Loading...
HomeMy WebLinkAbout8.1 Att 6 Exh A CC Ord for PD AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A PLANNED DEVELOPMENT REZONING WITH RELATED STAGE 2 DEVELOPMENT PLAN FOR THE GRAFTON PLAZA PROJECT PLPA 2015-00048 (APN 985-0061-010) The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. Martin Indertizen, on behalf of the property owners, has requested approval of a Planned Development rezoning with related Stage 2 Development Plan consistent with approved Stage 1 Development Plan adopted by Ordinance 10-10 in 2010. The proposed rezoning is consistent with the General Plan/Eastern Dublin Specific Plan land use designation of Mixed Use 2/Campus Office. Under the Stage 2 Development Plan, the proposed mixed use development would integrate three components within a 12.23 acre area of the 25.33 acre Planned Development zoning district. Mixed Use within the development site is consistent with the existing Planned Development zoning and Stage 1 Development Plan would be comprised of: 1) retail uses, ranging in size from 34,500 to 55,400 square feet, and surface or structured parking on approximately 3.68 acres; 2) a 127-room, four-story hotel of approximately 63,298 square feet on 2.00 acres; and 3) a 115 unit, 3-story residential condominium community on approximately 6.55 acres (approximately 218,412 square feet of residential building area, excluding garage space). The applications also include separate Site Development Review Permits for the hotel (PLPA 2015-00015) and residential (PLPA 2013-00057) components, with Vesting Tentative Map 8293 submitted for the 115-unit residential condominium development. Vesting Tentative Parcel Map 10365 would create three legal parcels with access and infrastructure integrated within the development site overall. Total building area on site would be established at up to approximately 337,110 square feet. The proposed development and applications are collectively known as Grafton Plaza (the "Project"). B. The 25.33 acre Project Site is located at the southeast corner of Dublin Boulevard and Grafton Street north of Interstate 580 (1-580) within the Eastern Dublin Specific Plan area and is part of a larger Parcel H within the Dublin Ranch area. The southerly 11+ acres of the Project Site have been improved and will remain in use as a Water Quality Basin serving greater Dublin Ranch area. The northerly 12.23 acres would be developed as the Grafton Plaza project. C. In compliance with California Environmental Quality Act (CEQA), the State CEQA guidelines and City environmental regulations, the Project is addressed by a Mitigated Negative Declaration (MND) adopted by City Council Resolution 75-10 in connection with approval of the existing Stage 1 Development Plan. The MND was prepared in accordance with the California Environmental Quality Act based upon previous CEQA reviews. The previous CEQA reviews include the Eastern Dublin EIR (SCH 91103064) and the Area H Mitigated Negative Declaration (SCH 99112042). The City also adopted a mitigation monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. 1 EXHIBIT A TO ATTACHMENT 6 D. Following a public hearing on February 9, 2016, the Planning Commission adopted Resolution 16-XX recommending that the City Council adopt the Planned Development rezoning with related Stage 2 Development Plan, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. E. A Staff Report, dated , 2016 and incorporated herein by reference, described and analyzed the Project, including the Stage 2 Development Plan, for the City Council. F. On , 2016, the City Council held a properly noticed public hearing on the Project, including the proposed Stage 2 Development Plan, at which time all interested parties had the opportunity to be heard. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Grafton Plaza Project Planned Development zoning with related Stage 2 Development Plan meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. • The project is planned as an integrated mixed use community with distinct but coordinated residential, commercial and hotel uses, and, with development standards tailored to the specific needs of each use while maintaining the common areas and interconnections that unite the project elements. • Unifying landscape and architectural treatments and elements link the commercial, hotel and residential uses. • Grafton Plaza provides interconnected pedestrian and vehicular circulation, interspersed with public plazas and open spaces. This layout, in addition to the designated land uses and design guidelines, will provide places to shop, stroll, and meet family and friends in a vibrant, comfortable, and contemporary setting. • Truck traffic patterns are designed to avoid any future residential area(s) and the conventional retail/commercial streetscape along the Grafton Street extension while still serving the needs of the retail tenants. 2. Development of the Project under the Planned Development zoning and the related Stage 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the site will integrate 3 uses on-site complying with the Mixed Use/Campus Office Land Use designation in the General Plan and Eastern Dublin Specific Plan and at the same time provide pedestrian and circulation linkages from adjacent commercial and residential areas encouraging common gathering places, plaza areas and opportunities to access open space. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project and the related Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into 2 account adjacent properties and will contribute to the "Main Street" character planned for Grafton Street. The proposed Stage 2 Development Plan for the 12.23 acre Grafton Plaza site reflects the mixed use community character referenced in Chapter 3.0 of the Eastern Dublin Specific Plan and promotes an integrated development comprised of commercial/retail, residential and hotel uses as referenced under the Mixed Use 2/Campus Office Land Use Category of the General Plan and Eastern Dublin Specific Plan. The Grafton Plaza development links commercial, residential and hotel uses to create a synergy of opportunities where each of the uses supports the others. Items such as pedestrian and vehicular linkages, common gathering and open space plaza areas and coordinated architectural elements are a part of the plan making the individual uses play off the whole project. Strong east/west and north/south connections to a common open space element (the Water Quality Pond) will enhance the visual and recreational opportunities in Grafton Plaza. Project development will be governed by design guidelines and standards to ensure that building massing and placement acknowledges and respects adjacent uses. 2. The project site is physically suitable for the type and intensity of the proposed uses in that the Project site is relatively flat and there are no major physical or topographic constraints. Utility and street connections exist or can easily be extended to the property. The project site conditions are documented in the prior Environmental Impact Report and MNDs and the project will implement all previously adopted mitigation measures, as applicable. 3. The Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. The Project uses are compatible with surrounding uses and will contribute to the "Main Street" character established for Grafton Street. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced by the uses proposed for this site. The Planned Development zoning is consistent with the Dublin General Plan, and the Eastern Dublin Specific Plan. The Project is consistent with elements, goals, and policies of the Dublin General Plan and the Eastern Dublin Specific Plan C. Pursuant to the California Environmental Quality Act, Staff reviewed the current project against the prior CEQA reviews and related approvals to determine if any further analysis is required. The project is consistent with the 2010 approvals and the development assumed in the prior EIR and MNDs, and is subject to all previously adopted mitigation measures, as applicable. Based on Staff's review, the City Council has determined that no further environmental review is required since: a) no new significant impacts were identified beyond those in the prior CEQA reviews; b) the proposed mixed use project would not exceed the thresholds identified in previous environmental analyses for the site; and c) the environmental impacts of this mixed use project were fully addressed and within the scope of the previous environmental documentation and analyses, including the EIR and two MNDs. The prior EIR 3 and MNDs are incorporated herein by reference and available for review at City Hall during normal business hours SECTION 3: ZONING MAP AMENDMENT APPROVED Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 12.23 acres (APN 985-0061-010) ("Project site", or "Property"). A map of the rezoning area is shown below: ipo' 1- :�:.�;- '- 1' _ .,_ at t• a '0.-ft —js- 1.- vC 1 f .0 l + ft vl „wA∎.,�;YYo t 1 Amm 11..pp.__ i 1 .4.,:,...tz.:..4i1.7,., .,F.,zz. er I. .....__ 11:41:, 0 '440,11111 Ok di IS I ;1: lit,.:. ''''' ''''''. ., ;ti, ; ,_.__j,_,.... _.. ,.. .".: 4-110,4;4'4 31 jj ir /I. ‘:.-' .1 1 il!k, - _ .-r _ PD -dr b I 11 --:- : .,P ao f\-.� ,1 1 ,'-':;,-.-„.,; viii_,,,,,. .7.../-- __- , 11 -__ �^,at �'c1� ` L_ inn a" L � 1• ' ,.. __ii.�. —� ��_.,— 1'r --- ----I- - SECTION 4. APPROVAL OF STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Project site are subject to the Stage 1 Planned Development zoning adopted by Ordinance 10-10 and further set forth in the following Stage 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. The Stage 2 Development Plan is consistent with the approved Stage 1 Development Plan, which established the following: • Zoning map • Permitted, Conditional and Accessory Uses • Building densities (including Floor Area Ratio — FAR), established at .45 • Maximum building area based on square footage and established at 496,519 square feet • Allocation of development — limiting residential building to no more than 50% of allowable building area 4 • General Siting and Design Standards and Guidelines • Parking and Circulation • Phasing • Master Landscape Concept Stage 2 Development Plan for the Grafton Plaza Project This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for a Stage 2 Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of the Planned Development rezoning for the Grafton Plaza project, PLPA 2015-00048. 1 . Statement of Permitted, Conditional and Accessory Uses. Permitted, Conditional and Accessory Uses are as set forth in the Planned Development Zoning Stage 1 Development Plan adopted by Ordinance 10-10. 2. Stage 2 Site Plan. Stage 2 Development Plan Site Plan r : --,7 W .- - . - -lit • r l V n• . ty•:, , �o> - Commercial r ;,, -.■ — � r'mail tee'Ulf il Oe 0 CI . }� u; J �i/ j aa`vv Residential .1;•I Hotel H Jr. a�Nt {(`�') ! !. L- nr v yr _'�% - ft i nr is A '-`lam •I M77 3. Site area, proposed densities. The approved densities are shown below and are consistent with the Planned Development Zoning Stage 1 Development Plan maximum building area of 496,519 square feet based on a maximum FAR .45 for the 25.33 acre site, with no more than 50% of the development as residential. 5 Parcel Use Acres Use Approved SF FAR Parcel 1 Residential 6.55 115 units 218,412 .20 Parcel 2 Hotel 2.00 27 rooms 63,298 .11 Parcel 3 Retail 3.68 Bldgs A - E 55,400 Subtotal 12.23 337,110 .31 Water Quality Pond 13.10 drainage 0 0 Total 25.33 337,110 .31 Note' Residential density on the 6.55 acre site is 17.56 du/ac. Residential area excludes garage space. 6 4. Development Regulations. The following Development Regulations shall apply to the Commercial, hotel, and residential components, as specified. Commercial Development Standards O ---- _ t fi. 701 11 _ . ..g.) o i i - . ' ' Iv �Pisidebtif P. /14 __ it 4. t • it j ,,, strA 7 _ al' e, , „,„! .0.-..,....., „.„-„, ___7, . ... 1,,4 ;, 3 L./4 .3 'Or. a • -1-7 Latj), lit.,,) n` liklif o 7 �` le , i n1 . , %el pt: • ,� � �` . ,,, 4 it n , ,, � 7-- r ,� .I"• iii a�: AN- 1 7----R _ -1 ' ;< _ '; Design Standards Key Map Building Envelope PI- RL 55' 1 - 45' 35'! :" Atitior.,4.45prZ II y: 1.1M Commercial Section :: li411111 Building f FiL Envelope Parking pl. ; 55' C ' --x25' Section 3% The site plan represented here is conceptual in nature. En eope The actual design of the site is subject to a Site Pi. Pt Development Review Permit to be reviewed at a later -'-� � as' date. The commercial retail development shall be Commercial oriented to Grafton Street and shall maintain the Section 3 pedestrian circulation and open space shown with associated linkages to the residential and hotel sites. 7 win mom -row is■o■or 0,- ■ft.dsolliiow A. Building Height Setback Standards C. Allowable Encroachments Building Height Building setback encroachments are allowed for building elements that are used for architectural shading, lighting and signage. Q 20'-0" 20'-0" 20'-0" Allowable Encroachments © 20'-0" 20'-0" 20'-0" Building Facade First Floor No Encroachment © 15'-0" 15'-0" 15'-0" Building Facade Second Floor 2 Feet Q y 16'-6" 16'-6" 16'-6" Roof Overhang 4 Feet o 0 15'-0" 15'-0" 15'-0" o Pilasters&Columns 2 Feet Qr 20'-0" 20'-0" 20'-0" T) Arcaded Columns 10 Feet of © 50'-0" 50'-0" 50-0" nt Seating Areas No Restrictions, -a O 5'-0" 50'-0" 50'-0" Covered Walkways 8 Feet m 0 8'-0" 8'-0" 16'-0" Entry Doors 3 Feet n 21 Parking Height Exterior Stairs No Encroachment On Street On Site Structured Bay Windows 2 Feet tl, at Grade at Grade 25'-0"HT Balconies 4 Feet 131 0 20'-0" 200'-0" A/C Mechanical Equipment No Encroachment O - 20'-0" 20'-0" I) 6 feet clear walkway minimum © - 15'-0" 15'-0" (2) For door swing only QQ - 0'-0" 16'-6" (3) Only If usable oreo is 8 feet clear u OE - 0'-0" 15'-0" D. Frontage Requirements .o 0 - 50'-0" 20'-0" N' ° © - o'-0" 50'-0" Grafton Street is the gateway to the Grafton Plaza m © - 3'-0" 50'-0" project. It is an extension of the Grafton Station a 0 - 16'-0" 16'-0" project, located westerly across Grafton Street. It — will provide additional retailing. The setbacks and Building setbacks are measured from the Boundary Line. landscape treatment of the Grafton Plaza project will be similar to that of the Grafton Station project. Retailing and Shopkeepers along Grafton Street are appropriate for small-scale businesses that require B. Parking Standards street exposure. The building massing is required to Refer to Dublin Zoning Ordinance Chapter 8.76 for step-back at the upper stories as shown in "A" Off-Street Parking and Loading Regulations. above. However, to provide articulation to the building façade, minor encroachments into the set- back areas are allowed to create shade and shadow effects. Entry doors should be recessed so as to not impede walkway areas. Canopies, awnings and overhead projections are encouraged to enhance architectural style and provide shade for pedestrians. 8 Hotel Development Standards 1 .1___,, . •• E - - L O 1 i .......at, 1 ri.1115 ., . 0' . rr+f+t f f 1 i 'L. p �` y; 1 1I 1 I I 1 I _ ; I q rT I '4 - ■ =O i. i_1 ;. II I I I I I �.�1 __j � "T'. i i I 11 I 0 j 1 / II 4JLW 1 II . .. } �I F a I its �' ` 2 ©� ® 11 ..___I.7 ,i-e, e , • .. g• R. a. .. , f ■r- --,----7— I i. O,, „it 1. ' ii Basin A Design Standards Key Map Building Envelope Building Envelope Diagrams PL PL neminiiimmei Hotel II■ Building Section:) Building Envelope Parking PL Envelope Parking I i.. 25'-- Envelo•_ j Section® �svee Building diliooEnvelope o Envelope Pr Parking PL--54 0 View from the Northwest 25'-• Envelope s4' 1" Hotel i The proposed height for the hotel is 54'-1" which fits within the building envelope. Section® 9 A. Building Height Setback Standards Building Height Parking Height ■ On Street On Site Structured • Building heights are maximum at Grade at Grade 25'-0"HT • All setbacks ore minimum dimension Q 5'-0" Q - 5'-0" 10'-0" • Building setbacks are measured from Qe 15'-0" © - 5'-0" 15'-0" the Boundary Line © 5'-0" © - 5'-0" 10'-0" ©` 10' 0" © 5'-0" 15'-0" m © 15'-0" 2 0 5'-0" 15'-0" p� O 5'-0" °�' 0 - 5'-0" 15'-0" © 5'-0" °c' © 0'-0" 5'-0" 10'-0" £ © 150'-0" o 0 0r-0rr 5'-0" 50'-0" • A minimum of 30"-0"clear no build zone,mcosurod from the face of the building.sholl be designated to provide adequate distances for ctlowobie openings and ire separation distance B. Parking Standards Use Type Parking Ratios Proposed Program Parking Required Parking Provided' Guest Room 1 space per room 127 Guest Rooms 127 Spaces 127 Spaces Employee 1 space per employee 15 Employees 15 Spaces 8 Spaces' on largest shift Conference 1 space per 250 S.F. 1.090 S.F. 5 Spaces 5 Spaces TOTAL 140 Spaces shared parking plan can demonstrate different users at peak times. For instance,housekeeping staff will be on site when guests are typically not checked in. A sufficient number of spaces will be provided to meet the greatest parking demands of the participating use types and to ensure that there will not be a parking deficiency. The use types,by their natures and operating times,will not conflict with each other. The proposed project provides 1 per room (127 spaces), 1 per 250sq ft for conferernce area(5 spaces),and 8 parking spaces provided for employees,which is 7 short of the standard;however,with the off peak times of the highest employed hours(9am-5pm),those employees will be able to use the guest spots. Compact parking spaces,eight(8)feet wide and seventeen(17)feet deep,up to 35%are allowed. C. Allowable Encroachments Allowable Encroachments Building setback encroachments are allowed for building elements that are used for architectural shading, lighting Building Facade First Floor No Encroachment and signage. Building Facade 2nd Floor and above 2 Feet Roof Overhang 4 Feet Pilasters&Columns 2 Feet Arcaded Columns 10 Feet fil Seating Areas No Restrictions Iii Covered Walkways 8 Feet Entry Doors 3 Feet 71 Exterior Stairs No Encroachment Bay Windows 2 Feet,l_ Balconies 4 Feet A/C Mechanical Equipment No Encroachment (1) 8 feet Gear walkway minimum (21 For door swing only (3) Only if usable area is 8 feet clear 10 Residential Development Standards DESIGN STANDARDS RESIDENTIAL .45 FAR Lot Size in Sq. Ft. N/A Bldg. Setback from Arterial Streets R. 0. W. 5' Porch Setback from Arterial Streets R. 0. W. 5' Bldg. Setback from a Property Line when not 10' adjacent to Public Right of Way Porch Setback from a Property Line when 4' not adjacent to Public Right of Way 3' Bldg. Setback from a Private Street or Common Driveway Driveway Length or Garage Setback from 3' minimum Common Driveway or Private Street Private Open Space 100 sf yard or 50 sf deck Minimum Building Separation 12' Minimum Building Separation to Patio/Porch 10' Building Height(1) 39' Stories 3 Parking Required 3 spaces/unit 1. Building height is to top of roof Additional 3'to top of parapet is permitted. 11 , 5. Phasing Plan. Development in the form of the issuance of a building permit, and commencement of construction work authorized with the building permit, on at least one of the parcels designated for commercial development shall occur before, or concurrently with building permit issuance on the residential parcel of the Grafton Plaza site covered by the Development Plan. This requirement does not preclude the developer from grading the entire site and installing infrastructure to serve other portions of the site prior to issuance of a building permit for the commercial component of Grafton Plaza. Overall Phasing Plan Amenities Key n,.aa w.a e.+v.a•• ML 5y5&v,a.a m'W Gd.M..' ••. vdfa .soa.enaw,a um•-.n-- f/�/. �' � ,1� .• 1.1eMT ar4 w.ale bt.a.+�' xy F - Vp Om and papa M O.MgnA tri , /i.:6744Dua'uN- , �1 -!. Mx"'UUY.-'7Th_ - aowr.•a — noway. t I Ir ? ,'1 ^�a^�b^r+w r owa o.... r_ ,4 ; __,--r: , na..o+ r Pw.as.A V*00104 4:'(, yr P j I I i �i L i ?ti _-��1 0 tigp..1DE avd_.- ' + s - - ,,. 4 :_:::',1 t r • F� _ NOT L 7 - • o[.n, .G 'I ©.PSfYnY.,[.Orrt.G[ ' � ��. � ,i‘ i. ' i ( •• _-. �I I .Ye„Mn.aAND w[.c. ._ \•` � •Y.R,1 ILI.C[..O W X[G10LML EXISTING • WATER QUAL ITV •[.+m rt.tA BASIN •RP M4 1[.11[.0 Commercial Phase • • ' (V:3-- ' `�` -� &iN BLVD w«moaaa,coo....o..a.. ♦ •Stoa,A9.bcewlumva,ro If♦ �.ma if±♦4OMIVIEFZCIAL j •.'.. .o..a f. �/ 10,. =roa ti?:, te�_ ,-I d�_ \1 ' RESIDENTIAL I I i 2 3 ' HOTEL 0 i � ,,, -,t n Ba��- �. _7._:::.,---7 .o�. ya - ,t.,R,' ./ WATER QUALITY . - .-.' BASIN 12 Hotel Phase i - ---- LEGEND .1 I Coulon 344W oncl Wm,I -- DUI3EN Ek vo • ,—.,6 $41oce end Unary i 44 ir •$4.,..t A 4-004704"0 On41 ei ,... 0 I ■ ■ 5 , . 0 COMMERCIAL • _ , /45,1-1T—T-7; j-,- c-,,,,,, 1 ;;; —J I 1 -Y, HOTEL I _ , - ...---- - EXISTING . WATER QUALITY BASIN ■ . i EXHIBIT ILLUSTRATES INFRASTRUCTURE AND AMENITIES TO BE CONSTRUCTED DURING THE HOTEL PHASE DEVELOPMENT IF THE MOTEL IS DEVELOPED PRIOR TO COMMERCIAL AND RESIDENTIAL AREAS. Residential Phase - , -:- Duet/6,81.1,D 1 4)41 LEGLND •Som.aII.ond f orts,S'op 4414,1i WU. boulavomi GOVIon Sterol fis Stn.,A I1 i 1 '04:4, e eosoonra Rom000 oiong wt. 13alenarl €Resdoltiollra.444.Ob".2 wafer 0140,4Y 71 'if j/ ---' ....,.0 Ikon •SIreet A Suroce ond INVIBIWOUlla ' li '1.4t"4- ' ,l - --- .. \ •PIM?'11-54,40c0 ord Undo:v.0nd l i-,,,icrittoa../.4,--1 l ..., , ,. : •Pcneo 0 : OM EIRuAL ' —1,4----' f /./,,, i; ,ir •-•, ._. -,'.4, ; ) ' s:17-1,- ',!41 ii--- , f r . 0 _ RESIDE r r\ s.;,,, , .,, , Atirwil irei Y i ire IA- : I I i R a i , •112D1 rr, . r ' I', ' • illvi-1 I i. 42 . , qr t val ,, •,. tr 1 : 4 4tp tr WA `1101 .6 II I HOTEL , I I 4 ---; ••••••____.7 4..15 ; I .! , • '' - 40,01406 • • • • •II ,.. , . ...... ..----_—. B -" -1 -. -6 -,,,, ,,..- 41 - - ••••• 0 ; 1.1119: _ .., •••773-,--3; ,______•c - * __-'ji' ; . ------ • 4ii,PI i EXISTING - -. _ . ..)., \',.......r/ WATER GUALrfY BASIN- .. I . . . 1 13 I Irrimormirrino 6. Preliminary Landscape Plan. Commercial Preliminary Landscape Plan ` Natant,acerHOLa ' a -(, 4! Acer buergerineaL ;it RETAIL �-jy 1 10•mr. ... _::___ 1 d.. n 0 t; r !.. PARKING c AI ii, Till.cordate RETAIL Alb is IlbrIs In ! Rotuma pseudoecacia _ ��.yl L Carpinus la igieta rri R ' Lag•f{tfeaTla•Dynamite'' Lag•r•tro•mia Dynamite' u I I l 1.:.A►_ 1" rn •, a:. aTills cordate %^• �' o , ,, RETAIL �' RETAIL �•• �' or boergefianum ' .; . =r r'111' l/I/ t.._ �6_I ___� J ' Tills cordate __ - •w�, I x..-1.41 j .,T� Alblzla lulibrifaln I ^ - a .I aa r-.Y • 6 rJml I' •-mom '^,./ v - - •t/ • ', r I I I 1 1 WYF jr,..-'' -_ . Carpinus faatiglata 1 , C.� j� - Laurua CO Ilia I P- — ail, III• //"4 r i 1 R s- au�ej hwNz dutylllera ,.,...r_ tw �. L eemu'Dynamic' - ! :irk ':JJ ice"_'l: I' `` •a l,; Tina Nordin& '1 .. ' �i av —t• 33d33d������. iii.,. - - . • .,1 • ..'.04. Acerb m ' M gerianu II/ .: i LI.co data f �. 'P�. �p'' WATER QUALITY POND Hotel Preliminary Landscape Plan :1•4111.4°'. ,�,.ggg.g: I r 7 - ni 1r IR' K1��0;It•1'71111Eg- - '-t 1 . 10 'i.[1114 3 ...Ill -? .i Ilr;-i T,,ii.I i fl ka 19iiR or;;��,at .•, -- 'I! -- ' / 1�_ It{• , I A«.bu<raer„•mIi . 1r CtI 4.; '- �y L -f.tr !r•a,"7.i.�Ir►I_.n. rtil�C/ �`4, - ,.• net._.; ,,it• M wbfiq _i.$. �_.c; IIINK - ' :--t E. , -.. ..,—,,.,__ it:Kr:. r41 Ir r.. —ii - . IS7�110 4 . , e ...,... ___, ,,=0 . • _-.. .,,.! , :..,......11j ,_,J,,„) , • -p : -!-1 !`,\lam .IY a•� ±.�.,: IBC",i�lu d ' -J� •••a,•• aa• •. iff 4 ' 1 - Later. Or, , tar•' ` i T111.torch,. �IJ.. Arer buerte,ianum ..y.. �• • �: •/ !"''' rte . 14 Residential Preliminary Landscape Plan • C �,�` as„N • • RUM f Y� 0I01A P1. •� i ( lr it - °-a—'•-ate •s`�t• r1i A i • 4, l'i! o � •Or.s Q>�6s . • sr i i - Le ,�. IP �'. Hon. Q -Cr1 ► o , O (NOT AVAN') 11L a r►r1 • Y SV 3!•'�` • �'Y .�r. . ' 111 1 _ . ` i f z-•,, ° rg1:r 'o oe - .,,._ :t,. r 1 � ---J.__ •i � •, tr•r cs i r ii s ,_ • 15 7. Architectural Standards. RESIDENTIAL ARCHITECTURAL GUIDELINES RESIDENTIAL ARCHITECURAL GUIDELINES INTRODUCTION Grafton Plaza is a collection of townhome style dwelling units designed in concert with the adjacent commercial and hotel center to create a vibrant mixed use neighborhood on an 12-acre site. This collection of homes incorporates pedestrian links and engaging building design to promote walkability throughout and beyond the project site with connectivity to the adjacent Grafton Station, and existing residential neighborhoods. �'r r S. i ? • This section of Grafton Plaza Design Guidelines document provides guidance for the design character of the residential buildings.The goal of these Design Guidelines is to help create engaging and high quality homes in this new residential neighborhood. 16 IMIIIINIsmomerrimil ARCHITECTURAL GUIDELINES Main Street connects to . . . . iri 1 , .- • yYl 1,t i , Rey [11Th , . _, .n . ,.... , , r I. „, ,•..„. ' _4., ,,,-- - � .. __ :.y- • , it Pi, I. , -r .. . N 1 . FN It II h , 6 , 13 11, ,rt • ' _ .,.,ter !' ■ S •- '°. • . i . .- + -4C - -3t-. .d 1 .e' . . . ,..4'4,,!'4 . , .. 1 ' ., .: - A ,VISION O. W HOTELS 4.17"4'' 3 4 t t The residential design character of Grafton Plaza draws on the "Main Street" concept, expanding on the design character of the adjacent Grafton Station and creating a key component of the mixed use Grafton Plaza development to help activate the commercial and hotel portion. Embedded in the "Main Street" concept is a modern take on pedestrian friendly building design, and simple yet appealing building materials that creates a welcoming and exciting environment for users and visitors alike. 17 ARCHITECTURAL GUIDELINES t A ... 1 :....,. •.16. , li Ai, 7 4 • -4:• ' II' n ''',., n .:ti kL - . , ..'•"IIII, _4741, 7 1 - • . ,-- .... , Iri ' - Vi gjd IIII 3 . ________ -is 1 . 0,. !IP- 1_ ... m „gy _ — j • -- ,. �� _ k ,61bAlii III IPrr � r 4o"•. . v —41.1...“. all. �"� d r '4 :�:. ' =' my street . 18 iiiMMENI ARCHITECTURAL GUIDELINES Edge Buildings & Entrances • Buildings located along the edge of the residential portion of Grafton Plaza shall be designed to hide interior roods and alleys from view. • As the threshold between Dublin Boulevard and Grafton Plaza's commercial and hotel center, edge building entries shall be designed with patios and/or stoops to create a visually intriguing streetscape and layered entry sequence. • Additionally, all building entries are encouraged to be recessed and/or covered to provide residents and visitors protection from the elements. corner unit r 1 designed to hide interior road q ij id q ii i from public view edge buildings -� Internal Streets • Where internal streets provide thru-access to more than two buildings, and vehicular garages, provide pedestrian elements and entries where possible. • Provide articulation at garage door facades with balconies, changes in plane of facade, and vibrant colors. '- it , 1,, . r %.. I t pedestrian entries I L ',I �,' ' layered from �t vehicular access with e 1 i li landscape.sidewalk. private vehicular occess-* - ''- and pocking spaces v Key Corners • Key corners on edge buildings,which include corners facing major intersections, pedestrian pathways,or gathering spaces in the commercial and hotel center shall incorporate an enhanced corner element. key corners i 11 v 1111 [1111E11 1 grtit W ,_ . -.. s 0 VA t "A la �\ i�.: , • ti> rri. fit ! 1111' ilfalt ---- E,omp'e of on enhonoed key comer. 19 ARCHITECTURAL GUIDELINES RESIDENTIAL Massing • Building massing shall vary throughout the site in the form of different building sizes (4 plex to 9 plex) to promote massing diversity in overall development. • To ensure compatibility with surrounding developments, building massing shall consist of simple forms, and alternate between each dwelling unit to create individuality. • Buildings adjacent to major roadways should incorporate an enhanced corner element. • Building massing shall include a base, middle, and top to ensure articulation in building form. • Buildings shall be a maximum of 3 stories. massing alternates ^ between dwellings enhonced modern cornice for individuality corner ele■-er• element Middle Base IMIMMIMIIIIIIIIIMIMMIMMIMIMIM S,mp'e oiterno6ng o■ildng messing oonoep• 5- o-e`o•-•_:o••ow o'e3 rrooue,t r.Jt'p'e ou;:o:ne oomporen•: Roof Forms • Keeping with the "Main Street"design character established by Grafton Station and the contemporary design of the commercial and hotel center building typologies, roof forms shall be flat. • To avoid monotony, roofs shall include modern cornices, parapets, and tower roof elements. r- . ! L - 1 1 0, / r ) P - Li: -'....:. .1.7 fli- lirrr ;" i4i r 3 ` ,. 0 r* s! ! ...._......,__ .• . _ ., i , , :. 4. &ample:of fiof roof for^:. 20 ARCHITECTURAL GUIDELINES Windows • To facilitate rhythm and interest, there shall be at least three window sizes used on each building. • Location of windows shall occur in a coherent pattern and functionally reflect building floor plans. • Windows shall be single hung with fixed glass accents. • Windows on enhanced corners of a building shall contain trim and sill details to help provide hierarchy between window patterns on the elevation. ,— \ 1I 1 ®!1 ., r- F,: !!, •Iri in NM MIMI I � is , _— i ill 7 is''-i I 1 i. -. it t 40111$ xl. iii '..or.oson in window:ise: n o czno,e ' fvnonono parer,o!'er:rn,'nn•ono _ p e c'. -"zoo,n e•orcn.. Exompfe of window site dversify. in fetes!to on elevation. Patio Fences at Edge Buildings • Patio fences at edge buildings shall be designed to provide adequate privacy for its users without becoming the primary focus of a building's elevation. D To this end, patio fences shall be complementary in design to the overall building design and can consist of the following materials: • Metal railings. • Decorative stone or brick veneer matching the building, as applicable. • Glass railings. ILI,4 ,10.14001060j.' -- i ' , • i r . ,... 111111. ...,... tik.' .,„„ .,„ , ... . _____ _ , . _. . ,. ....,,:- .411‘vat' Meeoi polio roii°ng exompie. Deoorofive bnok veneer e.ample C,_. -;exompie. 21 ARCHITECTURAL GUIDEUNES RESIDENTIAL Building Details • The following guidelines on building details are provided to help create a streetscape environment that advances the experience for its users while contextualizing the building design with the surrounding buildings and neighborhoods. n To create rhythm and provide shade, windows and entryways are encouraged to be recessed. If used, awnings and porch projections shall be metal fabrications, or of the predominate building material and color. • All railings shall be metal or glass and complementary to the overall design of the building. ✓ Screed lines should be incorporated into the overall building design. • 11/ • Or. C • ° f Reoessed entryway e.ompb. Erample of entry deo,'w■fh meta;oonopy. Sa•eed:',e:✓:ed a:a de:ign deta': Building Lighting • Building lighting shall be complementary to the overall building design and provided at building entryways and over each garage door. • The following building light fixtures types shall be used: n Downlight fixtures over garages to avoid light spilling into living spaces above. • Garage light placement and quantity may vary depending on photometric calculations. • Wall light fixtures at building entries provide light for safety and add rhythm to the building elevation. _ _ Appropriate light t t..et for o b4.flIdnQ entry. I 22 ARCHITECTURAL GUIDELINES Colors and Materials • To ensure diversity and avoid monotony within the project area, a minimum of three color schemes shall be provided. • Each color scheme shall be comprised of the following minimums: * 2 main body colors z 1 front door color u 1 Railing/Accent color u 1 Trim/Accent color n 1 roof/color and material w 2 building materials (one of which shall be a brick or stone veneer) • Keeping with the design character of adjacent Grafton Station, building materials can include the following:stucco, stone veneer and brick veneer.Other materials may be allowed upon review from City Staff. 0 ti 4, --' � ii. .. • i'f I • . • i ill Example of 2 main body colors and appropriate use of briok veneer(on aa_el a^c stv000 Mich(main body). •P r I t brick Stu 'T MS veneer r,` > . ...1 •_ '• .,•.it �] v s • s. :✓� 1 fie::-e,�.,�f, L., f'S 1 Jy stone 1j J . I-'1, 1 9 I,. ,.,.r veneer ... _ E,ample:of bnok and stone Coiorx and moterias snot,oomplement existing Crofton Station. veneer. 23 COMMERCIAL ARCHITECTURAL GUIDELINES ARCHITECURAL GUIDELINES INTRODUCTION These Design Guidelines are intended to provide the necessary framework for the development of future Site Development Review (SDR) submittal(s) to the City of Dublin for the Grafton Plaza Commercial Development Area, either for the overall Project Area or for separate development projects on individual pod sites.The theme and character for Grafton Plaza has been defined to promote on attractive, harmonious environment and provide continuity throughout the community. The SDR will resolve detailed issues related to the specifics of the design. It is intended the SDR process would encompass all sidewalk and landscaped areas between the back of curb and the building face along Grafton Street and Dublin Boulevard as well as the plazas, paseos, parking, private streets and drives and other landscaped areas within the Project Area. Details should be developed further in the SDR include such items as the selection of specific paving materials, locations and patterns, street furniture and accessories, entry monuments, sculptural elements. planting areas and ownership/maintenance program. These Architectural Design Guidelines include a description of design objectives and styles to be incorporated into the character of the commercial and hotel development.The intent of the Architectural Design Objectives is to create a set of parameters in which to design an aesthetically cohesive building, not only within the commercial project, but also with the surrounding context. 1* — — ', lnli • .' "11---__ - ,....JOIV,- ... — " ,-M- .. - ._ c -- - _ _ her 11111101o. a 11111111111111116 .. d., r.. 4.. _v Conceptual Perspective-Primary entrance to Grafton Plaza and Grafton Station 24 III ARCHITECTURAL GUIDELINES COMMERCIAL COMMUNITY DESIGN CONCEPT STATEMENT & GOALS Grafton Plaza is envisioned as an extension of the community along Grafton Street south of Dublin Blvd. The Grafton Plaza design concept should be compatible with the adjacent commercial/ retail character of the Grafton Station "Main Street" concept.As an extension of Grafton Street and in conjunction with the existing context and surrounding neighborhood,Grafton Plaza provides the opportunity in the community for shopping, housing,entertainment and hospitality services,as well as being the focal point for local residents.A unique sense of place can be achieved through a rich and varied architectural character. The "Main Street" idea draws people from the surrounding larger, more modern urban and suburban areas, because the pedestrian-oriented character and scale offers a greater sense of community. Both visual and physical elements of these"Main Streets"appeal to communities because it helps provide a place for synergy and social interaction in an environment people wont to participate in, be part of and enjoy. The successful development of Grafton Plaza depends on many considerations beyond the built environment. The implementation of these guidelines will help to provide an initial step in creating the environment in which the commercial and hotel developments will live and thrive within the community it serves. While the components in the commercial development area are different in building type, retail activity and scale, it is the goal to have the retail development feel like an extension of the surrounding area, but with it's own distinct identity as a retail destination. These guidelines include a description of design objectives and stylistic analogs to be incorporated into the overall architectural concept for Grafton Plaza. a dhe 11 1 11 # r • , ,, �t r r. _ T.7 i+.Pr " _ AP.Conceptual Perspective-Pnmary entrance to Grafton Plaza an Grafton Station 25 ARCHITECTURAL GUIDELINES COMMERCIAL GRAFTON PLAZA - COMMERCIAL DEVELOPMENT AREA The primary entrance of Grafton Plaza at the corner of Grafton Street and Dublin Boulevard should complement the iconic tower at Grafton Station. The Plaza Steps at the corner is proposed to book end the steps at Grafton Station. Plaza I, Step: • >•<- .--' r r -�, Development of the Z t '� T �. ^ . commercial/retail component of O 8 a Bing A s ! 4v:•.'_ Grafton PI r `' (2 Stories Plaza is subject to a Site Development Review Permit to be 0 ` �` ' submitted at a later date when '-` - - t/ building and site design are more Parking `� g g Bldg B l2 Stories) 9 determined. It is anticipated that F -al (3 Stones) i _ development will occur between ,�, * ' St. • a. approximately 34,500 to 55,400 sf x 0 in several buildings fronting Grafton e g Street and the Plaza adjacent to the hotel. The square footage of ` .,-J 1 the proposed uses will determine 40 r Bldg C SF .- x, `* the required parking in accordance Bldg o (1 Story) .r '2 Stones) with the standards referred herein. A r3ooJ i mm= i. rsi MOTEL =s j a t,. r `I0 -�ln a port s„ Conceptual Proposed Site Plan-Commercial Development Area { - # , -. , - . ,_ _____ , ..,.. - A di. . • 9,, good00000.00., rile." - . 7 ,4.------ ; r..41'44 , . -_ - _ __. al Conceptual Perspective-Plozo Steps at Grafton Plozo 1 26 1 ARCHITECTURAL GUIDELINES COMMERCIAL GRAFTON PLAZA CHARACTER The overall character and feel of Grafton Plaza shall use a variety of cohesive styles, materials, colors and textures. The use of pattern and scale will integrate all of the different design principles,creating o unified project. Elements such as awnings, windows, storefronts and railings will enhance building articulation. Application of good design principles should incorporate building scale and proportion,color theory,lighting,storefront design,landscape design,as well as keeping modern construction practices in mind with respect to building development throughout Grafton Plaza.The goal is to create a unique sense of place and community. Grafton Plaza consists of several types uses to include small scale stores, shops,offices,restaurants etc.The goal is to maintain the feel of a pedestrian oriented "Main Street"environment for all types and scales of retail activity within Grafton Plaza.The elements that typically define the"Main Street"character ore: • Building Mass&Form • Materials&Colors • Architectural Styles • Retail • Entry Lobby • Restaurant • Parking Design • Landscape Guidelines These components are fundamental to the creation of a successful"Main Street". They must each be addressed in regard to design,location,scale and use. it 1. - ,41 igi -ii.. 1 . , • . . . r —A. i/4•1, kr I •1 • ~t/ r •K p h , —3:3217_ 4 '. - 1. t.ikiii,_. t ' 4". i- -I r _ ,, -. .t-• i lic- k . , .. . .,„ . _ . . . Ate'1 2 -. Y t s 4 1 I t i ... ' s'7., ' " ' ' , 216 j t s:,r May, ", -' �`•'`.R '- - ' 27 ARCHITECTURAL GUIDELINES COMMERCIAL VEHICULAR AND PEDESTRIAN CIRCULATION The overall Grafton Plaza project's design intent —, IN-.. �_ ``� VEHICULAR aRcu ATK)v is to create a pedestrian friendly community that `' -�/ . `* -� ` r�TRWGPM/MO+ seamlessly connects the commercial, hotel, and " / , se'. �err�4j�'-- �.� — ISTINfi f �.` residential site plans,as well as develop connections ATOM ! __ to the surrounding areas. / -- g — I � , ,/. °11 id' %- ,I jI ` rRs ' ,1 (9-(/al P-7, � I ^I'll [. i ,T� 1 - I, 0 II I . . '...�13. 1c..-----I I1 .1 T e `'�11111V -�p1:. o I Iv 1'. L. . ' MO L . wm'r.u lip _.:r LEGEND p -�� D�B(l N BQULev,, eoonoarv'Peoestrion Circulation BLDG ' • ...SUN '�- + A • _1_ Cor-�ectivi•y A f- Plaza ` • 1 ; • '- Flex Plaza tk;i; / e * Paseo h /, • BLDG• • I / * Central Plaza • ' • Accessible Parking Space Z # , I / O + I aEo Potential Building Entry Points �Q • 0 / I 0 Hotel Lobby 0 / • •' • Hotel Entry • •• / ,I • ' 1 BLDG r • C D Q a • • • • N. . • RESIDENTIAL B A > ©-� _ _ • I © l .i a-4 To rafton St tlon • , �,--. . .4 a ii110-4 t- -41 f •i I • • - . 1 .:t , , I •jl1 Io I i l - ---- Water U Quality Basin Pedestrian Access: Grafton Plaza's commcercial and hotel site plans create direct access for pedestrians across the entire site. There are plazas and pathways of different sizes within the Commercial parcel that are intended to meet the needs of different levels of services. Grafton Plaza intends to provide spaces that are seperated from vehicular circulation so that it is more inviting and feels safer for the pedestrians of the site.The main East- West pedestrian path extends from Grafton street, through the plaza area between the commercial and hotel parcels, and continues into the Residences at Grafton Plaza. North-South pedestrian access extends from Dublin Boulevard down Grafton Street to Street 'B', with no road breaks. From Street 'B' they can access the exisiting Water Quality Basin Trail and overlook. 29 ARCHITECTURAL GUIDELINES COMMERCIAL BUILDING MASS & FORM Building façade, forms,details and massing are a primary means to establishing the street character.The principles of building massing must be applied to all four elevations. Detailing used on primary elevations should be in part continued on other elevations to complete the building overall character(s). The building massing can be broken down into the basic design elements of base,middle and top. This can be achieved with changes in volume,wall heights, roof forms, parapet heights and offsets in wall planes. Variety, interesting forms and details will be strongly encouraged for the architectural style of the commercial development.Structure should be considered as an expressive element in the design as it embellishes the underlying rhythm of column bays,storefront cesign,pilasters,fenestration, as well as material and color applications. Building designs will be developed by the articulation of massing, surface patterns, color and detail. changes in roof form rhythm of pilasters& storefront windows /® r TOP I , MIDDLE _ BASE Awl 140416111111111111111.1111110 Conceptual Elevation entry articulated with owning and recessed doors varying roof articulated height corner element TOP MIDDLE • BASE Conceptual Elevation Building form articulated through multiple building components wall offset 30 ARCHITECTURAL GUIDELINES COMMERCIAL MATERIALS & COLORS Color and material selections are made to reinforce and define heiracrchies of building elements and massing forms. Pattern, surface changes ana detail will create contrast. Design Consioerations for material and color application: • Architectural elements of greatest importance. such as main entrances,shall receive highest contrast for dominance. • The location of materials should be applied based on their durability in daily exposure to pedestrian activity and environmental conditions. • Material changes should occur at plane breaks,preferably at inside corners or step-backs and should be visually integral to the building. • The side and rear facades of buildings in Grafton Plaza will be actively used shoulo have an appearance similar to a"front" in regard to doors,windows,etc. Although the architectural treatment may be simplified and vary according to function, these elevations should remain consistent through style,use of materials,colors and details. Materials can include: • Stucco stucco • Brick Veneer /"s �i/ --- • Stone veneer i"" • Concrete block 111 MI • Precast concrete M • • Metal siding/panels --- —.-- — -- •• f _ • Composite wood siding • Glass • Metal Roofs/Canopies ; 1 • Canvas Awnings 1{ 1A,11 Conceptual Elevation precast metal brick veneer base canopy stucco metal roof metal siding canvas owning r:I%I I C. .T.4 .�. Alj - Conceptual Elevation wick stone precast trim veneer veneer 31 ;ARCHITECTURAL GUIDELINES COMMERCIAL ARCHITECTURAL STYLES Historical references to Architectural Styles or detailing may be used, but contemporary interpretations of styles or modem contemporary design are acceptable. The successful design composition incorporates the proper use and application o1 materials,color theory,proportion and human scale, program function,engineering and construction practices.The end goa is to create a sense of place and not merely a place that encloses space. Architectural Styles that may be developed for the Grafton Plaza are as follows: • Brick-Front • Romanesque • False-Front • Central California Vernacular • Post Modern A tr. i 1 • .c ,J 131111 HRH tk ho. & 4_ ` ,r 117t T 32 ARCHITECTURAL GUIDELINES COMMERCIAL - Architectural Styles Brick-Front Built as a single building or in groups with party walls,the brick-front store could extend up to o block in length. It was the most popular store front for the longest time and varied in height from one to three stories. Single story buildings were not often built alone, but rather as a series of stores along a portion of a block. The entrance was on or off center. The lower level was dominated by large windows framed by the building's corners and the panel of brick between floors. The upper levels often incluaed single or double oriel windows. brick friezes, panels and decorative tin cornices. Other options included the use of parapet walls, continuous sills or decorative lintels and string or belt courses dividing the wall laterally. The cornice functioned as a cap under which other elements were arranged and balanced. Characteristics • 1-3 stories • Brick cladding • Flat roof with parapet Authentic Elevation (Brick Front) Corbeling Ma)Occur lir wauum if lintel rwwm!nr Brick Pilaster U I it■ MI ■■ :■■ ('onti.uous Sill-- 1 ` 1 — t iii Storefro.t Glazing _ I Rouble Door Ikmratisc Panel Wainscot GF.SFRNI.; Contemporary Elevation (Brick Front) • Single Building or groups N1 party Nail • 1-3 Stories Dccuratisc Decuratic Lintel&Sill Trim Pre-cast __-Pre-east Ornamentation Cornice 11 Flat Hoof s1 ith * I Parapet Face Brick muso■■m/nn s qmNmOusi %enter ---_ — 111=IIIIR1111I IIIIJ=1 1111111=X11111111111111 1111 .., o� Large --!.I. . ��'=I.I 31'IndoN s In rare=tui wnnm ••rwuwnrrrw�na•w>7 Cry�Up{Ilg� 1141''I�IIIIII11111 I._.i_15 111'' 11 1Ins�1�11c �ILn..il Uoubk Door .■�� 1IN� F:ntn' Pr-Gael Baer%kall ..w!■! !�l1iliu�III._ MI Trim Or Cut Stone 1 NM I "—_ %corer am•war.xboUmCI oalol.•Il 33 ARCHITECTURAL GUIDELINES COMMERCIAL - Architectural Styles Romanesque The Romanesque vemoculor stye was o picturesoue mooe of expression and was characterized by o low, wide, arched entrance flanked by round-orcheo windows. At it most ambitious level it used a primary facade of coursed. rock-faced sandstone blocks. The es gr emphoszeo the rhythm of the arches and surface texture. Romanesque buildings were also designed in stone and Crick. one materol serving os trim for the other. Where brick was used as a primary surface material. eEminating the rough surface.eloborote(Queen Anne) brick elements such as arcades,arches and cornices were introduced with moldings surrounding the curved elements. Romanesque was popular for banks and pubic buidings and corner business blocks. The buildings implied security and commitment to purpose. Characteristics • 1-2 stories • 2-3 stories in brick • Hat roof with parapet • Large round-headed windows • Heavy voussors • Arcoded entrances • Colored glass Authentic Bevation (Romanesque) • Canted corner entrance llaberate Tin Cornice Hipped Raul(�trep Q Pltctil Or Paraptt (�.■...■S lip t I I T- RI�l11a�(?scar It Ire.r.•..,.p r �:�. p. 4uf1QfISIgOJG( ocgamLDas lirra Cunt — � �. Patterwed Priory -.. _ ...- -- ` i String('ounr keystone ott1o. r I `7TII∎ Arched `�{111/�j �,` ,'V ��t,:rl liturgy (WWII(' Decoralise Glarhg r` ,74 1 00011 Mill— Large Single!At ow_I "1111:131112;-_. � 1 1 lt�.�_� mire. Find Fluor Iiaish Storrfr(wt .%indon )r! 1- . • fair -- _ �� %%tll 1'aualh Staar a��• or Brill. siessumom Contemporary Bevation (Romanesque) Parapti Hoof or Strip rltrlKd Hon Va■Occur _ --. Decorative Conk* r_ i Pierre r u��II String(Intro, limmiografrvisimmi Gtarla Veen IN Oft teat–Vi '�Qj. Ormamralal Sill ■ � r� 'a Juan d I nlcl into it 6-LIP 1111 U ■IIu - \town,Skiing(N _ .I I H El rim �It otir\%man Brick r slot. Mn Occur %teem Ban%NMI �; ;1161 Irim 41 tira(•I-kw.r ' ■=_�mIt t\_JIQiLVI-ate law(aurw uaia+c..l I.!AMC.,%la+.mn e..w....rw.w■►..rr.• Or Cu(Stony 34 ARCHITECTURAL GUIDELINES COMMERCIAL - Architectural Styles False-Front The False-Front commercial building has been associated with the settlement of the west ano is best typified by the one and two story storefront,which is the most common of commercial buildings. The false front simply exterds the focade,so thot the building seems larger than it is The false portion extends the facade vertically and horizontaly so that the reef over the main body-most often o gable or flat roof-remains hidden from view. The entrance is centered with display windows on either side. Central pediments aligned with the entrance and panel divisions align with display windows. Detailing and ornamentation in the form of corner boards, columns, or piasters are integrated into the facade and corned up the front. False-Front commercial buildings did not create illusions that fooled the citizenry but provided symbolic evidence of the general civilizing process. The false front often got replaced by or incorporated into brick buildings. It maintained the scale of the original town site. Characteristics • 1-2 stories • Wood frame Authentic Elevation (False-Front) • Clapboard,brick or board and batten • Gable roof covers main building • Front does not conform to roof shape • Sometimes plain porch with shed roof With fonds �-� With 14ratkel, Siniplu Or tiimpk Paneling Gable Ru,t Behind I runt '• eIn Niaduw Stmnmuwal►aeadr . rral%%toad, �� Slucc�lalco(k us �Inarnr Double Doar Or Slagle Dour May Orrar sm Contemporary Elevation ;False-crone' fiber('tment Stduq Pediment Slopped Gable Plain(nr lee Detnealno Paneled Flat Or Pitched ched Ra Wal6 Mai Occur r Behind Fruol IR -- 3 -- - * - may oaaar .11 /i RA Ill lease Ham hwnc MI MN l#RA r wla..rr, Vtaineul: ter j fi Vaq lie Stucco, Nnul.Slaomr., A ' ilk. ,Slow I�AI Ptomain! ____^r' Ir• 910...1.1.8.114.0011110•1.1. 35 ARCHITECTURAL GUIDELINES COMMERCIAL - Architectural Styles Modern Broad Front The design of the double-width storefront, labeled the Modern Broad-Front utilized modern materials. The use of steel beams and columns mode a singe-spoce over two stores or one wide store possible. The brood front was most often o low one-story structure. The focode design included two thick piers anchoring the edges and holding o sub-divided brick panel obove Display windows were separated into panels with thin mullions. All of these elements helped brooden the front and reinforced the openness of the buldng's face. Though it hod a few historical details as links to the post, the simpler ornamentation usuolly incl..oed either brickwork or terra cotta panels or copings around the edges. The Modem Broad-Front truly was originaly and today remains o modern bui d g. Characteristics • 1 story • Brick cladding • Flat roof with shallow stepped parapet • Cost stone or cement omomentotion A,.Thentic Elevation {Mooern Brcoo-cronti Stepped Parapet W'M\ (*.rake May(hcur — Frievv Noel Ai--Brick Pier Trunwm Wbdovrs a I I ' II 1 I 111=7 Divplas Windom I `� HiIb Thin 1IuMinn •ion*,MIAIVI MOPMLR03 h: Contemporary Elevation (Mooern Brcoo-=ronti Panslirad Frimt WMM Simple Trim Building OB..I- Ornarnrntatiue Star)Bar 2—Star) Mks Occur Stepped Parapet Wl h ---- Sinipk('woke Trim fll Canvn.fir 111Ma1:l.' j rninF AI Farr)and 111.1141\ 111•11■1=111■1•1 'D Hindu*, Sun Our Ohple> I Rlad. s -- Isar. m �ar. �_ ���II EnIrJ b Recessed Hilhl'hia _ °� h Iruvom Halllnns_- • Ole11 •�, Hindusry :�Rtttta� Gib�. Rau■.iInseet .1.11 •—• Hall Panel Trim%la? be Stucco. : l�..=�'�1� Si meat .0 Tilt.lluumn •ia`rs� Segment hotfoots er NMaI Stmn'. trical Ono nirarlen uI l-acadc I)plcal 36 ARCHITECTURAL GUIDELINES COMMERCIAL - Architectural Styles Central California Vernacular The Central Cohfomio Vernacular is a building type representative of many agricultural communities in the late 19th century. Buildings tended to be visually less commercial in nature with gab:es or hipped roofs and overhangs- Buidings were usually wood framed but occasionally masonry. Buiding wall materials were quite flexible and included stucco, masonry, or wood siding. Roof forms included hip, gable or parapet flat roof solutions. A variety of roof materials including shingles or tie were used. Characteristics • 1-2 stories • Cladding • Pitched roof with hips or gables or parapet flat roof • Occasional dormers in attic/upper floor • Residential feel,material and detail Authentc Eevation (Central California Vernacu ar) Nipped ar(:aMid Knot 7■plrrl Ornamentation __—t' P.rrprle Ia (kcur Simple Or Nan-1 iekrol larinu%Slmpk .� I I ■■I - 6 fI.l RindI l IMF r I .I ..I Orrie'es Apure Krlaii Patterns ( - !rl I� 1111 Str(.g Course I rim - _ May Occur Stun F „-„I mat 4 I Arched 11ind Display%ittdon. ona Paresis 111.1s Oterr Single err LA.ui■le tk.on Mai(kcur ,_,_ _ , WWI 1'in'I.hi Brick Stun.or Oryaniialiu.Out-u I ._—. �--: — i Skiing raaa.•:.r.ln.t- Contemporary Elevation(Central Colifom+a Vernacular) --- -- Multiple Boor Vase lklaib -- Form. 1111h(ortrek _` Il lips Otin)1.,r Or l:apou'd Ira Buller - �' Mammy's,Siding Slab(kc.r — / or%lucre Mall ----__ --_ .— __-____ Plnhhes Deck or t...ru_lt.•!• ru1(t -hM us us uu E �Ios Occur liteares ww A� ■■ Iw 5555. 5555 SIaI(kcur �__. �. - lariu.t Simple iiii 1111 fill 1H'E aspi C,tided 11lotion SIultld.hrd Paticrlte Transom • 155. 1.ua: WI III III U/III !!uu!uiikIiI Uiaplu�1lindu.e.HAW U1111 Nainwol.Turco. ..... .. ... .... %la nn or Ilk Ma.Occur 37 ARCHITECTURAL GUIDELINES COMMERCIAL - Architectural Styles Post Modern Post Modern is o building style representative of contemporary architecture that developed os o reaction to the extreme simpicity and eliminotion of detoils oegun with the Mid Century Modem.it sought to bring back classical details but simplified and distilled into the essence of the classically detailed forms. The period can be seen as developing from 1960's into and through the 1980's. The buildings tended to oe visuo'ly rich in form aria color with a mix of roof types from flat parapet roofs to gable and hip forms. BuE'dings were framed in wood, steel and masonry. Building wall materials were also quite diverse and inc'uded stucco, masonry, or wood siding. Building forms were often more formal in their pion and organization but less in keeping with the classical forms it drew upon and interpreted:the elevations were more playful and eclectic with the use of color and their application and mix of moteriols Characteristic s • 1-4 stories • Architecture was made up of sierple wall planes and surfaces,moss,and volumes. • Moss and Volume contrasted A••h glass and fenestration. • Roof types includes Sheo, Barrel Voult,Goble,Hip and/or Parapet flat roofs. • Formal plan orgonizotion. • Eclecfc use cf moteriols and cc'or.. • Architect„rol Details were class tally der,red but interpretive in form. Post Modem vsied Mss a Vdumc SmplPied*mica'&leak ainnm&s and farms ®.... ....p. mm mm pp�� 11 Ouderd Pine aria ■■• ■..■ ■ . I �1 m E] t• hkns a Giuinp Worarch; I .d Fulastralion aimiants typical Cu&iastad � a J SYninKMy f2[00MAMCVNAkdoK]fR'M.1K J (,Vl16u9led will l/Fyn, 38 ARCHITECTURAL GUIDELINES COMMERCIAL RETAIL STOREFRONT Retail activity at street level should respond to the activation and human scale of the pedestrian environment. Storefront glazing and lighting will be developed in support of these activities. The location of the storefront windows and doors should be vertically aligned with the upper story windows and architectural elements. Architectural fenestrations should be compatible with the style, materials,colors and details of the rest of the building. Design techniques include incorporating wall offsets and recesses to create visual interest. Storefront window design should be included in the building design wherever compatible with interior space functions. Alternate storefront design may use display windows. glass block, false windows, or grille and wall patterns that simulate a storefront window without being glazed.Detailing of false windows should reinforce the concept of a storefront window by use of changes in wall surfaces,color and/or materials behind the window grille pattern to reinforce the idea of a window where none exists.Window patterns should be consistent with the actual storefront windows.Styles and patterns may vary in response and support of the changes in the building massing forms. Storefront and Entries should be treated differently to reinforce the entrance by recessing the doorways to prevent conflict with pedestrian traffic with doors opening or closing.Storefront design shall be varied from store to store or based on a building concept.Variety is desired over monotony or overly repetitive patterns and window design. 1 - - 'I , ''- • i V `,...„.... .i. •r r �' r e 1• . .z ) i � '___ _sills . i . p\k\ c i /lit tit .. . E . r rl flit .1 ---- 1. ,*a-INir,--- e... /' . I • . . ....... 1 s •l r ` r' ,..._ Y , II ! 7 � s J Example Retail Storefronts 39 ARCHITECTURAL GUIDELINES COMMERCIAL ENTRY LOBBY Entry lobbies should oe visually accessible open and inviting to the public while providing necessary security to the building employees and visitors. It should oe articulated using elements,colors and materials to complement the surrounding context. The articulation and expression of architectural details such as pilasters. columns cornice designs lighting fixtures. storefront systems, entry canopies and awnings should incorporated into the design.Entries should incorporate special forms. materols signage and lighting to announce their locations and function. Primary and secondary entries and exits should be treateo differently to recognize their function of arrival or deporture as well as help create diversity in the building facade. I f, . l'ir, ..........: _r I +rte. 4- 1, = ill i ,.. 1 .. n 1.., _ - _a ,a- f rc - = % _ -• I I I 1 i I I _,,,,.... ;;,... ., s_I ..-,,,,-.----il• ' -- i -. [ �_ _ I , "-- 1 ! f J '0 It ITI H l V T .r ;..r. 4-. .....,,i1 im...... , .ii. . 1.1.1144 If. 1 4i0r I u Example Concept images of Entry Loboes 40 *[CHITECTURAL GUINI COMMERCIAL RESTAURANT Opportunities for outdoor dining should be deve oped os o means to activate the street and/or plozo areas- P. • _ .c '�.-•r 'lhsww�w=1 r ' Af J is. -, '4"---Thimijil_____ I ' _It i_ .' Concept Renaerng of Otfaoor Dining R . ,311) •. 4.• ;1 •. al b 'ID } - ' �� :1:: •W'.- ' ,i'4 ' ,. _ Milt y a 4 ........„ .4 -6 AART7SI M► _ 4f1 . . r�e�_ _ , .o t /. ! iligli. "1" -. :In ''-. . 1 ». ► 6 , g r ;" r • t • :' r-4,4'.• N.:- : . , i_____.- . f _ . IA . IF _ _ exomp!e c'orcept images of Outdoor Din'ng 41 ARCHITECTURAL GUIDELINES COMMERCIAL PARKING DESIGN The desired architectural design and the level of quality for the entries to parking garages,especially where they front streets that aren't lined with other uses,should be articulated and detailed such that employees and visitors can easily identify pedestrian and vehicular access points . Definition of areas shall be developed through the use of bollards, paving patterns and color rather than the traditional use of grade separations and curbs.Landscape elements may also be utilized in defining the space and uses.Garage structures where exposed at the street or perimeter wall conditions should be designed with materials and details consistent or compatible with the surrounding context.The result is a cohesive design rather than a collection of buildings or ports of buildings. Shade trees and accent landscape elements should be incorporated throughout the parking design. Pedestrian pathways should be incorporated into the parking plan wherever possible. Street Parking on Grafton Street may be parallel, or angled parking where appropriate. On-street parking allows for the convenience of short-temm stops for shoppers as well as providing a sense of an older traditional"Main Street"and will help act as a traffic-calming element as cars transition from Dublin Boulevard into the main parking area off Grafton Street. 1-414.... 00.-•■••■■•-• -Nig i 'I .._ ,, ,, ,c ,.._._,_ , ......- - 1I.- , _ . _ _� II...._. .6'' r 111 , . ,, , 1 ..,„ r,.t;41. I . _ - '1� ' t ..4 ' k" i --ie. Or. • - o ... , •ti c4 .{ •. '4 - '- . Ai ' IP ' 4 - : 11171 - _ Irr Example Concept Images of Parkng 42 l ARCHITECTURAL GUIDELINES 1111111111 COMMERCIAL-HOTEL Hotel The Aloft Hotel development s proposeo within the comme-c o areo opprcved in the Grafton Plaza Stage ! PD. The hotel's use of cantemperory design will complement the commercial and resioentiol component of Grafton Ploza. Cohesive bui d rig moteriois wit creole o v b•ont oho welccming environment for visitors. SSIS I R i * i` „. .---- - 11111r1,;4"' I 11 EX:f^pie C'A a"HOW IJ CC(tlyd►ESCIAL y '0� •r :iv�pattl The hotel site encompasses ,-- ,T �,�'� °�., - ;;; approximately 2.00 acres. 0 - J. 44 Development of the site is subject Q9 J i !' s to a Site Development Review•lc I Permit in accordance with the 1 4'4 " Development Standards stated _ ', _ herein. _� i h G., , _ ~-� .. .. --:-!_t._ r1, D f 5 c 1 , 'i �' T 1. it �. ;` ti ._ . .fj - -J^ 1 0 , route Odor,Gni. 4 ccrce,,t!OI:i-= PI:_ -p,2'1 HO'S :S.,S.!Zr? Ares 43 ARCHITECTURAL GUIDELINES MIIIIIIIIIMIIIIIIPPI COMMERCIAL-HO1 OVERALL BUILDING COMPOSITION The overall building composition should demonstrate high end,luxury qualities through architectural form and materials which compliment the style and character of the project. The use of contemporary materials and patterns are encouraged to reflect the modern lifestyle and contemporary building type.Materials such as stucco,architectural concrete,glass,and metal, composite wood veneer and prefabricated panel systems are appropriate for this building. — NIMv•HMENNIMi..ONIIs••uu•sIIIIim u � — � II DUI__III III _III I ■ _^III .NI MI�J:I U I Ill_'_II_._ imp=ma.• — i ii■ I I I 1! _ _ �... _ ,.. .,. 1131151 I' Il I . �I ` �__ II PLJ Amp dill 11 &VI ,i/�rlli w I �1 t ri pH Conceptual Elevation "'' 1 - . - �� �.. Ii ii 11 1 II II.. P ii i ii i Li"II - . II II .- I " I N ...x 4 Al 1 11 1 • Y t 1 ii ;. .1 1 . a �- r Example of Overol Architecture I ARCHITECTURAL GUIDELINES = COMMERCIAL-HOTEL Hotel - Iconic Design HOTEL ROOF AND ENTRY DESIGN Tne roof of the notel is o prominent iconic feature in response to the gate woy nature of the design. The Aloft signature"Swoof roof element dresses the top of the building and is repeated in o related form at the hotel entry using multi-colored metal panels and Aloft signoge. "Swoof' color metal I Par I aft panels Aloft 40' Signage Conceptual vignette- -o` Example of icon Roof Design ;r es (air ' - . 1. I 1 II 11111111111111111 I% MIMI ay.,21141...,... �..w l rr. ..,..■1111111■=POW ill I a i ilia I Al I. pr c� I lb as 6.' , i 4 i rlll a 1 �- � . lu_I- _ li r efl ii. • -4 T• MMial. � ' .y` C 1' i�..• 1 Conceptual Bevation 45 ARCHITECTURAL GUIDELINES COMMERCIAL-HOTEL HOTEL BODY DESIGN Tne note)design character is contemporary urban resort and reflects the upscale nature through the selection of high quality materials such as metal panels, composite wood siding, stucco and glass wad systems. Colored LED accent lights further enhance the facade. Changes in material break up the elevations and corners are enhanced with materials to book end the building. opaque "'11. spandrel gloss I i , N, ■ r..� composite urr,, wood panels Si 11111111.., ■ Conceptuo vg-e••e Exampe of Corner Motera Use of Comer Material Use so.- -_r., .- Allimo."' 1 Egli II _ �l--• - --iIII II -.. -.. ,1.._ _ �.. ...1:.• .' Akil'illa----aidi ibbilt# f rarr i titer i' lil '--,A-•-•- —. - iJ�A01 d i�� . Conceptual Elevation re i. opaque spandrel .loss 7 .� stucco rlf metal era 41- paneling I till' ____- • y colored .-� metal panels ■ 1116 f .11 IIIIIillik I F . - opaque !111•11 colored I spandrel meta pore gloss -.■ .7" 4 i li I -- - >• reo./' il a . -rs..-composite '." 11 �`••. ! wood 4 ? _ .iii - - - panels '- LED gt' irg-- ExamceofCa-^_rArc- =:•.•e Conceptual vignette of Corner Architecture 46 ARCHITECTURAL GUIDELINES III' Ali_ CoMallillaila HOTEL BASE DESIGN Tne hotel base will be defined through material changes and base treatments which relate to pedestrian scale, horizontal or vertical fenestration treatments layering of materials or forms by using design elements such as b■eoks and changes in material o•the use of lighting to create interest at different points in the facade. metal i panels I L1 11111111-MIll 111/11111i1/111 opaque 4llrlli.;.. Wal~. spandrel a e $ fr Z V ' a • gloss --, 1FI r• composite - - Pt } . = wood .' .s. F panels ,a Examp a Conceptual Vignette of oase material use of Dose material use INIIIIIMli �.r11.111111111.111=N1111111•11I♦1111111111M1111111•NM M _—.... 400.. ii II III_'_III III,_III ■ __In_•_., IN iiI_i_•_Ili__i1_,_•M !!11i' _. + = ;n,•-• ' f ,_I _LUL...U!__LL mit w■ t� R N _ y 11 III IIUI NIL. .. 1 111 r-- r. IlwJf L Ai II - i t Conceptual Elevation t ply ��d1 ���W ;���� .. i1 ��. i,�.,. ���� k , 1 .. rrr �" Conceptual Elevation v, aluminum MI=---RI, storefront windows with clear anodized i a• 11 111 glazing 1 1111111 opaque ` spandrel 111111 N sass l Conceptual Vignette Exam e of material use of Dose marero use 47 1 ARCHITECTURAL GUIDELINES Ilia, COMMERCIAL-HOTEL HOTEL LOBBY ENTRANCE The main entrance should be developed to be distinct and unique:creating on identity for the Aloft Hotel.Contrasting materials colors and forms such as awnings or signage to help clearly deem the lobby entry and should be used to compliment the rest of the building. __•iIIMI_Ruuu_5a.••_____..INIII -�� ill_UI__III IIII,_III ■ .'L,0_NI 111 III '_•_ III ma !J lNIIL —'iTir7*. 1'.'"-. " '' iiii4-,11,011-.11.- Pniii- =,, 3 _: �'� I. f :4A .riti�I`H. ,«!. 111'''1%,,z- it rr .;cnceptual Elevation .• ED lightinc Mill I �! ' -OM - '411. MI - II. 1.11 I , .I1 A� � eoed mo panels Ii { 11I 'maim IN s • 1121. I r—, r_ ._. ,..., . composite I U I I I panels 1110111,16 - sit id .a&ifis it ti — Example of Hotel Entry Conceptual vignette of Hotel Entry and Porte Cocnere A 1 _ , ,, , ail _ , ..,..„..z.. ..., . ....k.„,.:.„....,... . _. . , . is .. . _ , ,.. .. , ., , . :, _• • ., 1 ...•....., , , ,.: . ______ , 0 ®xomple of Porte cocrwe :: Conceptual vignette of Hotel Entry and Porte Cocrere 48 ARCHITECTURAL GUIDELINE$,,.. CC*MERCIAL-HOTEL t, t 4..,."..,co :al a :ACES Elements to be incorporated into the hotel design could include outdoor seating areas, fire pit, barbeque station, pool, spa, bocce ball and general amenities to enhance the overall experience of being at a quality facility. J , �...rr� i te l' L ... ...... ,,, t - i it. „_ Ilk,l tf/ r illimbohb. , -, if. pip 1 inli II il II Exomp a of Firept and Outdoor Seat ng Area Exa' p e of Pool Areo - II_ . 10. i ■ Ili ■I1IIIIIII lir flail : R wlm=rm _�w'm r I <'� -_ .� I. Pfr w ���� MIN.r I ,sm.-- • I e •iiiiiir 1 _; �������� III / , _ Conceptual Elevation r i j '. -% - f r r •i o � a I -: _ ..■. 111 4 ---.. . _ ,. _ -.:, =oehr ' .. .. -. . Example of Outdoor Seating Area Conceptual Vignette Example of Green Woll Green Woll 49 8. Landscape Standards. RESIDENTIAL LANDSCAPE GUIDELINES RESIDENTIAL LANDSCAPE GUIDELINES CONCEPT The Residences at Grafton Plaza have been designed as a distinct neighborhood that compliments the overall vibrant mixed-use community of Dublin Ranch.The proposed landscape compliments the existing community with the use of similar plant material, yet tailored to the unique architecture of Grafton Station and the proposed Grafton Plaza retail/commercial site. The overall Landscape theme provides vibrant, flowering plant material complimenting architecture, providing seasonal color while encouraging pedestrian access and connectivity to and from adjacent uses and activities. BASIC DESIGN PRINCIPLES • Continue the theme and plant palette of East Dublin, Dublin Boulevard and the existing surrounding neighborhoods • The entry to the Residences at Grafton Plaza will be distinct yet complimentary to the character of the neighborhood. The proposed landscape will support a strong, visual identity to the neighborhood. • Dublin Boulevard Streetscape design will continue the existing theme by the use of similar trees, shrubs and groundcovers and will provide an uninterrupted visual thread to the rest of the community. Internal streets and sidewalks are complimented using a variety of upright deciduous trees for solar exposure coupled with low growing flowering groundcover enhancing pedestrian connections to public sidewalks and trail systems. • Open space areas within the project will provide a variety of uses for residents including a small interactive children's water park, connection to the existing Detention Basin Facility trail system, paseos, pedestrian connectivity to the retail/ commercial component, and surrounding properties. • Management and maintenance of the HOA common areas will be an integral component of the landscape system. • Extensive landscape in paseos and around entries to units. • Landscape consistency with proposed retail commercial at proposed Grafton Plaza. 50 LANDSCAPE GUIDELINES RESIDENTIAL PROJECT ENTRY The entry to the Residences at Grafton Plaza will provide a distinct character for the neighborhood and the proposed Grafton Plaza which share a common entry at Dublin Boulevard. • The project entry will have a six foot wide parkway, six foot wide sidewalk from Dublin Boulevard to the north with landscape areas behind on both sides of the street. Flowering accent trees line the entry on both sides of the street and provide seasonal color and project identification. mi • Low growing flowering shrubs and groundcover provide continuous interest throughout the year and provide a colorful understory to the accent trees above. • The project entry is bordered by the Grafton Plaza Townhome buildings to the east with commercial retail to the west. • Plant species have been selected to provide a clear definition of the entrance to the project as well as providing continuity between the Residential and proposed Grafton Plaza Commercial and Aloft Hotel project. • Refer to Proposed Plant Palette for select plant species and container sizes 51 LANDSCAPE GUIDELINES RESIDENIII DUBLIN BOULEVARD FRONTAGE Dublin Boulevard. a main arterial in the City of Dublin, has multiple residential projects lining it. The Grafton Townhomes Site will extend the existing Dublin Boulevard Street scene from the west and blend with the surrounding properties to the north. • A 10 foot wide lanascape parkway and 8 foot wide sidewalk area between the curb and the right-of-way will be proposed. • Units facing Dublin Boulevard will have a 4' wide ",«• : '. •� + entry walk from the public sidewalk to the entry jY, ,�. •� 3 door. I 04 lYl Mk • There is a minimum 5' wide landscape area behind - __ _,__ the right-of-way to the porch. This area will allow for ' ' • a combination of low growing groundcover, 0 towards the sidewalk, intermediate and background - shrubs arranged in a tiered effect from the adjacent DUBLIN BLVD STREET SECTION. building interface. • Street trees will be proposed in the parkway similar to the existing street trees along Dublin Boulevard using the same spacing requirements. • Subordinate flowering trees in an irregular spacing pattern will be provided outside of the street tree canopy. adjacent to the building interface providing seasonal color and softening of the architecture. • Refer to the plant palette for suggested plant species and required sizes. art '. A t,1 4 1p °`'�,, 4�444""' ''f!e ..1.:116--' Arh-V lig"" 4-041P. 0)11.4N,, - Trik 4510 ,,,,I,t ,.....,‘„,,,,4 _ . ....4„,., ....A., ...... „. ..,,„1„.... ...,,„„,,, go. , --ID a.,.:*....-.)., ' re iA:SU. , 7� • '' sus 4:2.``Yj •`l{� • , ,,e,..„. =.ir IA' in lb IA, .- s 52 LANDSCAPE GUIDELINES RESIDENTIAL NEIGHBORHOOD STREETS Streets and alleys provide for a well-planned pattern guiding vehicles and pedestrians throughout the neighborhood accessing units, common areas, mailbox stations and project amenities. Streets and alleys will be landscaped to provide for a comprehensive street scene throughout the neighborhood. • 4' and 5'wide concrete sidewalks will be provided to access and link various parts of the neighborhood together depending on the location of the walks. • Street trees will be located behind the sidewalks where possible to provide a visual link throughout the neighborhood. • Street trees will be coordinated with the utilities and street lights to provide a continuous canopy of frees. • Low growing groundcover, intermediate and background shrubs will be proposed in a tiered effect to provide a variety of landscape with seasonal color and textural contrast. • Subordinate flowering trees in an irregular pattern as well as screen trees adjacent to building ends will be provided outside of the street tree canopy, adjacent to the building interface providing seasonal color and softening of architecture. • Refer to the plant palette for suggested plant species and required sizes. D4Ait'v e - JjJ}(/J(/ ° ,,� 4 =- ter.- ( . -^. '4, I � o y s \1.r r I 0 s;< - _1!1 r -- ti . { J I • y o � } o 0 0 4 . I:: � p h i wa 7a„y I� .,44,• cir • Q v 1 ,; a I iriil ° ;�.►t^.7a I -Ti—�r`'-'M .a �. J y 21I u 1 1-I-f 53 LANDSCAPE GUIDELINES PEDESTRIAN ,.. �=,......, .., : A J CONNECTION 4' A main pedestrian artery links the residential 4 MN (Grafton Townhornes) to the east with the proposed retail/commercial site (Grafton J'1 Plaza) to the west. 4 ; • Use of similar plant material for consistency including upright trees on each � # side of the 4 foot wide concrete walk to 1 t I u. mark the pedestrian connection from the �__J '1-. residential to retail/commercial site. Z , -- .Y....a,,, • Understory of flowering shrubs and �`''• _��� groundcover extending to the terminus of the Pedestrian connection at Grafton Station. x- „A..._ '' • Use of stamped and scored paving within street crosswalks and paseos to visually 1 1I II enhance the pedestrian path of travel. , iik •r ,', n fM A r 't r t •_-,' l -.1.R'• I k- ) .a, •./. ( ' ) f --, - unlit to . (*:14i.....) j„)1 Ir ir - orbJ1 r . I 54 LANDSCAPE GUIDELINES RESIDENTIAL Trails The existing Detention Basin and trail exists south of the project and is an integral link between the existing retail/commercial components to the west extending east to the proposed future Kaiser Facility. The southern end of the Dublin Ranch Public Trail extends through the west edge of the Residences at Grafton Plaza project from the north terminating at the existing Detention basin to the south. • The existing Detention Basin Trail to the south of the Residences at Grafton Plaza shall be accessed by a 5 foot wide concrete path in the south of the project. An additional access point shall be aligned with the southern terminus of the Dublin Ranch Public Trail • The 8 foot wide Dublin Ranch Public Trail on the west end of the project shall be accessed by a 4 foot wide pedestrian walk running through the project as well as from Dublin Boulevard to the north and from the west from the pedestrian connection running through the parking lot of the exisitng Grafton Station project. • Accent trees in a triangulated pattern shall be located on each side of the Dublin Ranch Public Trail with low growing flowering shrubs and groundcover beneath. Accent tree pattern shall be an extension of the entry to the project utilizing similar shrubs and groundcover. • An existing row of evergreen pear trees line the Detention Basin Trail from the west and shall be continued from the western end of the Residentces at Grafton Plaza east to the project boundary. Low growing flowering shrubs and groundcover extend the existing understory to the eastern project boundary. LEGIALI ■ men,t1:tflg4%(IvS:.1411 ~'-� }F ISTIN .. 4''t a a i • DUEIL/ —1_--__ cIG T lrI/ �/I r M gL VD --,' i1 / v il 0 1 t' a` .i R je.'^' _'a ..c, '�° -'fiI:ui: •.1• ��r— I 1_____rJ r III •s,t `S. •.• ,�;', ,ray•_ yeiIra�ob �— I I J I ; , iii.; •R, .Aiii iglu `P I w< iii mine,s.u• 1 { `r,l Via;'' e• ,�fll ;,j�•k .0'A� . I �/_r i — i I I I I .d, 4L•k.1i iy.. :4'1 U1,•' L.... 1' � . 1 i I- I I L,;av��:tr.rorvai V ise:, Jii�i�iiii.•• IA 40,11 tow taw., Hu — MN 1741.1E11 r___ 1 a._ -s ate' / �'`�� .u...u.arn'w It �t l ~ - EXISTING �at ""'01° ' WATER QUALITY BASIN ,•,,,,,.. -*Pei;,., „", is,. ..a,.•...•.•,. 55 I LANDSCAPE GUIDELINES RESIDENTIAL Water Quality Element As part of the overall Storm Water Management Plan for the Dublin Ranch Master Planned Community the Regional Water Quality Basin was designed to treat the majority of drainage from the community. The 11.13 acre site was designed as a park like environment based upon the picturesque qualities of the regional California landscape, combined with ecological and naturalistic aesthetics.The design of the Water Quality Basin anticipated access associated with the Grafton Plaza and Grafton Station tenants and home buyers.This access includes walking paths and overlooks. As this area is not a public parcel access will be subject to certain restrictions. A summary of the key features of the pedestrian path and edge interface with Grafton Plaza are set forth below together with any additional requirements not already described in the PD stage 2 approved for the Water Quality Pond on October 4, 2005. PEDESTRIAN ACCESS • Pedestrian access will be provided at the northwest and northeast corners of the Water Quality basin and integrated with the Grafton Plaza residential, commercial and hotel development to the north. • The pedestrian path will go in an east/west direction starting at the terminus of Grafton St. and continuing to the Kaiser site to the east of the Grafton Plaza project. • The pedestrian paths will be installed with an ADA compliant stabilized crushed stone surface amenable to walking and jogging. • Benches will be provided at the eastern and western termini of the trail. I • The pedestrian pathways will be accessible during daylight hours. (Sunrise to sunset) ■ 2 �. , " r .N i i 1 •.iL�., �:.. M ., _. . , 1411111011 1 _ I '''* , 1 � • ~ rs' ;' '-#� ti _ � : . � ���`r� � r b�` 4-�t ; i � '' p � � .t` �, ���,, !., 'trig ii 4 , tl s4 , ,? e . r 56 LANDSCAPE GUIDELINES RESIDENTIAL BASIN OVERLOOK • A basin overlook has been designed to provide an area for the pedestrian users of the site to look into the basin. • The basin overlook will have trellis and seat wall features. These features are designed to blend with the natural plantings of the Basin. • A low stone wall is proposed at the basin overlook to provide a barrier to the slope beyond as well as a seat wall for visitors. r..214/rj,,, . Pt+ i.-.' ',' •" ' , emu. r,1 iA •-I' .; _''".ie _' ;-or�_-. d re f••'.7,..,....- ' '97.6t sW4,,, *--vli{ilai r Y' _ ell, . .,r-yA.- - 4,11 0)4 1 t. I , _ -- ice- ' , Is � + Z a. i % • j.. ''4. -- a al! .' S. - 'Ile- - b • n• 57 LANDSCAPE GUIDELINES RESIDENTIAL PLANTING DESIGN • The planting cesign of the Water Quality Basin Trail and Overlook will be consistent with the surrounding neighborhoods while blending into the natural appearance and plantings of the Water Quality Basin. • A row of trees shall line each side of the trail. The tree selected shall provide shade at full growth for the trail. • Drought Tolerant and native plants should be used when possible. • Recycled Water shall be used for irrigation. /1111.$1r. -: , " • f ♦ or,- • /I . . �` f. s r,,J. . ' I :fir Ir •. ekt . ' AI . ‘10 . . Art i , • : • .. Ar....0..Y- .. 4 414 "` '-'-i t t fa -c _ . •j.; 1¢,^_ Cill . • IV a s.' _iii s •[r' FENCING • A 5-foot fence will limit access to the interior of the basin.The intent of this fence is to clearly define where visitors can go and preclude access to the interior of the basin. Signage will be posted to indicate the basin is "off limits." • The existing 6-foot chain link fence will be maintained on the current Caltrans right of way. • A 3'-6" tubular steel fence will be installed at the back of the sidewalk along Street F to provide a barrier to keep unwelcome guests into the residential neighborhood. This fence will also be provided along the eastern property line to the internal basin fence. Multiple gates will be provided to allow access to the trail. 58 LANDSCAPE GUIDELINES RESIDENTIAL f \ +: � LIGHTING • Lighting shall be kept at a minimum along the water quality basin. No night lighting will be needed as the pedestrian access trails will be closed from sunset to sunrise. • Street lighting along Street F will provide the majority of lighting for the site and will provide any safety lighting necessary. • String lights both in landscape trees as well as overhead are allowed. -31111Ullfell . 4 %FP 4 -it• rid i 11P ./1 ,t ♦ ' / • ` , mil,ors r • . . • V9 • :r . • r Ift 44g\ i ..-' ."" .ti t - _ ,k L. �.- • • • ' •. • T; •Mfr, lA-`•. # ` •-•.: .., '�,�a �♦• : ' . ' fir •;7s'-1< - N • •$ .1'. ..,%-„. ''. e• •_' •• w •ti ••.gyp,• i t •• ,! . • • • itj.�• ,x • ... //, . ; . (:;.� ' s• 59 LANDSCAPE GUIDELINES RESIDENTIAL PRIVATE POCKET PARK There is a pocket park located at the end of one the east paseos. The pocket parks are accessed by paseos that also serve the P P YP �' - entries to the nearby units. The passive spaces are designed as ''t•••u- r outdoor gathering areas for the residents of Grafton Plaza. .'i 60Qtr'• • The pocket park: areas will be level and accessible by all • Shade Structures provide shelter in hot summer months. 41 : I LANDSCAPE GUIDELINES RESIDENTIAL Paseos Paseos provide the pedestrian link throughout the neighborhood serving as the entries to the units in many cases as well as access to other parts of the project including recreation area, trails and access to mailboxes. OVERALL DESIGN • Entry arbors utilizing materials found on the architecture provide an arrival to each paseo including brick columns and seat walls with stained wood members. Colorful vines accentuate the entry. • Paving with enhanced scoring provide specific identification at the entries as well as key intersections. • Tall vertical accent trees and subordinate background trees line the paseos adjacent to the units on each side and are intended to provide pedestrian scale, seasonal interest, and shade in hot summer months and sunlight in cool winters. • A variety of flowering, evergreen and deciduous shrubs and groundcover in tiered arrangements with larger shrubs towards the units and groundcover at the paseo walks highlight the pedestrian experience. efkrit —,, ikrookS-- di war 1 . V4 i Edilin, 1 dric,40.4.?... • .., Mt . WI Emir , 7 7' ' 1 ,.. .!--i ,.q--1 , 1 L. 61 4 f LANDSCAPE GUIDELINES RESIDENTIAL; FENCING N. ,.QV,The Residences of Grafton Plaza will be �� lit lir open to the Commercial paseos and '��i `; plazas on the western side to encourage ' a connection between the residents and N • he commercial businesses.There will be two \ locations of walls and fencing along other \ sides of the project: • A CMU Community wall will be located along the east boundary adjacent to - the future Kaiser site. ,i 1. ,s df�• f • A 3'-6" tall tubular steel fence will line the southern edge of the Residences between the parking stalls along Street B and the Water Quality Basin. ,1 , ,•-r r LEGEND = ow Cen nett wd - 11-1 SWIM 74 ht 4.s.<+s<l.< 1)484"aoolfiwto # fLJL., C� It ']>~n I �. r ` t.* y+ I f t � - i 414`i 1 r o d —i S f t' l noi, _ ' f - . I 1 i__s •4WM•Hf• •Nlr I62 a' LANDSCAPE GUIDELINES RESIDENTIAL 4, . i , II\ . N.-: - 4,7-A . 7 tux u , 11111L--1 , jam Y PLANT CONTAINERS WASTE RECEPTACLE — - : _ 4046044 ,..7 44 41111144 , s. ,„ , 1- I 4 • • , NA U •Y ' BIKE RACKS n n n a n n n n n n n n n r. ‘ I 11T--_._ nl.. Mctal trellis with lighting �, Foam board concrete i -- _ . If--- Mailbox units _ �■ •• ■..:: iii ! MAILBOX STATION Mail box design is conceptual. Actual final design is subject to Post Office criteria. 63 • LANDSCAPE GUIDELINES RESIDENTIAL Lighting An ornamental street light complimentary to the proposec architecture shall be proposed for the project. • Illuminated bollards consistent with the design theme and complimentary to the streetlights shall be proposed for areas where pedestrian walkways are located and streetlights not desired. "NI . � i ► I ! iiitia._ ..:1_ . ___._i_ 1 `l Li�1 I f If'' r t .. .... 4 !c II '11141, tii ..-, � Ifteer3 .. 4:. Utilities Above ground joint trench utility boxes should be kept away from the entry, primary views and intersections as practical. Where the utility boxes occur, they should be located behind the walk and in the landscape parcels to minimize their appearance from the street. • Above ground utility boxes will be screened with landscaping as allowed by the utility companies. 64 LANDSCAPE GUIDELINES RESIDENTIAL Suggested Plant Palette Plant material should be selected with the character of the site in mind. This plant palette is provided as a suggestion and can be updated at the time of the Site Development Review to fit with the proposed theme and character of the property. Drought tolerant plants should be used when possible. Trees and plants that are tolerant of reclaimed water should be utilized if reclaimed water is used. DETENTION BASIN TREES Minimum 24" box Botanical Name Common Name Pyrus calleryana "New Bradford" Flowering pear STREET TREES (Dublin Boulevard) Minimum 24" box Platanus acerifolia "Bloodgood" London Plane tree OPEN SPACE TREES Minimum 24" box Pyrus calleryana "chanticleer" Flowering pear Lagerstroemia faurei 'Muskogee' Crape myrtle Prunus cerasifera "Krauter Vesuvius" Purple-leaf plum Tristania Laurina "elegant" Watergum Schinus molle California pepper Quercus virginiana Southern live oak Magnolia species Flowering magnolia Zelkova serrate Zelkova Prunus caroliniana "compacta" Carolina cherry Malus species Flowering crabapple Chionanthus retusa Fringe tree Pinus canariensis Canary Island pine Podocarpus macrophyllus "maki" Yew pine Juniperus virginiana "skyrocket" Skyrocket juniper Arbutus "marina" NCN Carpinus species Hornbeam • 65 I LANDSCAPE GUIDELINES RESIDENTIAL OPEN SPACE SHRUBS, GRASSES, GROUNDCOVER AND VINES Minimum 1 gallon for groundcover, grasses and small varieties of shrubs. Minimum 5 gallon for shrubs and vines PLANTING AREA BACKGROUND/FOUNDATION SHRUB Rosmarinus spp. rosemary 5 Gallon 3' o.c. Coleonema pulchrurn breath of heaven 5 Gallon 3' o.c. Camellia spp. camellia 5 Gallon 3' o.c. Loropetalum chinensis ncn 5 Gallon 3' o.c. Viburnum spp. ncn 5 Gallon 24" o.c. Bambusa spp. bamboo 5 Gallon N/A Juniperus chinensis torlusa hollywood juniper 15 Gallon N/A Aloe spp aloe 15 Gallon N/A Photinia spp. photinia 5 Gallon N/A INTERMEDIATE SHRUB Dietes species fortnight lily 5 Gallon 3' o.c. Phormium spp. New Zealand flax 1 Gallon 3' o.c. Callistemon viminalis 'little john' dwarf bottle brush 5 Gallon 30" o.c. FOREGROUND SHRUB Myrtus communis myrtle 5 Gallon 2' o.c. Anigozanthos spp. dwarf kangaroo paws 1 Gallon 18" o.c. Liriope muscari big blue lily turf 1 Gallon 18" o.c. Phormium spp dwarf new zealand flax 5 Gallon 18" o.c. VINES Distictis species trumpet vine 5 Gallon N/A Gelsemiurn sempervirens caroling jasmine 5 Gallon N/A Jasminurn polyanthum pink jasmine 5 Gallon N/A Parthenocissus tricuspidata Boston ivy 5 Gallon N/A Ficus pumila creeping fig 5 Gallon N/A GROUNDCOVER Rosa spp. groundcover rose 2 Gallon 2'-0" o.c. Correa 'ivory bells' ncn 1 Gallon 2'-0" o.c. Teucrium chamadrys germander 1 Gallon 18" o.c. 66 P LANDSCAPE GUIDELINES RESIDENTIAL Dymondia margaretee 1 Gallon N/A Senecio ncn 1 Gallon can tight sedum spp. ncn 1 Gallon can tight Echeveria spp. ncn 1 Gallon can tight Bambusa spp. bamboo 5 Gallon N/A Cotoneaster dammed ncn 1 Gallon 18"o.c. GRASSES Festuca species fescue 1 Gallon 12"o.c. Miscanthus species eulalia grass 1 Gallon 3'-0"o.c. Pennisetum species fountain grass 1 Gallon 3'-0"o.c. Stipa tenusissima mexican feather grass 1 Gallon 30"o.c. Chondropetalum spp. rush 5 Gallon 30" o.c. Juncus spp. cape rush 1 Gallon 18" o.c. Helictotrichon sempervirens blue oat grass 1 Gallon 2'-0" o.c. Carex spp. sedge 1 Gallon 18" o.c. Calamogrotis reed 1 Gallon 18" o.c. 67 COMMERCIAL LANDSCAPE GUIDELINES COMMERCIAL COMMERCIAL LANDSCAPE GUIDELINES CONCEPT The Grafton Plaza development project is a proposed mixed-use master plan project consisting of retail, office, and residential uses. There are several unique spaces which occur in and around the buildings throughout the site. The site will be designed to a high level through the choices and arrangement of materials, colors, and textures. Rich amenities within the landscape and well designed pedestrian scaled spaces will help materialize the vision of a high energy urban destination. The landscape of Grafton Plaza will compliment and enhance the adjacent Grafton Station project and the surrounding neighborhood. BASIC DESIGN PRINCIPLES • Continue the theme and plant palette of East Dublin, Dublin Boulevard and the existing surrounding neighborhoods. • Dublin Boulevard and Grafton Street Streetscape design will continue the existing theme by the use of similar trees, shrubs and groundcovers and will provide an uninterrupted visual thread to the rest of the community. • Internal streets and sidewalks are complemented using a variety of upright deciduous trees for solar exposure coupled with low growing flowering groundcover enhancing pedestrian connections to public sidewalks and trail systems. • Open space areas within the project will provide a variety of uses for visitors including plazas, a paseo and connection to the existing Water Quality Basin trail system. • Management and maintenance of the POA common areas will be an integral component of the landscape system. • Landscape consistency with proposed hotel and residential areas. 111;low_ . _ _ A : ,.4 . I -�( ki, 2 .: r- -- - ....ih.itagara,r-- - 68 LANDSCAPE GUIDELINES COMMERCIAL-HOTEL Street Character oeyond the building edge is • developed from streetscape elements, such as ! walkway patterns and materials, furniture, lighting, ; signage,landscaping,parking,service access and _ utilities location. The following is a brief overview 1 R p ' and discussion of design considerations. , rtY.U' a' ftl ty Retail space will have a mix of uses and will form - a pedestrian scaled space for events, socializing . _'ter, _ and outdoor passive activity. Tivoli lights, raised , 'r• I planters and vertical elements will aide in the delineation of spaces between commercial and __,�,_ ., private while also giving character and identity. _"� -� :) rn" . Alley's between buildings have openings that will i Lam,,,, ' '.34 - .'� '�..�,.<.W.,,,� act as pedestrian paseos connecting from the ,ti N� street into the site. Strong pedestrian connections �' Motel Corr,,o,.�, from parking to uses and between uses will be $ s * PASEO — `°""•`°°^ key to an integrated series of land uses. A series , 1,uf_L •I- - - -~A of plazas and paseos will link such uses and a 1 I i a 1 , provide gathering and recreational opportunities. , {' • ! Town square type plazas will be co-located with - r.440 •Ai . tom,. buildings providing outdoor dining and gathering. The layout of commercial buildings will accommodate outdoor activities which could - •ffil , 4 ' r- ., include food trucks, small concert events or I ;,,, , community gatherings. The retail hub can serve ro ' ` as a "town square" destination. • , t.. ,... ti . The Paseo creates a usable flex space while ''1 =e • also serving as a buffer between the Hotel and •' Residential uses. It will incorporate active and -- passive programming that can be used primarily ! Et ' ' c by neighbors and retail visitors. `', �� � ��`� The Paseo provides a link to the Detention Basin •; -. ! P il trail which allows for a larger pedestrain network through the site and nearby Grafton Station. �f The Paseo will include elements such as picnic r . area, play features, community/ demonstration " garden space and meandering pathways. Utikze corridors to create gathering spoces. .7...-'..n. ...:....- illroolie joiii. The Hotel will serve as a stand alone entity located _ within the Grafton Plaza site. It will be a destination feature in itself even though it is interconnected _ with the commercial and paseo spaces. A ' r pedestrian walkway will allow accessibility from "- •., the hotel to adjacent commerial and retail uses. !Ni. Jam, -R- Flex Plaza is a linear paved zone between the , - r ,n, hotel and commercial area that extends to the 1' n. paseo. This space can accomodate events or �' A activities ranging from seasonal farmers markets, a N._= J "r:,i,.� _- daily socializing spaces, retail frontages to '� k outdoor dining and performances. It serves as , ow. the connection of uses throughout the Grafton Activate retail edges with seating,planting and art. 69 LANDSCAPE GUIDELINES COMMERCIAL-HOTEL Plaza slte by creating a fink oetween the hotel, g" : ' - commercial and residential zones. The Flex Plaza ,' ,;;. E; serves as the connectivity spine. 0 , ,L wit t ^ • , Pedestrian Circulation throughout Grafton Plaza ,r 7 7'. - . I • Retail space and the Hotel zone will be populated — .•-'. '' - with amenities including various seating -1% , - -- 1 t i \: opportunities, wayfinding signage, small outdoor ' 4 •`4l10' gathering spaces and overhead decorative - - $ r features where possible. Building corridors will > 0 be accented with tivoli lights or vines to create a .+ sense of enclosure as opposed to a desolate alley. ' Decorative light columns may be used in rows to . , emphasize main circulation routes. Pots, trees Plaza space can accommodate formal and passive gatherings. and vine planting will be utilized where possible to soften hard edges. These softened features will help to create a comfortable socializing di environment. Circulation corridors are intended - to be used for leisure and plaza space as well as connection from one space to another. When possible, retail buildings should activate corridor A -..„1. edges with seating or window displays. Pedestrian access from the neighboring residential - - developlment on the East- West axis begins with xi the flex plaza space. This open plaza can serve for community functions as well as informal gatherings. This plaza leads visitors from the v....., �` i - residential neighborhood to the retail network of walkways. A Sheet Furniture shall be planned for and space provided for seating, outdoor dining, information ru-rish.ngs Aii be durable ono vsuolly sophisticated. kiosks, bicycle racks, trash receptacles, clocks and traffic bollards. A detailed plan showing locations • for these elements is required at the time of \ �t; submittal of specific site plans for Site Development (�._ • Review of building development proposals. Lighting shall be provided for general walkway �!■�.4 '"allik' A, areas, paseos, plazas, courtyards, landscape • ! 1 II - • . accents, storefront displays and entryways, and r :,1+ for building accents. Lighting fixtures should be designed for their specific purposes and may � �� -- " �1 be wall mounted, pole mounted, light bollards, recessed or suspended as appropriate. Uniformity of design style or character is not required on the buildings but standard streetlights will generally Street Light stu Bollard match the character established in the Village 11111.11 Center portion of Grafton Street (Area "G"). Signage shall conform to City ordinances. Enhanced Pavement will be used for special areas of activity such as pedestrian crosswalks and plaza spaces. Walkway patterns, color and/or materials Enhanced paving WI be colored and/or scored concre'e. 70 LANDSCAPE GUIDELINES COMMERCIAL-HOTEL shall be vanes and used to denote entry locations, ""t. — M j special use areas, edges, and street crossings and 1�'• r„i,i-=.., to help create a sense of scale and interest in the • pedestrian pathway. All enhanced pavements will be colored and/or scored concrete. /�;��/ t Planting Design wlI create year round interest with variegated cultivars and plant types with ' visual interest through all seasons. Plant palette will be drought tolerant and environmentally ' appropriate for the Dublin climate. Planting _ ►- design will accommodate plants at their mature •'r size for minimal pruning and shearing. Shrubs will - i be used to minimize the visual presence of loading, trash, utility and service areas. Evergreen trees • ''s and hedges will be utilized to provide screening . between separate uses. v; �_. , }K Scale will be considered in all aspects of landscape •� , °'� site design. Large areas of paving will be broken - !— i►"4 •`i up by vertical columns, planting, overhead lights r _.. f or vines and /or site furnishings. "Flex" spaces will G Seating opportunities will use a mix of mate+ials. Example be designed to accommodate events as well as daily active use. metal,wood,concrete and stone. rz. ‘ Materials and colors will consist of styles that are '1 consistent with neighboring Grafton Station. Stone, metal and linear patterns will be incorporated into .y , \ ``iv- I the landscape palette. .: . - ..1 •i .y e,''I 9 •f °4Nr• •_�� - +`.• , to Planting will have year-round interest. 71 LANDSCAPE GUIDELINES 'Pr 4.111111L UTILITY AND SERVICE LOCATIONS AND ACCESS Utility, Mechanical, and Service Locations and Access will be coordinated and located to not be visually intrusive or obstruct pedestrian activity. Where feasible utilities shall be enclosed in closets, rooms, wells, or screened from view by walls or landscaping. Service access for the freestanding retail buildings on Grafton Street shall be located at secondary elevations or at ends of buildings whenever feasible.Alternate locations for access may occur from the parking lot side of the building with service entries integrated into the overall character of the buildings but distinctly separated and screened from the business entries. The preferred location for trash facilities is to integrate them into the building design such that they shall be secured and screened from public access and view. Trash facilities shall conform to the current City Ordinances and Environmental Quality regulations. Where it is necessary for trash facilities to be freestanding elements, they shall be located on the proposed parking plan layout with proposed screening elements noted. Mechanical systems for retail buildings should be screened and secured from pedestrian view and access and meet current City Ordinances. Fire safety equipment should be located in coordination with the local Fire jurisdiction and code requirements. Locations of equipment should not conflict with public walkways and access. 72 COMMERCIAL - TREES SKTIBO.. BOT1N CAL N:dMP. COMMON NAME S E C.0 SPACING WATER REQ. Ag Abiraa luibrasn Sill Tree 2r box .�::,=:n L ' Cif Grprxr.famgita European Hornbeam 24'box A::•: M U L.Eent otmia i dia Gape Myrtle 24'box. A::-: M LN Laura nob& Sweet Bay 24.box A::•: - L 0! Oles europeea Wacni Olt a(non•frtit rep 24'box A: - VL PC Phoenot urwiersi: Canary bland Gate Palen 24 box A:= - L Pc Plawnuc x eceriloria'Exclamation London Pane Tree 24'box A:shown M RP Reknit psesaleessoa Bled Lo net 24'box As shown Vr. T Tria cordata Greerapire Greenepire Lialeled Linden 2-box: As d'icwn M :r-' : `E ,I.IALS .1'-1S0_ BOTANICAL NAM! COMMON NAME SC! O.C.SPACING WATER REQ. AS Apve sP- /taw 5 le;. 2'.0'O.C. L AM Aly'o[,a hueplii'SSanta C'u' Blue Mite.tus 5 BT Berbera dxrnbergi'I-Winona Pita? Red Ledppe nets Barberry 5 del. 2-0'O.C. M BU Buns a en men: Bea-wood 5 eel. 34-O.C. L CA Colorer-tot:x acvdfon Karl Faeroe KwI Fodster 5 pd. 3-0'O.C. I. CPI Chondroordumteetonrn Cape Rush 5 gal. 2'-0'0.C. M CP Coleonema p.Sumo:Gold Sunset Gold Bremh d Mea.er 5 ge.. 2'4'0.C- M Dv D e.te:,egsta Fortnight Lily 5 gal. 74 O.C. I. DP D._e.1farinoeaa O AFLemxe 5gal. I'4 0.C. L MS I-e M'sew.ptr,—e,s. Blue Ot Graa S gal. I'4'O.C. I. LS - : __ Wiow Cone Buds 5 pL 44'0.0 L. LL -o-^ar_r : -_ _r_e Dwarf'Mat M Rsch 5 p1. 24'O.C. L Messrs-.MS Messr ._::-e-: &A liaGras: 5 pi. 3"0'O.C. L PS Phcen'.r•----'t New Zeeland fla. S pi. Z. O.C. L PG Punca gwaern l aaa Dwarf Pomegranate S pl. 3-6'O.C. M RS Roca sp.Standard Race 15 pl 64'O.C. M RO Rosmamus offcrrli:Blue Boy Blue Boy Rosemary S pl. 24'O.C. L Sr Saha nemoron'Gadoma' Sage 5 gal. 34'O.C. M TF Teueium*bona'A_urevr.' Bud+Germander S gal. 4'4'O.C. L TI. Tndtooema Ienalum Wooly Blue Curl: 5 gel. 3 4 O.C. L �O�[� Ov SY?1 L DO BOTH\ICAI.NAME COMMON NAME SCE O.C.SPACING WATER REQ. CD Cana dvulsa Beasley Sedge I gal. I'4'O.0 M CS Ceanodna Diamond I-eights Cea.odne 5 gal. 4-0'O.C. L PC Pettuca nifomm Caffornia Fescue 5 gal. l'-6'0.0 L r Juxw patens Common Rtdn I gal. 1W 0.C. M MP Myopovm psrvi siu'n?Leah Leek Myoponsn I pi. 34 O.C. L RA Roe.x.'Name' Power Caws Apple Blossom Rose 2 pl. 34 O.C. M RN Rosa x Nor.chnee Rower Carpet groundwvr white rose 2 pl. 3-0'0 C. M SM Seredt mandrafr.cae Chalk Stidz I I . I'-C O.C. L T P rescreen dwnaedrys'rosveta' Creepang Germende• I pi. LW O.C. L LINES ' SYMBOL BOTANICAL NAME COMMON NAME SIZE O.C.SPACING WATER REQ. CL Clermarn a'nartdi Oewt®s S gal. Az Shown M LS arisen hiklebrndiera Trumpet foneysud le S pg. As Shown L PC Fe:s,ca ale ormia California Fescue S gal. I-6'O.C. L r 1 preens Cowmen Rush I pl. I'4'0.C. M ROT hEDU-E SYM L ROTA.CAL NAME COMMON NAME SIZE C.0 SPACING WATER REQ. Sthed.4e A AG Ague alterxra Agave 5 gai. Cernrec in Planer L SR Sedum rupture Angdea Sedum I pl. Pe' .ens-of Planer, 1- SdxdJe B AP Apve parryi Agee 5 gar:. Cdtte-ec m Rave- L LN Lyserachia nu muiara'Aur a C'eeping jenny I gal. Pe-mete-es Plarx- L Schedule C KL Kaiandroe loose Paddle Part 5 gal. Centres n Panty L. SM Sedum morpniaxrm Donkey Tai I gel. Fe^new-a'Planer _ WATER 115E RATING l FCEND: Wucd:III Ce egone:d Water Need:Prom: Lnvertity d Catfornia Coopent a Extensor Cannon a Depa'arterr.of Water Reou'ces. Lanes Sales Bunau d Reciamtion 73 9. Public Art Compliance — The proposed project is subject to compliance with the City's Public Art Ordinance. The Ordinance requires the Applicant's contribution to be .5% of the aggregate value of the home construction to be determined and calculated by the City's Building Official. The Applicants have opted to meet this requirement through an in-lieu fee. 10. Aerial Photo. 1=-1 .4/ ric-7/1 .1%;\.%- 7-41.1 x _ - Dublin Blvd 1.. i •0 6 1 " . • - -- —anhw H freed.Jr F -11 11. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the provisions of the closest comparable Zoning District as determined by the Community Development Director and pursuant to Section 8.32.060.0 of the Dublin Zoning Ordinance. No development shall occur on this property until a Site Development Review permit has been approved for the property. SECTION 5. PRIOR PD ZONING Ordinance No. 10-10 establishing the existing PD zoning remains in full force and effect as to the Project site. SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption. 74 PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2016, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:tPAI20151PLPA-2015-00048 Grafton PlazaPC Mtg 12.08.15 PD Rez Tmap SDRICC Ord-PD Grafton Plaza.doc 75