors provide effective wildlife habitat opportunities. Intermittent stream corridors should provide community identity by maintaining and building upon the historical character of the si[e. A multi-use trail shall be placed along one side of the intermittent stream channel. It will link with other trail systems to provide access throughout the project and to other local and regional systems. Design Criteria Construction of the intermittent stream corridor shall depict a naturalized form with a gentle curvilinear alignment. A straight geometric channel is to be avoided. If drop structures are needed to stabilize the channel, natural materials such as boulders or logs shall be utilized. Native trees, shrubs and goundcovers should be installed within the stream corridor based on species, water requirements, user safety and surveillance visibility. • Channel shading is a critical factor for the development of wildlife corridors. When feasible, vegetation should be installed in dense masses along the stream. Concentrated plantings within 8' of the streambed will provide the most shading. Barriers, such as fences, that will impede the movement of wildlife within the stream corridor shall be prohibited. L c,(~ Page /V•24 `, .. - i , """°' " SPACGD RI PAR lAN ~ECIES ~~ ~lV ~ 5 19?5, ~a5sa-~t,+'~- DUdLI .A~~.'.I,f'._, • Dublin Ranch Desion Guide(iur ~ueu rl 4 /995 Re Novc her /995 • During and after construction of adjacent lands, specific site erosion control practices shall be employed to limit sedimentation into the stream corridor. Human access to the stream corridor shall be controlled via trail placemen[ and intetpretive signage. The multi-use trail should be set back as far from the channel as possible. Homeowners shall be apprised of the enforcement of pet leash laws within the corridors. Multi-Use Trail The multi-use trail will serve as a shared bicycle and pedestrain trail linking residential areas and the neighborhood pazk to community- wideopen spaces and to other local and regional trail systems. ~•~ Dimensions l2' MUL'n-USE Multi-use trails shall be twelve feet (12') wide. Removable bollazds TRA°~ should be placed at all entry points to prevent unauthorized motorized ' access. Multi-Use Trail Materials • Multi-use tails shall be paved with asphaltic concrete. Sttiping shall meet City standards. signage Appropriate directional and informational signage shall be provided. Bicycle Route Bike Lane The bicycle route bike lane, occurring within the roadway, will serve to link residential areas and the neighborhood park to community- wideopen spaces and other local and regional trail systems. Dimensions Bike lanes shall be a minimum of 5' wide. Materials Striping shall meet City standards. signage • Appropriate directional and informational signage shall be prov'tjed. ~v _ H-.. LI- rx, ~ 3 J ~ _ Page N•25 ~ `~ `~ ~ ~ ~~ G ~ ~ ~ II ~ f- 6~„%,,t~, ~Uiii-t .A~ ltil,r • ,, • Du6(in Rnnch Deeirn C idelinev •Auruv~ 4 /995 Rev November 1995 • Sf?` ~.._ VIEW AT RE LOT b AREA Pedestrian Pathway • Pedestrian Pathway The pedestrian pathway represents the interior pedestrian circulation route linking neighborhoods to parks and the private community recreation facility. Where feasible, the pedestrian pathway should be accessible for all users. Dimensions The width of the pedestrian pathway shall be 6'. Removable bollards should be placed at all entry points at [he collector and residential streets to prevent unauthorized motorized access. Materials The pedestrian pathway shall be constructed of concrete with a non- slip surface. • Signage Appropriate directional and locational Signage shall be Page N.26 -"~y-- ~~-._l.l~. S,SHRUBS )COVERS s h!~ 1 5 ~~~ ~~~u;td1F~ pa ~~ Dubin Ranch Desien Cuide(ius•Aueust 4. l995 Rev. Novtmber /995 r~ ~J SLOPE TO BE HYDROSEEDED WITH NATIVE GROSSES AND WILDFLOWERS WHERE DISTURBED LANDSCAPMG- 6Y HOMEO\VNER `'! .~ CONCRETE-LINEDSWALE~ 12' I ` MUL77-USE 18' MIN. ROAD FENCE AT RESIDENTIAL LOT Maintenance/Fire Access Road Maintenance/Fire Access Road • Maintenance/fire access roads occur primarily between residential lots and natural open space. They will also serve as firebreaks and in some instances as an access road for emergency and maintenance vehicles. Although its primary function is vehicular and service- oriented, pedestrians will be permitted to access and use this road to connect to various trail systems, open space areas and other residential areas. Where potential conflicts with adjacent housing occur, residential views shall be screened from the road through the use of fencing and vegetation. Dimensions Maintenance/fire access roads shall be twelve feet (12') wide. Removable bollards should be placed at all entry points to prevent unauthorized motorized access. Materials Roads shall be of crushed gravel or rock. Appropriate grades and surfacing shall meet local and state codes. Ownership and Maintenance ~J Lands designated as open space and private community recreation facilities shall be owned and maintained by a community homeowners association. Management and maintenance includes trail systems, with the exception of the intermittent stream corridor multi-use trail; drainage systems; landscape maintenance; vegetation monitoring and wildland fire practices. Page N-27 hf V~~~~~ -5-~~ 9 ~ 'Q. ~iaurlk!d;~`a.r Dublin Rm~th Den'Rn Guidelines . AuRurf I. 1995 • GENERAL LANDSCAPE The beauty of the existing rolling topography and natural landscape is the basis for the Dublin Ranch landscape concept and planting themes. Rows of trees delineating entries and streets shall depict the historical aspect of orchards and create a sense of community. Indigenous and horticulturally adaptive plant materials shall serve as unifying elements throughout Dublin Ranch. Trees shall be used to define a hierarchy of entries, streets and neighborhoods providing individuality and distinctiveness. Oak trees, native to the Tassajara Dills have been incorporated into the plant palette to reflect the historical landscape of the Tri-Valley. Recommended Plant Palette • ~ _ ` _ . .y ~ _I /I Following are recommended plant palettes which establish the desired character of Dublin Ranch. Plants have been selected to enhance entries and streets, provide shade where necessary and transition areas to open spaces and intern»ttent stream corridors. Special attention has been paid to the selection of indigenous and ornamental plants which are horticulturally adaptive to the natural characteristics of the site and are suited to the climate and soils. Community Entries r~ Street Trees ~'~` Platanus acerifolia'Yarwoad' London Plane Tree ^' Pyrus calleryana 'Ariswcret' Flowering Pear Accent Trees Prrmus cerasifera Thundercloud' Purple-leaf Plum Backffound end Median Tree Tristania confena Brisbane Box Plazanus rac®ose Shrubs • Artutus uaedo'Compacta' Strawberry Tree Arctostaphylos'Howard McMinn' Mamanita Ceanothus'Concha' Wild Lilac Cistus hybridus White Roclavse .. ~,~ ~ Flo ~xZ .,r... .:~~. ..:~r~lau.' CEIVED ens 1 0 1995 _ PagetV-zs ~ l,~_...,tn .:..~ 6 . - ~ ~ ~d.. Dublin Ranch Design Guidelines . Augusr a. l995 • Perennials Hemerocallis hybrids Day Lily Heuchera sanguinittm Coral Bells Lavandula stoechas Spanish Lavender Groundcovers Coprostna pumila'Verde Vista' No Common Name Rosmarinus o. 'Collingwood Ingram' Rosemary Vines Hardrnbergia violaceae Heppy Wanderer Neighborhood Entries -Single-Family Street Tree Pletanus acerifolia'Yarwood' London Plane Tree Shrubs Carpenteria californica Bush Anemone Cisttu ladanifer Crimson Spot Rocltrose Escallonia' Fradesii Escallonia Grewia ca1~a Lavrnder Star Flower Lepstospermtun s. 'Apple Blossom' New Zealand Tea Trce • Perervtials Hemerocallis hybrids Day Lily Lavandula stoechas Spanish Lavender Tulbaghia violacea Society Garlic Groundcovers Convolvulus mauritanictu Ground Morning Glory Coprosma pttutila'Verde Vista' No Common Name Hypericum calycinum St. Johns Wort Vines Gelsemitmm sempervirens Carolina Jessamine Macfadyrna unguis-cati Yellow Cats Claw Neighborhood Entries -Medium Density Street Trce Predetermined street tree Accrnt Tree Lagerstrcemia indite Crape Myrtle Malta floribunda Flowering Crabapple Prunes serrulata'Kwanzan' Flowering Cherry • -:~,, ,t~l°~.u,,./ 1ceZE1VEQ5 ~ b7~~ >;L'G 1 0 1995 n ~~-~ .,-•.,,rr.t Pt..•~ . - Page N-3o _~7 ,.-JGL_, • • • r~ Shrubs Bu>,vs m. japonica Grevellie'Canbera' Leptospertnum s. 'Gaiety Gul' Nerium oleander Petite Pink' Pcrcnnials Agapanthus a. Peter Pan' Dietes vegata Hemerocallis hybrids Tulbaghia violates Dublin Hancb DetiRn Guidelines 4, 1993 Japanese Bo>,wood No Common Name Australian Tea Tree Petite Oleander Lily-of--the-Nile Fortnight Lily Day Lily Society Garlic Groundcovers Cistus'Skanbergii Rockrose Rosmarinus o. 'Collingwood Ingram' Rosemary Trachelospermum asiaticum Asiatic Star Jasmine Vines Gelsemium sempervimu Carolina Jessamine Mecfadyrna unguiscati Yellow Cats Clew Arterial Streets ~'._1;~,~~: `- ~~ ~ street ree ~ "~ Pyres calleryana'Aristoerat' Flowering Pear _ "-:' ^~ '.:• • ~ ~ Accent Tree '-= ' ' ~~ ` --~ :~ Quartos agrifolia Coast Live Oak !~ ;: ``~','' ~ ~ ; ;~ = Liquidambar styraciflua American Sweet Gum . = ' :`I :' .~±;. 1 ' shrubs . ` x~; x~ r,_ `"` , ,s - Abelia grandiflora Glossy Abelia ~`: '~,; ~ P ' Alyag}ve huegelii Blue Hibiscus Arctostaphylos d. 'Howard McMinn' Marv~nita Quartos agrifolia Arbutus unedo'Compacta' Strawberry Tree Berberis mrntorensis Mentor Barberty Ceanothus'Conche' Wild Lilac Cistuc purpureus Orchid RockTOSe Nandina domestics Heavenly Bamboo Perennials Hemerocallis hybrids Day Lily Kniphofie uvaria Red-Hot-Poker Lavandula stoechas Spanish Lavrnder Limonium pere7ii Sea Lavrnder G~oundcovers Arttostaphylos Point Reyes' Man7~nita /~ Rosa banksiae'Alba Plena' Lady Bank's Rose ~!~/ ~ CJ$ p~ ~'L Rosmarintu o. 'Collingwood Ingram' Rosemary G /~ . b ~~'~~~ ~~'~~ AUG 1 0 1995 Page lV-31 ~~...~:-Iri:~^,~~ P~~~1~~. Ihblin Ronth Otn'gn Guidelines .August I, 1995 • Vines Hardrnbsgia violaceae Heppy Wanders Macfadyrna unguiscati Yellow Cats Claw Parthrnocissus quinquefolia Virginia Creeps Residential Collector Street Tree Platanus acsifolia'Yarwood' London Plane Tree Shrubs Alyog~~e huegelii Blue Hibiscus Cistus purpureus Orchid Rockrose Grevellia'Canberra' No Common Name Nandina domestics Heavenly Bamboo Viburnum tinus'Spring Bouquet' Laurustintu Perennials Dieter bicolor Fortnight Lily Limonium pere7ii Sea Lavrnds Groundcovers Coprosma pumila'Vsde Vista' No Common Name •. Vines Ficus pumile Creeping Fig Macfadyrna unguis~cati Yellow Cats Claw Residentia! Streets Desi¢tteted Street Trees by Neiehborhood Acer masophyllum (L-5) Bigleaf Maple Pistacia chinensis (L-1) Chinese Pistache Quercus agrifolia (L-ti) Coasl Live Oak Gingko biloba'Autumn Gold' (L-2) Maindenhair Trec Magnolia g. 'Samuel Sommer' (L-4) Southern Magnolia Zellova serrate (L-3) SewleafZell;ova Alternative Street Trees Fraxinus uhdei Sammel Ash Olen europaea'Swan Hill' Olive Quercus palustris Pin Oak Quscus subs Cark Oak ~f~'t~ ~~4t' ~ :t;ri,EIVE6 ~'-F~-O15 - 0 30 RUG 1 0 1995 "''.!R PLAMI~lIh' • lh61m Ranch Desrgn Gtiddinu Avgiur I, 1995 Private Residential Streets Desiynated Street Trees by Neiehborhood Gleditsia tricanthos var. inermis t;M-3) Honey Locust Nyssa sylvatica (M-1) Sour Gum Tike cordate (M-2) Little-Leaf Lindrn Alternative Street Trees Arbutus'Marine' Laurus nobilis Rhus lances Neighborhood Park ' ~ ! L ~ 'a-' - ` =- . °' Ater buergeranum . ~ . , Ceroisranadensis ~:~;. ~,~~._ : Pletanusecerifolia'Yarwood' 4z; ; ~ - Pynucalleryana'Anstocrat' - _~~:.'„ _ Querctu lobate Shrubs Quartos lobate Arbutus unedo'Compact' Aretostaphylos d 'Howard McMinn' Buddleia davidii Ceanothus'Concha' Cistus ladanifer Grevellia'Canberra' Leptospermum s. 'Gaiety Girl' Prunus caroliana Perennials Dieter bicolor Hemerocallis hybrids Limonium pereai Groundcovers Coprosmapumila'Verde Vista' Hypericum calycinum Rosa banksiae'Alba Plena' Open Space Revegetation Hvdroseed Mix Native grasses end wildflowers Strawberry Tree Grecian Laurel African Sumac Trident Maple Eastern Redbud London Plane Tree Flowering Pear Valley Oak Strawberry Tree Man7artita Butterfly Bush Wild Lilac Crimson-spot Rocltrose No Common Name Australian Tea Tree Carolina Cherry Laurel Fortnight Lily Day Lily Sea Lavender No Common Neme St. Johns Wort Lady Bank's Rose ~;;.: .. ~;s~ lV-33 ~, ~'~5.}o~gv i:efE1VEQ t Sfi ~is-G3; GUG ~ 0 1995 'qr PLANNIK: -~ " t • ~` I~ I rnn:KCI:N('Y vo-:wcl.l: l ncclss Alt'I'I:ItIAI. ti'I'Iti:l:'I~ ~: ~ .; - - ~: ~ Lam: itl .~ - ~c ti, ~~ .,+ ~. ; ~,~ ~' .~l I: v ~~,~ 1 l . ~~.. ,~1~ VIII) ,f~~l r: ; r :cud '' -~- r~ , 1 ~ \ 1 C111 OI' \k 1 I'I.I::\1.'\~ I l1N ~',W ~\\All:lt 141:~1:14\'1 )I I ( " ~ . . I 1 OPCN 1 SI'ACC- I v.; \ \121(21 lli(IItIU IIIP ~ 1~:~'I'It1'~ nll:l )II In1 Ul i \ Sl'it' '1' 1' I'I(':\ I. ('2 )111111Nf11' _`I '' vT nll II:I7-i'1.It I'U5G'llt:\II. ,~'~ KPtiIUIiN'I'I:\I. ~I'Klila' ~,~ SGC"IIUN ( tll'I:S ~~~\: SI':\l'li 1 ~'• ~I'I(il 1141 lltll0l11>I:NIIt1-11211.1: I :\1111 ,"11'1'11':\I. I ( I I ,~ l'1 q.LPl"11112 tiIRlai'I i~ 11a"I II IV i Klillil114111(III UIU I':\lif: I-I ~~ i I]IliK111'I'IT\11fRli:\n1 I ~I ('1114 ItIUUIt ;, ~~ II I ~~., =_ .ft, r T'p I-S. '1 I\l P:Knil'I`I lin'I ti I'ItliA\I Cl11tItIUlllt I ~ - v' :1'IiDPSI'KIA ~,~ ('u\I\11'SI'Il' I'A'I'I l\VAY~ ` I y ~~. ~ Q \ ~ I'.Nlll1' , ~I:'i`' ~ '' o ' i i' % y ~~ \,~ i 1 k ~~i\ 11'IiN~) Ii1.Bn11iNTAliI' ~ ~,.\ SI'ACIi 1C'lIOUI. \' \ ~ 'v :. ~ L\ 1 .. w, '.. ~ t ~_ ;, ... .~c*: ~ i'Unlnli'~II,' ~~~ ., I ... ~ 1 I'Itl\':\"1'124"n\I>IVSIII' rILL11ti 11tA'I)\'Ii ONLIj, , Ills ill ll'll0ul. ILf:C'I(Iv\I7lIS P,\1'11111' I r ,. ~ ~. j y -i .~ •I _ /.{ - 1 / ~ µj ~Il %-~ ~~ /: ` rKlYnnuasua=Nrl,\Ly4Klarl i,,u~./ 1 ~.;\~. / ~ liniklt(ifK-\-- -- =----nll~l:fbl'lll(IYltil:'l lt:\II. /~i/ I \'F:I IICLF - ~ ~ _.- ----_-.._ ~ PC I'Citl~i~ .. _ I' - _. -..... ~ I.`~ CONCEPTUAL LANDSCAPE PLAN Tree Legend ........_. , w Nu,` ....n ..... ~.`.r.._~ ~...... Wu..M1 ' i ....~...I y._u/1... ~~r... n..n ..._. w.._.......... ........... .. • .. ~....__. D!-i~I B=~ I N~ -~~ ~ A ~'~1~ E H ~~~~ ~~~~ ~~~~ 1 ~ DESIGN GUIDELINES -t!i~:a.....h4ew:~iiia~. ' . ..."y.`[Nn1i+dN14~'t Dublin, California RECEIVED AUG ~ U~99 .mt, zo, rms NnrIL zuu aou eun M•rcKay & Sumps ~ Engineering' & Plann William Hezmalhalch Architects, Inc. Architecture and Planning NUVIS • Landscape Architecture e I ,•.. • • • Duhlin Rwch Design Guideline August I, 1995 Hetcromeles erbutifolia Intermittent Stream Corridor Revegeiation Trees Aesculus califomica California Buckeye Platantu racemosa Califarnie Sycamore Quercus agrifolie Coast Livc Oak Querctu lobate Valley Oak Selo lasiolepis Arroyo Willow Salix laevigata Red Willow Shrubs Baccharis pilularis Coyotc Brush Heteromeles arbutifolia Toyon Rhamnus californica Coffee Berry Irrigation Irrigation throughout the public right-of--ways, landscape setbacks, parks and temporary irrigated open spaces shall be accomplished by means of automatically controlled spray, bubbler and drip irrigation systems. The design shall incorporate water saving techniques and equipment and shall meet the water efficient landscape ordinance adopted by the City of Dublin and AB325. All irrigation systems shall be efficiently designed to reduce overspray onto walks, walls, street and other non-landscaped areas and into natural open space areas. All imgation systems within the public right of way, such as arterial streetscapes, the neighborhood park and the intermittent stream corridor shall be designed to accommodate the use of recycled water in the event that it will be available in the future. Drip or other water conserving irrigation systems should be recommended for installation throughout Dublin Ranch. When spray systems are installed, low gallonageAow precipitation spray heads should be used in accordance with soil infiltration rates. Irrigation systems shall be valved separately depending on plant ecosystems, orientation and exposure to sun, shade and wind. The design shall be sensitive to the water requirements of the plant material selected and similar water using plants shall be valved together. Slope and soil conditions shall also be considered when valuing irrigation systems. Cx~ ~ ~ ~ ~~-~ g~z ~~kla~s ~~~ 6 1'~ ~ "CMG AU6 1 0 1995 PogelV-34 .~„fir PLAN~In •: 8)i ;,~ --- - ~f-. Dublin Ranch Design Guidelines August 4, 1995 • . 5` PILASTER, WALLS AND FENCES Pilasters, walls and fencing aze part of the common elements that compose the consistent and recurring community theme. Due to the high visibility of walls and fences, their location and design have a direct affect on the overall community appearance. Pat[ems and textures within Dublin Ranch have been chosen to complement the proposed azchitectural styles and the "upscale rural" theme. Stone and Stucco Pilasters Location Stone and stucco pilasters shall be placed at pedestrian ga[eways, within the median of the medium density entry and any terminus or change in direction of the community walls. Dimensions (Conceptual) Free standing gateway pilasters at the community and neighborhood entries shall be 4'-9 1/2" in height. Al] other pilasters shall be 6'-9 1/2" in height with the exception where a sound barrier is higher than 6'. In those instances, pilasters shall be 9 1/2" above the cap of the wall. All pilasters shall have a 4.5 degree batter with an 18" squaze dimension below the cap. The 4'-9 1/2" pilasters shall be 27" at the base and the 6'-9 1/2" pilaster 30" at the base. CONCRETE CAP DUBLM RANCH LOGO PLAQUE STUCCO STONE VENEER ~J~~>~~ :~~~d ;aECEIVED ~ ~ P~73~jD~ .: -~qr~-o3~ RuG ~, O 995 Entry Pilaster PogelV-35 ,._ `::_-~~3-..111.. l~ I • \• ~~ _ _rv ::mr _~~- n\ O \,\~~ ~' ~~~iT~ ~=~s~ ;1;~ ~~/ ii %~/ ~/~ 'i WALL ANU I+1/NCINC PLAN Legend ^^^^^ Community Nall ••••• (tail ~cncc (2-12ai1) 00000 Rail Fence (3-Rail) uuom~ Vices Fence Nolc: All other fcncin~ not shorn on Ihis plan sh:dl be a Vinod nci}~hhor fence DUBLIN RANCH PL-lAS C I DESIGN GUIDELINES D r~i~, C'~ is pipe :3I Augusl4,1995 ~~E15' E DU3~i AU G 1,0 995 ~Q.ln o:,~,~y`,, North '~I IM PLANNIN" 11 200 400 Epp ~V ~ ~~~ A1acKay & Sumps • Engineering & Planning William Ilezmalhalch Architects, Inc. Architecture and Planning NUVIS • Landscape Architecture ~y ~.- Dublin Rm~cb Detign Guideline . Augutf I, 1995 • • Materials Stone and stucco pilasters shall be square with a battered form, smaller at the top with a precast concrete cap. The stone pattern shall be primarily random running bond stacked stone with random angular larger stone accents. The stone will cover approximately two-thirds of the pilaster height, with an irregular edge adjacent to the stucco finish at the top. Finish and color of the stucco shall be identical to the community wall. Only those pilasters which act as gateways into the community and neighborhoods shall receive an oval ornamental plaque containing the Dublin Ranch logo. Stone Pilasters Location Stone pilasters shall be placed at the terminus and change of direction of all rail fences and guardrails and at each end of the monument sign wall. Dimensions The height of the pilaster at the two-rail fence and guard rail shall be 3'- 9 1/2". At the three-rail fence the height shall be 4'-9 1/2". The monumem sign wall pr7asters shall be 3'-9 1/2" in the front, closer to the intersection, and 6' in the back. All pilasters shall have a 4.5 degree batter with a 18" square dimension below the cap. The 3'-9 1/2" pilaster shall be 25" at the base, the 4'-9 1/2" pilasters, 27" and the 6' pilaster, 30". Materials Stone pilasters shall be square with a battered form and a precast concrete cap. The stone pattem shall be primarily random running bond stacked stone with random angular larger stone accents. ~~ ~ ~X' ~: ~ ~ AUG 1 0 1995 Page N-37 Dub/m Rm~ch Deign Guideline Aupuu I, 1991 • Community Wall Location -STONE•ST000O PILASTER The community wall shall be incorporated into high visibility areas such AT CHANGE M DIRECTION as az community and neighborhood entries and adjacent to arterial and STONE.'ST000O PILASTER collector street as applicable. AT END OF U'ALL~ DilnCnSIOnS ;~ Height of the community wall shall be 6'- 0". Spacing of stone and .I INTERl.1EDI.4TE ~~ ~~ and intermediate stucco columns shall be determined b l~ STUCCO COLUMN P y ~~ the length of the precast wall panel and shall always be equally spaced. ~i Typical spacing will be such that two stucco columns will be placed INTERMEDIATE between stone and stucco columns. For walls which must provide ~! srucco coLU~m sound attenuation refer to page IV-41, Sound Barriers. STON&STUCCO PILASTER M~toials EVERY THIRD WALL PANEL • • The community wall shall consist of a precast wall panel with a stucco finish of a soR neutral color to compliment the stone and stucco pilasters. A continuous concrete cap to match the stucco shall run the length of the wall panels. A horizontal groove to provide architectural interest and a trim line for vines shall be incorporated into the wall panel 12" below the wall cap. Two intermediate stucco columns, to [Hatch the color and fetish of the precast wall panels, shall be equally spaced between stone and stucco pilasters. PRECAST CONCRETE CAP STUCCO CONCRETE N'ALL CAP ~-~ - 570NE VENEER HORIZONTAL GROOVE iN'TERMEDIATE PILASTERS TO MATCH COLOR AND FINISH OF \1'ALL PANELS PRECAST N'ALL PANELSTUCCO FINISH PAINTED A SOFT. NEUTRAL COLOR RECEIVED D PA ~S-o~P~G ' ~ ~a rze uti r.'U9LIN PLI Community Wall with Pilaster • Drbin' Rm~eh r)en'gn Guideline . Aupun 1, /995 STO\E .AND STUCCO PIL.aSTER -CONCRETE \\'.\LL CAP HORIZONTAL GR00\'E rSTUCCO ACCENT U':\LL i I ~~_ - 18 R ~ va- ~ y Accent Wall Stone Accent Wall Location Stone accent walls shall be incorporated into the gateway columns at the community entries on Tassajara Road. Where space allows, they should also be incorporated into the gateway pilasters at the entries for medium density neighborhoods. C~ Dimensions Height of the accent walls shall be 6' sloping down to 4'-6". The curved potion at slope shall have an 18" radius. Materials The stone accent walls shall slope down towards the street. The stone pattern shall be primarily random running bond stacked stone with random angular larger stone accents. .'. Dv6fin Rm~ch Den'Rn Gvulelinu . Avpuy f, 1 flflS PRECAST CU~CRET): CAP STONE PILASTER N ~ ~. 1-\- STONE PILASTER Rail Fence (2-Rail) with Pilaster PRECAST CONCRETE CAP N p Q Q • FENCE POST (S' o.c.) R41L FENCE POST (8' o.c.) R41L Rail Fence (3-Rail) with Pilaster A three-rail fence shall alternate with the community wall within the Tassajara Road parkway. Location of the three-rail fence should be determined by the street layout within the medium density neighborhoods. It is preferred that when there is a frontage road that the three-rail fence be used. Dimensions The two rail fence shall be held at 3' in height and the three-rail fence at 4' in height to the top rail. Materials The rail fence should be constructed of a high grade durable injection molded white vinyl or concrete to simulate a wood rail fence. Stone pilasters will occur at any terminus and change in direction of the rail fence. Intermediate posts shall be appro~dmately 8' on center. • Pagr/V-f0 gg i ~C='b VOA ~(' ~,~~~ °~~vAUG 1.0 99.5 .. Dublin Ranth~Design Guidelines August 4, 1995 J • • CONCRETE CAP -y~ ~. .... ~_ . ~~ STONE VENEL•R ~ :~ Sound Barriers Location Sound barriers within the Tassajaza Road pazkway shall be placed where lots within the medium density neighborhoods are side or rear loading. As a sound barrier for front loading lots, side yard fencing between homes shall be designed for sound attenuation and incorporate the architectural design of the neighborhood. The sound barrier adjacent to the Fallon Road extension shall be placed on the property line of the single-family residential neighborhood. Dimensions The height of the barrier shall be determined by sound attenuation requirements as recommended by an acoustical study with a minimum height of 6'- 0". If a required sound barrier is greater than 6'-0", berming shall be utilized to minimize the height of the wall when used within the Tassajaza Road parkway. Berming is optional in other applications requiring a sound barrier greater than 6'-0'. Sound barrier walls within the public right-of-way shall be identical in form, materials and color to the community wall. Side yazd fencing which must provide sound attenuation shall be designed to reflect the architectural style of the buildings and be constructed airtight. Materials CONCRETE WALL CAP HORIZONTAL GROOVE INTERMEDIATE PILASTERS TO MATCH COLOR AND FMISH OF WALL PANELS PRECAST WALL PANEL-STUCCO FMISH PAINTED A SOFT, NEUTRAL COLOR Sound Barrier Page /I'-~! AU G 1 0 995 "~'' ~ ~`~`~ ~ ~ ~' ~.~~, ~~~ C':SL1N PLANNIP:" , ,:: ~.7-.. r v Dublin Rmtch Dengn Glidtlincr .August I, 1993 • View Fences Location View fences shall be located where homes back onto natural open space. Dimensions View fences shall be 6' in height. When a half and half view fence is desired for privacy, the open wire portion shall be a ma~dmum of 3' from the top rail. Mate~wls View fencing shall consist of wood and wire mesh. Where privacy is of concerti the view fence can be solid wood on the bottom with an open wire mesh on top. Where privacy may not be of concern the view fence may be all wire mesh. • POST (6' o.c.) C - L n - • ~ ! ~~I ~ i~li ' 1 n RECEI ti•'t'gI,1N MESH CAL BOARDS ~F View Fence (Half and Half) By 1,C~ti ' ~ €~4be ,~ ' ~`°~ i IIN~" View Fence (Full) Du61in Raneh Design Gvidelints . Avguy I. 1995 • Good Neighbor Fences Location Good neighbor fences shall occur between lots and adjacent to residential streets. Where fencing faces onto streets, a 12" high lattice panel shall be incorporated into the top portion of the good neighbor fence. Dimensions Good neighbor fences shall be 6' in height. Materials Good neighbor fences shall be constructed of wood. \YOOD POST (S' o.c.l ~~ ~~`~`p .;`~ \~. ~~~v~- LATTICE I ~,~,. , ~ I I ~ ~ ~ I ~ I ~ ~ ~ VERTICAL BOARDS I~ ~ ili ;l '~' '' iiil ' ~ I~ i _~ 1 Good Neighbor Fence with Lattice DS • l3 GEIVED ~- o_ Page /r'-~3 3L!I~PL,i4NI Good Neighbor Fence ~~~~~~ ., ~~~. C~ Dublin Ranch Den'Rn Guidclinea .August I. 1993 Guardrail Location Guardrails shall be used where the residential collector sweet crosses an intermittent sveam corridor. Dimensions Height of guard rail shall be 3'-ti" which includes a 6" raised curb. Materials The design of the guardrail shall be consistent with the Dublin Ranch theme by incorporating stone pilasters with a two rail steel fence similar in design and color to the rail fence. A stone pilaster shall terminate the guardrail at both ends. A 6" raised concrete curb at the base of the guardrail shall be placed between the pilasters. • Guardrail • ...,; ;.. ~a~~.;,, , ~~~~ ~~~~ RECEIV Page IV-~I ---- 1~~. RESOLUTION NO. - 95 • A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOI\4MENDING CITY COUNCIL APPROVAL AND ESTABLISHMENT OF FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) DISTRICT REZONE CONCERNING PA 95-030 DUBLIN RANCH PHASE I WHEREAS, Ted Fairfield, representing property owner Jennifer Lin, submitted a Planned Development (PD) District Rezone request (PA 95-030 Dublin Ranch Phase I) for rezoning an approximate 210 acre site to PD Single Family (Low Density) Residential (109.8 acres; 570 dwelling units); PD Medium Density Residential (35.7 acres; 277 dwelling units); and PD Open Space (57.5 acres). The PD Rezone request also includes a 5 acre neighborhood park and a 2 acre private recreational facility. The project is generally located east of Tassajara Road and approximately 4,000 feet north of the Interstate 580 Freeway, within the Eastern Dublin Specific Plan project area; and WHEREAS, on October 10, 1994, the City Council approved a Planned Development District Overlay Zone (Prezone) fora 1,538 acre site located within the adopted Eastern Dublin Specific Plan project area (PA 94-030); and • R'HEREAS, on November 14, 1994, the Alameda County LAFCo approved the Eastern Dublin Reorganization for PA 94-030; and WHEREAS, on January 12, 1995, the Alameda County LAFCo unanimously disapproved the request to reconsider the Eastern Dublin Reorganization approval (PA 94-030); and WHEREAS, on January 23, 1995, the City Council ordered the territory designated as Annexation/Detachment No. 10 annexed to the City of Dublin, which includes the 1,538 acre site and annexed to the Dublin San Ramon Services District and detached from the Livermore Area Recreation and Park District (PA 94-030); and \\'HEREAS, Annexation/Detachment No. ] 0 became effective on October 1, 1995; and WHEREAS, the Dublin Ranch Phase I project site is located within the 1,538 acre site that has been prezoned and annexed, and the Applicant's request complies with the existing Planned Development District Prezone provisions; and \WHEREAS, the Applicant's PD Rezone request amends the initial PD Prezone and includes a District Planned Development Plan as required under Section 11.2.7 of the Eastern Dublin Specific Plan, and a Land Use and Development Plan as required under the City's Zoning Ordinance, Title 8, Chapter 2, Section 8-31.16; and • 1 g:\pa95.030\pcpdrcso\crc ~~~'T WHEREAS, the Planning Commission held a public hearing to consider this request on January • 2, 1996; and WHEREAS, proper notice of this request was given in all respects as required by law for the Planning Commission hearing; and WHEREAS, an initial study was prepared for the project dated November 17, 1995 and found that the project is exempt according to section 15182 of the State CEQA Guidelines. The project is a residential project undertaken pursuant to and in conformance with the adopted Eastern Dublin Specific Plan and none of the events described in section 15162 of the State CEQA Guidelines have occurred since the adoption of the Specific Plan or certification of its EIR. No new effects could occur and no new mitigation measures would be required for the Dublin Ranch Phase I PD Rezone project that were not addressed in the Final Environmental Impact Report for the Eastern Dublin project, and the PD Rezone is within the scope of the Final Environmental Impact Report; and WHEREAS, a Staff Report was submitted recommending Planning Commission approval of the Planned Development District Rezone subject to conditions; and VI'HEREAS, the Planning Commission heard and considered all said reports, recommendations, ~~~itten and oral testimony submitted at the public heazing as herein above set forth. • NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby f nd: 1. The proposed PD Rezone, as conditioned, is consistent with the general provisions and purpose of the PD District Overly Zone (PD Prezone), the City General Plan and the Eastem Dublin Specific Plan provisions and design guidelines; and The rezoning, as conditioned, is appropriate for the subject property in terms of being compatible with existing land uses in the azea, and will not overburden public services; and The rezoning will not have substantial adverse effects on health or safety, or be substantially detrimental to the public welfare, or be injurious to property or public improvements. BE IT FURTHER RESOLVED that the Planning Commission hereby recommends City Council approval of PA 95-030 Dublin Ranch Phase I subject to the general provisions listed below: GENERAL PROVISIONS A. P~pose • This approval is for a Planned Development (PD) District Rezoning for PA 95-030 Dublin Ranch Phase I. This PD District Rezone that includes a Land Use and Development Plan and District Planned Development Plan is consistent with the initial Planned Development (PD) District Prezone and amends g:\pa95-030\pcpdrcso\crc . , . _sY-. ~-.-.r.i~. the initial Prezone with more detailed land use and development plan provisions. The PD District Rezone • allows the flexibility needed to encourage innovative development while ensuring that the goals, policies and action programs of the General Plan and Eastern Dublin Specific Plan aze met. More pazticulazly, the PD District Rezone is intended to ensure the following policies: Concentrate development on less environmentally and visually sensitive or constrained portions of the plan area and preserve significant open space aeeas and natural and topographic landscape features with minimum alteration of land forms. 2. Encourage innovative approaches to site planning, building design and construction to create a range of housing types and prices, and to provide housing for all segments of the community. Create an attractive, efficient and safe environment. 4. Develop an environment that encourages social interaction and the use of common open areas for neighborhood or community activities and other amenities. Create an environment that decreases dependence on the private automobile. B. Dublin Zoning Ordinance - ARplicable Requirements • Except as specifically modified by the provisions of the PD District Rezone, all applicable and general requirements of the Dublin Zoning Ordinance shall be applied to this PD District. C. General Provisions and Develonment Standards Intent: This approval is for the Planned Development (PD) District Rezone PA 95-030 Dublin Ranch Phase I. This approval rezones 109.8 acres to PD Single Family Residential (570 dwelling units; 5.2 du/ac); 35.7 acres to PD Medium Density Residential (277 dwelling units; 7.8 du/ac), for a total maximum of 847 dwelling units; and 57.5 acres to PD Open space. The number of dwelling units and mix of dwelling unit types (i.e. ratio of Single Family Residential to Medium Density Residential) can vary under each residential land use category while staying within the approved density ranges. However, the total number of units shall not exceed the maximum number of dwelling units, which is 847. This approval also rezones 5 acres for PD neighborhood park and 2 acres for a private recreational facility. Development shall be generally consistent with the following PD Rezone submittals labeled Exhibit A on file with the Dublin Planning Department: a. District Planned Development Plan, Land Use and Development Plan, comprising the Phase I Site Plan, 20-Scale Plotting Maps, and Boundary and Phasing Plan, prepared by MacKay and Somps, William Hezmalhalch Architects, Inc. and NUVIS dated received August 10, 1995 and November 15, 1995. CJ g:\pa95-030\pcpdreso\crc -;. 91y. ,._ !//' • b. Dublin Ranch Phase I Architecture and Landscape and Open Space Design Guidelines prepazed by MacKay and Somps, William Hezmalhalch Architects, Inc. and NiJVIS dated received August 10, 1995 and November 15, 1995. 2. Single Family Residential: Development standards within the Single Family land use designation shall conform to the City of Dublin R-1 District provisions and the PD District Overlay Zone for PA 94-030 Eastern Dublin (City Council Resolution No. 104-94). As the R-1 District base zone, all the R-1 District provisions shall apply, except those superseded by the following provisions. Only detached single family units are al-owed in this District. Lot Size: Median Lot Width: Minimum Lot Frontage: Minimum Lot Depth: 4,000 sq. ft. minimum 50 feet 35 feet 80 feet Front yard Depth (setback from back of sidewalk): ~J Minimum 12 feet to porch or living area. Minimum 17 feet to garage, except for side opening garages (minimum .15 feet to side opening garages). Driveways less than 20 feet in length require automatic garage door openers and "roll up" doors Side Yard (setback): Minimum 5 feet to living azea -Minimum 10 feet at comer conditions Gazages located at the reaz half of a lot have no minimum side yazd. Building restrictions for zero lot line structures shall be applied as conditions of Site Development Review approval. Rear Yard (setback): 5 feet minimum. Include a useable yard equal to 10% of the lot size with a minimum dimension of 10 feet in any direction. Garages located in the reaz half of a lot have a 3 foot minimum rear setback. Minimum Building Sepazation: • Maximum Building Height: g:\pa95-030\pcpdreso\crc 10 feet (excluding allowable encroachments). 30 feet or 2 stories at any one point. ~~: • 3. Medium Density Residential: Development standards for attached and detached units within the Medium Density land use designation shall conform to the City of Dublin R-S District provisions and the PD District Overlay Zone for PA 94-030 Eastern Dublin (City Council Resolution No. 104-94). As the R-S District base zone, all the R-S District provisions shall apply, except those superseded by the following: Attached Standards: Front Yard Depth: Minimum 10 feet to porch or living azea. Minimum 5 feet to garage. Side Yard (setback): Minimum 5 feet including encroachments (UBC standards). Rear Yard (setback): Minimum 10 fee[ to living area. Yard Space: Provide a useable yard of 150 square feet with a minimum dimension of ] 0 feet in any direction. Upper floor units shall have a deck of at least 50 square feet w~i[h a minimum dimension of 5 feet. • Minimum Building Separation: 10 feet including encroachments (UBC building standards). A~aximum Building Height: 30 feet, or 2.5 stories at any one point. Detached Standards: Minimum Lot Size: 2,000 squaze feet Median Lot Width: 30 feet at building setback; 35 feet at corner conditions Average Lot Depth: Not Applicable Front Yard Depth (setback from back of sidewalk): Minimum 10 feet to porch or living azea. Minimum 5 feet to garage without driveway, or greater than 17 feet to gazage with driveway, except for side opening gazages. • g:\pa9>-030\pcpdreso\crc _ _ - ~ o-- ~//` Driveways less than 20 feet in length require automatic • gazage door openers and "roll up" doors. Side Yazd (setback): 3 feet minimum- 6 feet at corner conditions: Garages have 0 foot side yazds. Rear Yard (setback): 5 feet minimum. Provide a minimum useable yazd of 150 sq. fr. with a minimum dimension of ] 0 fee[ in any direction. Garages may have 0 feet rear yards. Minimum Building Sepazation: 6 feet Garages may be attached. Reciprocal easements may be used to satisfy yard requirements. Maximum Building Height: 30 feet, or 2.5 stories at any one point. Additional Standards: Garages: Pazking requirements may be met with tandem gazages. • Adjacent Uses: Interior side yard setbacks adjacent to common open space, parks, greenbelts and strean~ corridors shall be a minimum of ] 0 feet. Encroachment: The following encroachments shall be allowed to project up to 2 feet into yard setbacks: eaves, azchitectural projections, fireplaces, (including log storage and entertainment niche), balconies, bay windows, window seats, exterior stairs, second floor overhangs, decks, porches and air conditioning equipment. All non-fire rated encroachments must be at least 3 feet from property lines. Front Yard Landscaping: The applicanUdeveloper shall install front yard landscaping within all the medium density neighborhoods. 4. Curvilinear Streets: Site design of the individual neighborhoods may vary from that shown in Dublin Ranch Phase I Rezone (PA 95-030) if the number of units in a neighborhood is adjusted or attached units aze substituted for detached (in medium density neighborhoods only). However, the concept of curvilineaz streets and cul-de-sacs cannot be altered. • 5. Architectural Design: Eight distinct azchitectural styles aze described in the Dublin Ranch Phase I Architecture and Landscape and Open Space Design Guidelines and architectural elevations. Any or all of these styles can be utilized in an individual g:\pa9i-030\pcpdreso\crc ,~ neighborhood. Additional styles can be permitted at Site Development Review if it is • detertnined they would not change the overall chazacter of the Dublin Ranch Phase I plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend City Council approval of PA 95-030 Dublin Ranch Phase I PD Rezone subject to the following conditions: CONDITIONS OF APPROVAL: Unless stated ot herwise. a ll Conditions of Approval shall be co mplied with prior to final occupancy of anv building. and sh all be sub ject to Planning Department review an d approval. The following codes represent those departme nts/aPencies responsible for monitorin g complianc e of the conditions of aRnroval: [PL] Planning= [Bl Building. [P] Parks and Commun itv Services. [~] Police. [PW] Public Works. [ADM] Administ ration/City Attorney. [FIN] Finance. [ 1 Doughert ~Regional Fire Authority, jDSRI Dublin S an Ramo n Services District. [CO] Alameda Co unty Flood C ontrol and Water Conservation D istrict (Zo ne 71. GENERAL 1. The Land Use and Development Plan, District Planned Development Plan and Architecture and Landscape and Open space Design Guidelines for Dublin Ranch Phase I (PA 95-030) are conceptual in nature. No formal amendment of this PD Rezone will be required as long as the • materials submitted for the Tentative Map and Site Development Review are in substantial conformance with this PD Rezone and the Eastern Dublin Specific Plan. The Planning Director shall determine conformance ornon-conformance and appropriate processing procedures for modifying this PD Rezone (i.e. staff approval, Planning Commission approval of Conditional Use Permit, or City Council approval of new PD Rezone). Major modifications, or revisions not found to be in substantial conformance with this PD Rezone shall require a new PD Rezone. A subsequent PD rezone may address all or a portion of the area covered by this PD Rezone. [PL] Prior to obtaining building permits, the applicant must receive Site Development Review (SDR) approval as established in the City of Dublin Zoning Ordinance, unless the Planning Director approved a SDR waiver and a zoning approval is granted upon the determination that the construction constitutes a minor project and building permit plans aze in accord with the intent and objectives of the SDR procedures. [PL] 3. Except as may be specifically provided for within these General Provisions for PA 95-030, development shall comply with the City of Dublin Site Development Review Standard Conditions (see Attachment A-1). [PL] 4. Except as may be specifically provided for within this PD, development shall comply with the City of Dublin Residential Security Requirements (Attachment A-2). [PO] 5. The design, location and material of all fencing and retaining walls shall be subject Site • Development Review approval unless the Planning Director waives the SDR requirement. [PL] g:\pa9i-0301pcpdmso\crc / rJ ~ ,- 1 /~ 6. The applicant shall comply with all grading guidelines as indicated on page 103 of the Eastern • Dublin Specific Plan. [PW, PL] 7. The Declaration of Covenants, Conditions and Restrictions (CC&Rs) of one or more Dublin Ranch Phase I homeowners associations shall be submitted with the Tentative Map and/or Site Development Review application, and shall be subject to review and approval of the Planning Director and City Attorney prior to recordation of the Final Subdivision Map, or prior to Site Development Review approval. [PL, ADM] D V ..OPMFNT A F.EMENT The Dublin Ranch Phase I project proponent and the City of Dublin shall enter into a development agreement prior to Tentative Map approval, which shall contain, but not be limited to, provisions for financing and timing of on and off-site infrastructure, payment of traffic, noise and public facilities impact fees, in lieu affordable housing fee, and other provisions deemed necessary by the City to find the project consistent with the Eastern Dublin Specific Plan. At some future date, the applicant shall be responsible for paying all fees required by the Development Agreement. [PL] SCHOOL FACILITIES IMPACT MITIGATION 9. No tentative subdivision map for all or any part of the area covered by this Land Use and Development Plan shall be approved by the City Council until the applicant has entered into a • written mitigation agreement with the affected school district(s) and the City. The mitigation agreement shall establish the method and manner of financing and/or constructing school facilities necessary to serve the student population generated by the development. The mitigation agreement shall address the level of mitigation necessary, the amount of any school impact fees, the time of payment of any such fees and similar matters. The City shall be a party to any such agreement only for the purpose of assuring uniformity with respect to different property owners and appropriate land use planning. [PL, ADM] 10. A noise study shall be required for the Tentative Map application submittal to show how interior noise levels will be controlled to acceptable limits. [PL, B] SCENIC CORRIDOR POLICIES 11. The applicant shall comply with the City's proposed Eastern Dublin Scenic Corridor Policies and Development Standards. If the Eastern Dublin Scenic Corridor Policies and Development Standards have not been adopted prior to approving the Tentative Map for the project, the applicant shall demonstrate compliance with the Eastern Dublin Specific Plan's scenic corridor, development standazds and grading policies and action programs through a detailed visual analysis submitted with the Tentative Map application. [PL] L g:\pa95-030\pcpdrcso\crc ,_, /Q p LANDSCAPE/OPEN SPACE/TRAILS • 12. As part of the Tentative Map approval, the applicant shall offer to dedicate the intermittent stream/open space and trail corridors. If the City accepts this dedication of improvements, no credit for these areas and improvments shall be given towards parkland dedication requirements. [P, PL, PW] 13. All graded cut and fill slope areas shall be revegetated with native trees, shrubs and/or grasses, subject to Site Development Review approval. [PL, PW] 14. All landscape within the open space and common aeeas, including the neighborhood park and the intem3ittent stream and open space corridor shall be subject to Site Development Review approval. The proposed landscape plans to be submitted with the Site Development Review application shall take into consideration Dublin Ranch Phase I PD Rezone comments prepazed by Singer, Hodges, Evans, dated received October 10, 1995. [PL] 1 ~. Appropriate all weather surface (e.g. crushed gravel or rock) vehiculaz access to open space, various trail s}~stems and some residential areas, as shown on Exhibit A, shall be provided and maintained on a continuous basis, to the satisfaction of the Fire Chief, Public Works Director and Planning Director. [F, PW, P] 16. A minimum 25 foot setback from the intermittent stream/open space corridors shall be required • wherever possible. [PL] BUILDING 17. All project construction shall confornt to all building codes and ordinances in effect at the time of building permit. [B] 18. The following information shall be submitted with the Tentative Map application: 1) Dublin Ranch Phase I Geotechnical Report dated June 19, 1995; 2) solar panel guidelines; 3) clazification of new Zone 2 or Zone 3 water reservoir location and need; 4) City of Pleasanton's water reservoir details (i.e., fences, retaining walls, roadway for access). [B] PARKS AND RECREATION 19. The applicant shall comply with the City's Dublin Municipal Code ,Chapter 9.28 Dedication of Land for Park and Recreation Purposes and the Dublin Parks and Recreation Master Plan park dedication and design requirements by either dedicating 12 acres of park land, or paying park dedication in-lieu fees, or providing a combination of both pazk land dedication and in-lieu fees based on the maximum number of units proposed, prior to Final Subdivision Map approval. [P, PW, PL] CJ g:\pa95-030\pcpdreso\crc 1 ' BIOLOGICAL RESOURCES • 20. The applicant shall comply with the City's proposed Stream Corridor Restoration Program and the Grazing Management Plan. The project's intermittent stream enhancement and restoration improvements shall comply with the Plan requirements and shall be submitted with the Tentative Map application for the Dublin Ranch Phase I project. If a Stream Corridor Restoration Program and the Grazing Management Plan have not been adopted prior to approving the Tentative Map for the project, the applicant shall provide project specific stream corridor restoration and grazing management requirements and shall submit this plan during the Tentative Map project review. [PL, Zone 7, PW] 21. The applicant shall comply with all Eastern Dublin Specific Plan EIR mitigation measures for mitigating potentially significant plant and animal species impacts (e.g. Applicant shall submit a preconstruction survey prepared within 60 days prior to any habitat modification to verify the presence of sensitive species. A biologist shall prepare the survey and shall be subject to the Pla~ming Department review and approval). Any updated surveys and/or studies that may be completed by a biologist prior to Tentative Map application submittal shall be submitted with the Tentative Map application. [PL] PARKING 22. The availability of adequate on-street pazking within the Medium Density Residential area shall be • re-assessed prior to Tentative Map approval to determine its adequacy. [PL, PW] TRAFFIC/PUBLIC WORKS 23. The Applicant shall meet all City of Dublin minimum roadway standards for public streets prior to Tentative Map approval. [PW] 24. Applicant shall pay a traffic impact fee based on the adopted Eastern Dublin Traffic Impact Fee (per Resolution No. 1-95) and the I-580 Interchange Traffic Impact Fee. These fees shall be paid prior to final inspection of each unit, unless and until, the City Council amends Resolution 1-95 to make the fee payable prior to issuance of building permits. [PW, B] 25. The applicant shall submit an update of the traffic study prepazed by TJKM dated December, 199`_ with the Tentative Map application and the study shall be subject to review and approval by the Public Works Director. Appropriate traffic mitigation measures will be identified and included as conditions of Tentative Map approval. Such traffic mitigation may include, but not be limited to: [PW] a. Traffic signalization b. Roadway shoulder construction c. Frontage improvements • d. e. pavement widening Overlays of existing pavement f. Dedications ofright-of--way 10 g:\pa95-030\pcpdrcso\crc .._~oL ,.. !~. g. Restriping • 26. Where decorative paving is installed in public streets, pre-formed traffic signal loops shall be used under the decorative paving. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the City Manager. Decorative paving plans shall be submitted with the Tentative Map application submittal and shall be subject to the review and approval of the Public Works Director. [PW, ADM] 27. Street lights on arterial streets shall be the City Standard cobra head luminaries with galvanized poles. Where decorative lights aze to be used on residential streets, these lights shall be designed so as to not shine into adjacent windows, shall be easily accessible for purchase over a long period of time (e.g. 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan demonstrating compliance with this condition shall be submitted with the Tentative Map application and shall be subject to the Public Works Director's review and approval. [PW] 28. Street name signs shall display the name of the street together with a City Standazd shamrock logo. Posts shall be galvanized steel pipe. A street sign plan shall be submitted with the Tentative Map application and shall be subject to the Public Works Director's review and approval. [PW] 29. The applicant shall construct a minimum 10 foot wide bicycle/pedestrian path between the looped • residential collector street and Fallon Road, as shown on Exhibit A. [PW, PL] FIRE 30. Applicant shall comply with all DRFA fire standazds, including minimum standards for emergency access roads and payment of applicable fees. [F] 31. Afire buffer zone between the development azea and open space azea shall be provided and maintained by a home owners association on a continuous basis to the satisfaction of the Dougherty Regional Fire Authority. [F] 32. The applicant shall comply with the City's proposed Wildfire Management Plan. The Plan requirements shall be incorporated into the CC&Rs for the Dublin Ranch Phase I project. If a Wildfire Management Plan has not been adopted prior to approving the CC&Rs for the project, the applicant shall provide a project specific wildfire management plan and shall submit this plan during the Tentative Map project review. [F, PL, PW] TI .ITY ~ .RVI /PO TA RVI S 33. The location and siting of project specific wastewater, storm drainage and potable water system infrastructure shall be consistent with the resource management policies of the Eastern Dublin • Specific Plan. [PL, PW, DSR] g:\pa95-0301pcpdrcso\crc 34. Applicant shall submit plans for the water and sewer systems to service this development • acceptable to DSRSD, pay fees required by DSRSD and receive DSRSD's approval prior to issuance of any building permit. Developer shall construct these facilities prior to final inspection of the first unit. [B, PW, DSR] 35. The applicant shall provide a "will" serve letter from DSRSD prior to issuance of the grading permit, which states that the Dublin Ranch Phase I project can be served by DSRSD for water and sewer prior to occupancy. [B, PW] 36. Applicant shall provide a recycled water system for the landscaping within the Dublin Ranch Phase I area per City of Dublin, Zone 7 and DSRSD requirements. The landscaping areas must meet City of Dublin Water Efficient Landscape Ordinance requirements. [PW, Zone 7, DSR] 37. Applicant shall provide Public Utility Easements per requirements of the City of Dublin and/or public utility companies as necessary to serve this area with utility services. [PW] 38. The applicant shall confer with local postal authorities to determine the required type of mail units and provide a letter from the Postal Service stating their satisfaction at the time the Tentative Map and Site Development Review submittal is made. Specific locations for such units shall be to the satisfaction of the Postal Service and the Dublin Planning Department. [PL] 3S Prior to issuance of building permits, the applicant shall provide "will serve" letters from appropriate agencies documenting that adequate electric, gas, telephone and landfill capacity is • available prior to occupancy. [PL] 40. The applicant shall work with DSRSD to help fund a recycled water distribution system computer model that reflects the adopted Eastern Dublin Specific Plan and General Plan Amendment. [DSR] 41. The applicant shall comply with all Alameda County Flood Control and Water Conservation District -Zone 7 Flood Control requirements and applicable fees. [Zone 7, PW] Ml. AN .O A T N D BLIN 4P . IFI P .AN/ .NE A . P .AN AM .NDM NT FINA . F.IR MITIGATION MEASURES 42. Applicant shall work with LAVTA to establish the need, bus route(s), bus tumouts, bus stop sign locations, bus shelter locations, and other transit amenities for this project prior to Site Development Review approval. [P W] 43. Applicant shall design bus turnouts, transit shelters and pedestrian paths (sidewalks) consistent with the proposed LAVTA routes and stops and the City of Dublin's requirements and standazds prior to issuance of building permits for the residential units. These design plans shall be submitted with the Tentative Map application submittal and subject to the Public Works Director review and approval. Construction shall be undertaken as part of the street improvement work. • [Pw] 12 g:\pa95-030\pcpdrcso\crc -...: X04 ~- /// ~J 44. The applicant shall comply with the City's erosion and sedimentation control ordinance. [PW] 45. The applicant shall comply with all visual resource mitigation measures of the FEIR relative to grading, scenic corridors, scenic vista preservation, and similar visual resources. [PL, PW] 46. The applicant shall comply with the City's solid waste management and recycling requirements. [ADM] 47. All new reservoir construction shall comply with DSRSD's requirements. [DSR, PW] 48. The applicant shall comply with all action programs and applicable mitigation measures of the Eastern Dublin General Plan Amendment/Specific Plan and companion Final Environmental Impact Report (FEIR), respectively, that have not been made specific conditions of approval of this PD Rezone. [PL] PASSED, APPROVED AND ADOPTED this AYES: NOES: ABSENT: • ABSTAIN: ATTEST: Planning Director • g:\pa95-0301pcpdrcso\crc day of , 1996. Planning Commission Chairperson 13 .... lo~~;. , /~~ • ~~ ~J VICINITY MAP N.T.S. I ' I~ N C~~ Co9~1 0 ac DUBLIN a 0 n ROAD DUHLiN BOULEVARD I-580 ~ ~ 0 ~ a ~PCl~~P <4~~ x PLEASANTON ~~ ~~~ 1 a~ e ~ ~our1.9 ~e o Sy l~n cm ~nm ~s+e - OPEN SPACE MAINTENANCE RESPONSIBILITIES APPROXTNIATE OPEN SPACE MAINTENANCE BOUNDARY ARTERIAL srREer Legend Publicly Maintained ' , ~. CITY OF ! C- ~ ~ - "~`+1' NEIGHBORHOOD ENTRY-SINGLE ~ ~ PLEASANTON ' - , .-- X11 Y7YPICAL i Community Home Owners MEDRIM DENSRY AIER RESERVOIR ~;1 4. I-~rI Association Maintained ~g~IONp~Y ; ~ ~ •O fi TOR STREET i I ' ~ I NEIGHBORHOOD . ~ ~,~~ = ENTRY- MEDIUM ' i ~ BJTERMITTENT DENSITY TYPICAL If 'D ~ -a I STREAM L-2 . . R+.I CORRIDOR COMMUNITY } ~' ~ 1 ENTRY i L 5 ~` .. ` - .. ~ • - / 11. . ~ ~ ~W -. COMMUNITY ~,, ~ \ ~ EMRY t 4r. ~, Y ~ ~ `fie ;'' \ ~~'` ~.~\ ~ -.. ~ ' : y . ~~ `. < y.W. -, ELEMENTARY ~\\ \ • - ' - SGHGOL DUBLIN RANCH ~ ., ~:. ~1 A L-4 ~F-~-~' \ ,; _ , " ,.. ~ ~ ~ ~,a~~ \ PHASE I COMMUNITY ~: - _ ~ \~ PLANNED DEVELOPMENT DISTRICT/ .EMRY i 1 ~ i- i` 4 x ` - "' '~ ~ - - - - Y ~ ATYPICAL LOTS ~~~ \' LAND USE AND DEVELOPMENT PLAN `~ ~ ~I ~ y PRNATE COMMUNITY Q.LUSTRA77VE ONLY . ~ HIGH SCHOOL RECREATION FACILITY r ,I , i I j j~ Dublin, California a i ~ ~~/ / %~ Novemberl995 ~ ~ - '~. ~ & PRIVATE RESIDENTIAL STREET / ~ j ~ ~ S North 0 200 400 600 EMERGENCY` ~ 1 i ~ Oj ~ ' VEHICLE ,''1 _. _ ~~j ~ ~ ACCESS ~ •`• _.` . .~ : ' _ -' _ - - -- -_ FUTURES i ~ • ~:. ~ 'fit-== _ ------ MacKay & Somps • Engineering & Planning • William Hezmalhalch Architects, Inc. • ~ Architecture and Planning ~v; ~' NUVIS • Landscape Architecture At~~hnid~t a SANITARY SEER ~ NOIt'1'I l • ~.EGEND: Nrs ~ ~ ~ ~ DSRSD INSTALLED f,_ - DEVELOPER INSTALLED ~.--j r'' !~ ~ ~.. E _. C~ ~ ~ ~ / ~ • f a ~ rr 1 .~ t ` t ;, ~Y r .~.. .~.' . ~ ~ ~, . ,rC.:.. 7 , . , . I ~. .r/~ r '-4 _. E _ ~.~ F. _ ... ~ v+ M ~ - y' \- 2200 LF OF ' \ ~ f j ;•. i ,'~ • ..~ ~ }~ r 10"MAIN ".' ~ ` . EE, lhy5 [1~'f,~`y',,~ Sly d '~ Y ~~~ T+ ~-_li i •in~v 3800 LF OF 12" MAIN - H5 • .v i'.: '.: .:. . r !:r i.~ ~ ::Y > :`(. / th!i.a. . i % / / ^. ~~v J i / % / ~ i ii / ~~i/l ~ ly v~iS .~ ~~ ~ ~ ~~ / ~~~{) // / / ! i; ' % / / / ~.~ 2340 LF OF 400 LF OF 36" MAIN 15" MAIN EL F: J8 El Attachrr~t -~ STORM DR.AI-i ® AREA WHICH DRAINS TO TASSAJARA CREEK VIA • GLEASON ROAD AREA WHICH DRAINS TO G-3 CHANNEL VIA TASSAJARA ROAD `~--!' r,. ., - ~. • 4 5~ r. y I ~(n 9 :.~~ ~8a{. , E '-, rt [`::.iV £i. r-;} 4?~}~ ~:; ~,~' ~'i. a~ E~ ' NOItY'i[ NTS r - 1 . f--- `; ,~ y-.- 4~ ~F. ~ .~ ~,..~. .. :r ~:.:~~=:... _ !~. ~ ~ ~ - v I 11 r`~ r.. ~~...-~ ~; t~ 'rte ;, ~, .~ ° z Jj,. ~ ~. (7j( L EL k5 JR t .... ........... EL _. __ ~..........-.. EL El n U 3000 LF OF 36" MAIN ' Hac G3 CHANNEL ' (EXISTING) WATER ~ NUQY7l • LEGEND: NTS ~ ~ ~ ~ DSRSD INSTALLED ~ DEVELOPER INSTALLED _~'" f_. . ~ ' y-° .a __ - ;r; . ,;rr:,: y` ~ h +,,. 1 S. ~:' ~ ~7 v a .. ~ ~ - L,"'r .: .. ,i;'''21{M~a'R~SERVOIR " ' - a; _;; .. _ I ~ :DSRSD INSTALLS ~:_ ~ _ '. 2200 LF OF ~ -'' ` - r ,r ~•-~ I 12" MAIN ` ~ `" r 28 LF OF =~ • ~,'" ~ h6 MAIN ~; . 5 MGD PUMP.STATION±:_::= ~:,._ =~, -.~.,_;, ~ , (DSRSD INSTALLED) '. ~ ~ ` f i r.. - 3300 LF OF v; ~ FHq E ~' 4 12" MAIN al ~ . i _; Et,'t i 'i ` { ~~ 1 .ff{ ~ =~r~ mss/ r C? pp~~/N;}A;lMIYfTSfflTl4~fJ~ITf~t,,lYlf~#,N ~ ` ~ r ?'++~ ~S+F ~~ 3.~/ 1;; ::} _ .•.ti~r'. ~.{ lr'',~.:;'.~_ tir FiFi + ~~~ 4~s,'.12~x'1'.°' - ~`+7~,~I "?'] iY) ~~ •~: •'~w~ t ~~ t/•¢ 14::i ' ¢A .~... it}?i v' ~. r,T}. J 4'~ ~ - :i: A.~+ t: 4 Y • t _ t'~ f % / - i i `~~'~~ ~ its V .~t.~i ~~~ ./ art?>: 'iv~-t ( _ .1 `:r' / / i f r ! FF i y' ?~' - •p. .. ma'y' ~ /'1 /h • ~~~ ~~ ~ / ~ / h'.r:.>':i i../r /!.} ~. ice. .n..K +frk,'r / F • 3300 LF OF 6100 LF OF 12" MAIN 16" MAIN EL JN Flo I-.-._I_l1 RECYCLED VV~'rER • LEGEND: ~~.~~ DSRSD INSTALLED ~ DEVELOPER INSTALLED • .~ ~ _f "i ., _ . 1-'t ~.1 -,~~`--~ . .'~ . , '~k ~\:~:J i~:. -- 1.11. ~%r NOICI'll Hrs /~~~ f /~ _~~ _./ ./ /~ .~~