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Home My WebLink About4.12 Grafton Plaza Stage 2 Development Planor 19 82 /ii � 111 DATE: TO: STAFF REPORT CITY COUNCIL April 19, 2016 Honorable Mayor and City Councilmembers CITY CLERK File #450 -30 FROM: Christopher L. Foss, City Manager �?14 " SUBJECT: Grafton Plaza — Planned Development Rezone with relate Stage 2 Development Plan for the 12.23 acre project site (PLPA- 2015 - 00048) Prepared by Jeff Baker, Assistant Community Development Director EXECUTIVE SUMMARY: The Grafton Plaza project site is a 12.23 -acre vacant parcel located at the southeast corner of Dublin Boulevard and Grafton Street. The site has a General Plan /Eastern Dublin Specific Plan land use designation of Mixed Use 2 /Campus Office and related Planned Development Zoning. The developer has a vested right to develop up to 496,519 square feet of development including up to 248,259 square feet residential development (approximately 235 residential units) consistent with the General Plan and Specific Plan. The proposed Planned Development Zoning Stage 2 Development Plan integrates three uses within the development site as follows: 1) 34,500- 55,400 square feet of future retail and surface or structured parking on 3.68 acres; 2) a 127 -room hotel of up to approximately 63,298 square feet on 2.00 acres; and 3) a 115 unit, 3 -story residential townhouse condominium community on approximately 6.55 acres. Total building area on site is estimated to be approximately 337,110 square feet. FINANCIAL IMPACT: None. The cost of processing this application is borne by the Applicant. RECOMMENDATION: Staff recommends that the City Council waive the reading and adopt the Ordinance Approving a Planned Development Rezone with a Related Stage 2 Development Plan for the Grafton Plaza Mixed Use Project on a 12.23 -acre site. Submitted By Community Development Director 'Reviewed By Assistant City Manager Page 1 of 2 ITEM NO. 4.12 PROJECT DESCRIPTION: Grafton Plaza is a 12.23 -acre site, located at the southeast corner of Dublin Boulevard and Grafton Street, north of Interstate Highway 580. The site is located within the Eastern Dublin Specific Plan area and is part of a larger 25.33 -acre site with the existing Water Quality Pond on the southerly portion of the site that encompasses 13.1 acres. The project site has a General Plan /Eastern Dublin Specific Plan land use designation of Mixed Use 2 /Campus Office. This land use designation allows office uses or a combination of residential, retail commercial and office uses. The site also has Planned Development (PD) zoning with a Stage 1 Development Plan that allows a mixed use project with up to half of the permitted 496,519 square feet to be residential development. The Applicant has chosen to proceed with a mixed use project. The Applicant's proposed mixed use project consists of a four -story hotel, 115 residential townhomes, and future retail commercial buildings. On April 5, 2016, the City Council held a public hearing to consider the proposed project. At that meeting, the City Council waived the reading and introduced an Ordinance to adopt a Planned Development Rezone with a related Stage 2 Development Plan, with a modification to include a play area in the southeast corner of the residential development. The City Council also adopted resolutions approving a Vesting Tentative Parcel Map for the entire project site, Site Development Review for the hotel, and Site Development Review and Vesting Tentative Map to create 115 townhouse condominiums (with conceptual plans for a play area as incorporated into the Stage 2 Development Plan), all of which are contingent on the adoption of the Planned Development Stage 2 Development Plan. Attachments 1 and 2 provide a complete description of the project. Tonight, the City Council will consider adopting the Ordinance approving the Planned Development Rezone with a related Stage 2 Development Plan (Attachment 3). ATTACHMENTS: 1. City Council Staff Report dated April 5, 2016 (without attachments) 2. Planning Commission Staff Report dated February 9, 2016 (without attachments) 3. Ordinance Approving a Planned Development Rezone with Related Stage 2 Development Plan for Grafton Plaza Mixed Use Project on a 12.23 -acre site Page 2 of 2 STAFF REPORT CITY CLERK CITY COUNCIL File #410-301450-30 DATE: April 5, 2016 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager SUBJECT: Grafton Plaza — 1) Planned Development Rezone with related Stage 2 Development Plan and Vesting Tentative Parcel Map 10365 for the 12.23 Acre Project Site (PLPA - 2015 - 00048 ); and 2) Site Development Review and Vesting Tentative Map 8293 for 115 Condominium Units (PLPA 2013 - 00057) Prepared by Jeff Baker, Assistant Community Development Director and Kit Faubion, Assistant City Attorney EXECUTIVE SUMMARY: The Grafton Plaza project site is a 12.23 acre vacant parcel located at the southeast corner of Dublin Boulevard and Grafton Street. The site has a General Plan /Eastern Dublin Specific Plan land use designation of Mixed Use 2/Campus Office and related Planned Development Zoning. The developer has a vested right to develop up to 496,519 square feet of development including up to 248,259 square feet residential development (approximately 235 residential units) consistent with the General Plan and Specific Plan. The proposed Planned Development Zoning Stage 2 Development Plan integrates three uses within the development site as follows: 1) 34,500 - 55,400 square feet of future retail and surface or structured parking on 3.68 acres; 2) a 127 -room hotel of approximately 63,298 square feet on 2.00 acres; and 3) a 115 unit, 3 -story residential townhouse condominium community on approximately 6.55 acres. Vesting Tentative Parcel Map 10365 would create three parcels with coordinated access and infrastructure for the development site overall. Total building area on site is estimated to be approximately 337,110 square feet. Separate Site Development Review applications have been submitted for the hotel and residential components, with Vesting Tentative Map 8293 submitted for the 115 -unit residential townhouse condominium development. The hotel SDR will be considered as a separate agenda item. FINANCIAL IMPACT: None. The cost of processing this application is borne by the Applicants. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, waive the reading and INTRODUCE an Ordinance Approving a Planned Development Rezone with Related Stage 2 Development Plan for the Grafton Plaza Project; adopt the Resolution Page 1 of 6 ITEM NO. 6.2 Approving Vesting Tentative Parcel Map 10365 for The Grafton Plaza Site; and adopt the Resolution Approving a Site Development Review Permit and and Vesting Tentative Map 8293 for a 115 -unit Residential Townhouse Condominium Development on a 6.55 Acre Site for the Grafton Plaza Mixed Use Project. Submitted By 'Reviewed By Community Development Director Assistant City Manager PROJECT DESCRIPTION: Grafton Plaza is a 12.23 acre site, located at the southeast corner of Dublin Boulevard and Grafton Street, north of Interstate Highway 580. The site is located within the Eastern Dublin Specific Plan area and is part of a larger 25.33 acre site with the existing Water Quality Pond on the southerly portion of the site that encompasses 13.1 acres. The Grafton Plaza project site currently is vacant, but has been rough graded, and gradually slopes to the south and west. VICINITY MAP The project site has a General Plan /Eastern Dublin Specific Plan land use designation of Mixed Use 2/Campus Office. This land use designation allows office uses or a combination of residential, retail commercial and office uses. The site also has Planned Development (PD) zoning with a Stage 1 Development Plan that allows a mixed use project with up to half of the permitted 496,519 square feet to be residential development. The land use and zoning are further discussed later in this Staff Report. The Applicant has chosen to proceed with a mixed use project. The Applicant's proposed mixed use project consists of a 4 -story hotel, 115 residential townhomes and future retail commercial as illustrated in Table 1 below. Page 2 of 6 Table 1: Proposed Proiect Parcel Use Acres Use Proposed Allowed SF FAR SF FAR Parcel 1 Residential 6.55 115 units 218,651 .20 248,259 .50 Parcel 2 Hotel 2.00 127 rooms 63,298 .11 248,260 .50 Parcel 3 Retail /Office 168 Bldgs A - D 55,400 (Maximum) Subtotal 1 2.23 337,349 .31 496,519 .45 Water Quality Pond 13.10 drains e 0 0 0 0 Total 25.33 1 337,349 .31 496,519 .45 Note: Residential density on the 6.55 acre site is 17.56 dulac. Residential area excludes garage space. The City Council held a Study Session to receive a presentation by the Applicant and to provide Staff with direction regarding the proposed mixed project proposal on October 6, 2014, including the residential, hotel and retail aspects of the project (Attachments 1 and 2). The City Council received a subsequent project update on April 7, 2015 (Attachments 3 and 4). The City Council discussed the aspects of the project and directed Staff to proceed with processing the entitlement application for the project. As part of the direction to the Applicant and Staff, the City Council explicitly expressed the importance of two issues which needed to be addressed in the project design and entitlements: (1) that the project be designed to address the street frontage on Grafton Street and the corner of Dublin Boulevard, consistent with the adjacent Grafton Station project; and (2) that at least one of the commercial elements of the project was constructed at the same time, or before, the residential component of the project. The Applicants are currently requesting approval of the following entitlements as further discussed in the Planning Commission Staff Report included as Attachment 5: ■ Planned Development Zoning Stage 2 Development Plan: Proposed for the entire 12.23 acre Grafton Plaza project site to create the framework for an integrated mixed use project totaling approximately 337,349 square feet (Applicant: S &V LLC). ■ Vesting Tentative Parcel Map 10365: Creating three parcels /development sites (Applicant: S &V LLC). ■ Site Development Review and Vesting Tentative Tract Map 8293: To construct 115 residential townhouse condominium units in 20 three -story buildings on approximately 6.55 acres. The Applicants are also requesting approval of the following entitlement, which is a separate agenda item: ■ Site Development Review (Hotel): To construct a 127 -room, four -story hotel on approximately 2 acres (Applicant: Zenique Hotel). ANALYSIS: The General Plan /Eastern Dublin Specific Plan land use designation for the site is Mixed Use 2/Campus Office. This land use designation was adopted by the City Council in 2010 (Resolution 76 -10). The definition of the land use designation is included below: Page 3 of 6 "Mixed Use 21Campus Office - (Maximum FAR: 0.45; Employee Density. 4901260 square feet per employee) This designation allows a mix of uses including residential, live -work and shopkeeper units, and non - residential uses such as office, retail, restaurants, hotel and entertainment facilities or Campus Office uses consistent with the Campus Office land use designation. The floor area ratio applies to both development options (Mixed Use 2 and Campus Office) and is for the combined commercial and residential uses, if residential uses are incorporated or for commercial uses if commercial is used exclusively. The residential component shall not exceed 50% of the development square footage. Gas stations are not permitted. Example: Grafton Plaza." Planned Development Zoning is established by adoption of an ordinance reclassifying the property to such district and adopting a Development Plan that establishes regulations for the use, development, improvement and maintenance of the property in accordance with the Zoning Ordinance (Section 8.32 Planned Development Zoning District). The Development Plan is adopted in stages (a Stage 1 Development Plan and a Stage 2 Development Plan) and must be consistent with the General Plan and Specific Plan. The Stage 1 Development Plan is adopted for the entire site to address things such permitted uses, site area and proposed densities, maximum number of residential units and non - residential square footage, phase and master landscaping. The Stage 2 Development Plan may be adopted with the Stage 1 Development Plan or adopted at a later date. The Stage 2 Development Plan establishes permitted uses, site area, maximum densities and number of residential units and non - residential square footage, development regulations (i.e. height, setback, parking, etc.), architectural standards, preliminary landscape plans, and other information determined to be necessary. The Planned Development Zoning and related Stage 1 Development Plan for the Grafton Plaza project site was adopted by the City Council concurrent with the General Plan land use designation. The Stage 1 Development Plan (Attachment 6) provides two development options: 1) a mixed use development; or 2) a campus office development. Both options allow a maximum of 496,519 square feet of development. Under the mixed use option, up to 50% of the development (i.e. 248,259 square feet or approximately 235 units) can be residential development as shown in Table 2 below. The property owner has chosen to proceed with a project based on Option 1. Table 2: Stave 1 Planned Develovment Zoning Land Use Grass Acres Net Acres es {0.45 average} Option 1 Non - Residential Residential (Mixed -Use 25.33 23.4 248,260 S.F. 248,259 sq. ft. max. Residential Development) ( +l -235 Residential Units) Option 2 Non - Residential Residential (Campus Office 25.33 23.4 496,519 S.F. NA Development) The Dublin Ranch Development Agreement, as amended by the City Council in 2010, vested the property owner's right to develop the site under the existing standards established by the General Plan and the PD Zoning Stage 1 Development Plan. However, the property owner must still obtain City Council approval of a PD Stage 2 Development Plan and Site Development Page 4 of 6 Review Permit. In essence, the Development Agreement vested, or secured, the property owners right to develop a mixed use project which includes up to 248,259 square feet of residential development. But it does not vest the developer's right to build the specific project being considered. In order to approve the project, the City Council must find that the proposed Stage 2 Development Plan (Attachment 7) is consistent with the General Plan and Eastern Dublin Specific Plan, and that it conforms to the Stage 1 Development Plan. The City Council will also need to determine if the proposed development standards are acceptable. The City Council must make findings to approve the Parcel Map and Site Development Review permit for the residential component, including the Condominium Map, as stated in the respective Resolutions (Attachments 8 -9). A Site Development Review Permit application for the hotel will be considered in a subsequent agenda item. A Site Development Review Permit application for the retail /commercial component of the project has not yet been submitted; therefore, it will be considered by the Planning Commission at an undetermined date in the future. Staff is recommending approval of the project on the basis that the proposed Grafton Plaza project conforms to the following which were adopted by the City Council and set the development direction of the site, and the project is consistent with the previous direction from the City Council regarding this development proposal: • Existing General Plan Land Use Designation of Mixed Use 2/Campus Office; • Planned Development Zoning Stage 1 Development Plan; and • Development Agreement vesting the right to develop up to 496,519 square feet including up to approximately 235 residential units. PLANNING COMMISION ACTION: The Planning Commission held a public hearing to consider the proposed project on February 9, 2615. After hearing a presentation by the Applicant and receiving public testimony, the Planning Commission voted 2 -1 to recommend that the City Council deny the project applications (Attachments 10 and 11). The stated reasons that the Planning Commission recommended denial of the project included: 1) lack of play area for the children in the residential component of the project; 2) concerns about the architectural design of the residential component of the project; and 3) concerns about the timing of the retail /commercial component of the project and timing of proposed common areas that integrate the project. ENVIRONMENTAL REVIEW: The project site is within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51 -93 and Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amend mentlSpecific Plan EIR is a program EIR, which anticipated several subsequent actions related to future development in Eastern Dublin and identified some impacts from implementation of the General Plan AmendmentlSpecific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a Statement of Overriding Considerations for such impacts. The City also adopted a Mitigation Monitoring Program, which included numerous measures intended to reduce impacts Page 5 of 6 from the development of the Eastern Dublin area. Where the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted mitigation measures continue to apply to implementing projects such as Grafton Plaza, as appropriate. Two Initial Studies /Mitigated Negative Declarations (MND) previously have been prepared that address environmental concerns specific to the project site. The document prepared in February 2000 and approved by the City Council addressed a General Plan Amendment, Eastern Dublin Specific Plan Amendment, and Stage 1 Planned Development Rezone for Area H (70.8 acres gross). In 2010, the City Council adopted an MND for the current project site addressing any additional significant but mitigatable site - specific impacts for the actions proposed at that time. Staff has reviewed the current project against the prior CEQA reviews and related approvals to determine if any further analysis is required. Since the development currently proposed is consistent with the 2410 approvals, no further environmental review is required since: a) no new impacts were identified beyond those in the prior CEQA reviews; b) the proposed project would not exceed the thresholds identified in previous environmental analyses for this development site; and c) the environmental impacts of this project were fully addressed and within the scope of the previous environmental documentation and analyses. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Tri- Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicants. ATTACHMENTS: 1. City Council Staff Report dated October 6, 2014 2. City Council Meeting Minutes dated October 6, 2014 3. City Council Staff Report dated April 7, 2015 4. City Council Meeting Minutes dated April 7, 2015 5. Planning Commission Staff Report dated February 9, 2016 6. Ordinance 10 -10 Grafton Plaza Planned Development Zoning and Stage 1 Development Plan 7. Ordinance approving a Planned Development rezone with related Stage 2 Development Plan for Grafton Plaza Mixed Use project on a 12.23 acre site 8. Resolution approving Vesting Tentative Parcel Map 10365 for the Grafton Plaza site 9. Resolution approving a Site Development Review Permit and Vesting Tentative Maps 8293 for 115 residential townhouse condominium development on a 6.55 acre site for the Grafton Plaza Mixed Use project, with the project plans included as Exhibit A 10. Planning Commission Resolution 16 -01 11. Planning Commission minutes dated February 9, 2016 Page 6 of 6 °� STAFF REPORT PLANNING COMMISSION DATE: February 9, 2016 TO: Planning Commission SUBJECT: PUBLIC HEARING: Grafton Plaza — 1) Planned Development Rezone with related Stage 2 Development Plan and Vesting Tentative Parcel Map 10365 for the 12.23 acre project site (PLPA- 2015 - 00048); 2) Site Development Review for 127 -room hotel (PLPA 2015 - 00015); and 3) Site Development Review and Vesting Tentative Map 8293 for 115 condominium units (PLPA 2013 - 00057) Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Grafton Plaza is a 12.23 - acre vacant parcel located at the southeast corner of Dublin Boulevard and Grafton Street. The site has a General Plan /Eastern Dublin Specific Plan land use designation of Mixed Use 2/Campus Office and related Planned Development Zoning. The developer has a vested right to develop up to 496,519 s.f. of development including up to 235 residential units. The proposed Planned Development rezoning with related Stage 2 Development Plan would integrate three uses within the development site consistent with the existing zoning as follows: 1) retail use, ranging between 34,500 and 55,400 square feet, surface or structured parking on 3.68 acres; 2) a 127 -room hotel of approximately 63,298 square feet on 2.00 acres; and 3) a 115 unit, 3 -story residential townhouse condominium community on approximately 6.55 acres. Separate Site Development Review applications have been submitted for the hotel and residential components, with Vesting Tentative Map 8293 submitted for the 115 -unit residential townhouse condominium development. Vesting Tentative Parcel Map 10365 would create three legal parcels with coordinated access and infrastructure for the development site overall. Total building area on site is estimated to be approximately 337,110 square feet. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a Planned Development rezone with a related Stage 2 Development Plan for Grafton Plaza Mixed Use project on a 12.23 acre site; 5) Adopt a Resolution recommending that the City Council approve a Site Development Review for a 127 - room, 4 -story hotel on a 2.00 acre site; 6) Adopt a Resolution recommending that the City Council approve a Site Development Review and Vesting Tentative Map 8293 for a 115 -unit residential townhouse condominium project on a 6.55 acre site; and 7) Adopt a Resolution recommending that the City Council approve Vesting Tenta ' Parcel Map 10365 subdividing a 12.23 -acre site i to ree parcels. G Submitted By kevieyv By Consulting Planner Assistant Community Development Director COPIES TO: Applicant File Page 1 of 18 G:1PN20MPLPA- 2015 -00046 Grafton PlazaWC Mtg 2.5.16 PD Rez Tmap SDRIREVISED DQCSIPCSR Grafton Plaza 2.9.2016.docx PROJECT DESCRIPTION: Grafton Plaza is a 12.23 acre site, located at the southeast corner of Dublin Boulevard and Grafton Street, north of Interstate Highway 580 within the Eastern Dublin Specific Plan area and part of a larger 25.33 acre area. The existing Water Quality Pond on the southerly portion of the site encompasses 13.1 acres. The 12.23 acre project site currently is vacant, but has been rough graded, and gradually slopes to the south and west. VICINITY MAP rya'' g PIMLP. KAMP UkM DUBLIN The uses surrounding and adjacent to the project site generally are described as follows: • North (across Dublin Boulevard) easterly portion -- The Terraces, 626 units of High Density Residential westerly portion — vacant, Neighborhood Commercial district • South — the 13+ acre Water Quality Pond for Dublin Ranch • East — vacant (approximately 28 acres) designated as Campus Office and anticipated for medical center development by its owner, Kaiser Permanente • West — (across Grafton Street) Grafton Station commercial center Aerial Image r . ;T 1W u tire`. eau IVASU o l 4)RAFTON PLAZA Water r PADJECT AREA Quality Basin I sw 2 of 18 The project site has a General Plan /Eastern Dublin Specific Plan land use designation of Mixed Use 2/Campus Office adopted by the City Council in 2010 (Resolution 76 -10) for the overall 25.33 acre area. This land use designation allows office uses or a combination of residential, retail commercial and office uses. The following is the General Plan Land Use definition: "Mixed Use 21Campus Office - (Maximum FAR: 0.45; Employee Density: 4901260 square feet per employee) This designation allows a mix of uses including residential, live -work and shopkeeper units, and non - residential uses such as office, retail, restaurants, hotel and entertainment facilities or Campus Office uses consistent with the Campus Office land use designation. The floor area ratio applies to both development options (Mixed Use 2 and Campus Office) and is for the combined commercial and residential uses, if residential uses are incorporated or for commercial uses if commercial is used exclusively. The residential component shall not exceed 50% of the development square footage. Gas stations are not permitted. Example: Grafton Plaza. " Planned Development (PD) zoning with a Stage 1 Development Plan for the 25.33 acre site was adopted by the City Council concurrent with the land use designation (Attachment 1). The Stage 1 Development Plan allows a mix of different use types and offers two different options of intensity, each with a maximum of 496,519 square feet as shown in Table 1 below. Table 1: Staae 1 Planned Devel=rnent Zonina Land Use Gross Acres Net Acres Use Designation Allowed SF (0.45 average) Option 1 FAR Parcel 1 Non - Residential Residential (Mixed -Use 25.33 23.4 248,259 .50 Parcel 2 Hotel Residential 27 rooms 63,298 248.260 S.F. 248,259 sq. ft. max. Development) Parcel 3 1 Retail /Office 3.68 ( +l -235 Residential Units) Option 2 Subtotal Non - Residential Residential (Campus Office 25.33 23.4 .45 Water Quality Pond 496.519 S.F. NA Development) 0 0 The Applicants are currently processing applications consistent with Option 1. The proposed project consists of a 4 -story hotel, 115 residential townhomes and future retail commercial as illustrated in Table 2 below. Table 2_ Proposed Proiect Parcel Use Acres Use Proposed Allowed SF FAR SF FAR Parcel 1 Residential 6.55 115 units 218,651 .20 248,259 .50 Parcel 2 Hotel 2.66 27 rooms 63,298 .11 248,260 .50 Parcel 3 1 Retail /Office 3.68 Bld s A - D 55,460 Subtotal 12.23 337,349 .31 496,519 .45 Water Quality Pond 13.10 draina e 0 0 0 0 Total 25.33 337,349 .31 496,519 .45 ►vote: keswenrrai ❑ensoy on me m z)n acre site is i r. 5o nuiae. Residential area excludes garage space. 3 of 18 The City Council held a Study Session to receive a presentation by the applicant and to provide Staff with direction regarding the project proposal on October 6, 2014 (Attachments 2 and 3). The City Council received a subsequent project update on April 7, 2015 (Attachments 4 and 5). The City Council discussed the aspects of the project and directed Staff to proceed with processing the entitlements for the project. During these meetings, the City Council expressed the importance that the project address the street frontage on Grafton Street and the corner of Dublin Boulevard consistent with the adjacent Grafton Station project. The City Council also discussed the phasing of the project and the importance to ensure that at least one of the commercial elements was constructed at the same time, or before the residential component of the project. The applicants are currently requesting approval of the following entitlements: • Planned Development Zoning Stage 2 Development Plan: Proposed for the entire 12.23 acre Grafton Plaza project site to create the framework for an integrated mixed use project totally approximately 337,349 square feet (Applicant: S &V LLC). • Vesting Tentative Parcel Map 10365: Creating three parcels /development sites (Applicant: S&V LLC). • Site Development Review (Hotel): To construct a 127 -room, four -story hotel on approximately 2 acres (Applicant: Zenique Hotel). • Site Development Review and Vesting Tentative Tract Map 8293: To construct 115 residential townhouse condominium units in 20 three -story buildings on approximately 6.55 acres ANALYSIS: Planned Development Zoning Stage 2 Development Plan The property owner is requesting approval of a Stage 2 Development Plan. The proposed development plan is consistent with the General Plan and Eastern Dublin Specific Plan land use designation and existing Planned Development Zoning Stage 1 Development Plan. The proposed Stage 2 Development Plan addresses the overall site and includes the following as required for a Stage 2 Development Plan: • Statement of compatibility with the Stage 1 Development Plan • Site plan • Development densities by land use -- maximum numbers of residential units by type and non - residential building area • Phasing Plan • Landscape Design Standards and Preliminary Landscape Plan • Grading • Circulation — vehicular and pedestrian • Development Regulations /Standards • Architectural Design Standards /Guidelines The Stage 2 Development Plan for Grafton Plaza creates an integrated multi -use project that links several components together to create an overall environment where each use can take advantage to the proximity to adjacent uses. 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. 4 of 18 On-site integration among the three uses include; 4 y a motor court plaza with enhanced pavement centrally located on site; 2) a linear "Plaza" element between the commercial and hotel uses that extends across Grafton Street to Grafton Station; and 3) a paseo element between the hotel and residential uses. The paseo shall provide a link to the trail accessing the Water Quality Pond to the south (visual open space). The Site Plan proposed for the St nt Plan is shown below: r&,,& -- - Site Plan and Preliminary Landscape Plan The site is arranged with the retail commercial uses at the corner of Dublin Boulevard and Grafton Street in the northwest quadrant of the project site. The hotel site would be located south of the retail along Grafton Street, and the residential townhouse /condominiums would be located east of the commercial component. Access to the project is provided from two driveways: one entry would be from Dublin Boulevard between the commercial and residential sites (Street A). A second driveway would be located at the southerly terminus of Grafton Street between the hotel site and the Water Quality Pond to the south of Street B. A transit stop is proposed for the south side of Dublin Boulevard adjacent to the commercial uses, and pedestrian circulation would be accommodated by an extensive system of walkways. 5 of 18 Commercial The commercial component of the project is intended to be integrated visually and architecturally with the adjacent Grafton Station "Main Street" concept along the west side of Grafton Street. The commercial buildings are proposed as 2 or 3 -story structures between 34,500 and 55,400 square feet for retail and/or office use. Depending on the future development program, either structured or surface parking would be utilized to meet the City's Zoning Ordinance for off - street parking. In addition, flex use area centrally located between the commercial, residential and the hotel uses would be provided in a small lot adjacent to the east side of the hotel for overflow parking, but also for hosting special gatherings such as a farmers market or specialized food venue. The pavement in this area is highly embellished so as not to give the appearance of a parking lot. Additionally, a row of perpendicular spaces within the large surface parking lot between the west side of the hotel and Grafton Street is also provided with embellished pavement to allow for the expansion of the Plaza uses during special events. The Stage 2 Development Plan will establish development standards and other regulations for future development of the commercial site. Development of the commercial component is proposed to be constructed in the future. A Site Development Review Permit will be reviewed by the Planning Commission when this portion of the project comes forward at a later date. The development regulations in the Stage 2 Development Plan for the commercial component would establish building height from 35 feet to a maximum of 55 feet with building setback measured from the property boundary lines. Setbacks would be a function of building height with allowance for encroachments for architectural elements. Parking requirements generally shall conform to the City's Zoning Ordinance for "Off- Street Parking and Loading Regulations" (Chapter 8.76) with an allowance for compact spaces. Architectural Design Guidelines and Design Standards intended to promote a "Main Street" character regarding building mass and form, building placement, architectural style, vehicular circulation (including parking area), pedestrian circulation, and landscaping. The allow flexibility to modify the building configurations while maintaining a cohesive, integrated mixed use project. (See Attachment 6, Exhibit A) Hotel The development regulations in the Stage 2 Development Plan establish a building envelope that and setbacks based on building height in scenarios of 50 feet, 65 feet, and 90 feet to allow options for specific proposals through Site Development Review. As proposed by the requested Site Development Review application, only the "50 feet" scenario would be applicable. 6of18 The following standards would apply for determining the parking requirement for the proposed hotel: Table 3: Hotel Parking Requirements 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 on largest shift 15 Employees 15 Spaces 8 Spaces' Conference 1 space per 250 S.F. 1,090 S.F. 5 Spaces 5 Spaces TOTAL 1140spaces 'A 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 park €ng 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 limes, will not conflict with each other. The proposed project provides 1 per room (127 spaces), 1 per 250sq It 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 (9om -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. Residential The proposed residential component of 115 town houselcondominium units within the easterly 6.55 acres of the Grafton Plaza project site would be developed in 20 buildings ranging in size from 4 units to 9 units. Access to the residential tract would be from one of two street entries shared with the commercial and hotel uses. Since building placement and configuration are for townhouse /condominiums, the Development Regulations focus on setback, building separation, private open space, and parking (Attachment 6, Exhibit A, Pages 7 through 13). The architectural design of the Grafton Plaza residential area is intended to reflect the "Main Street' concept of access to nearby services and pedestrian amenities. A number of key concepts are stated in the Architectural Design Guidelines which address items such as massing, roof forms, building corners, windows and trim, and colors /materials (Please refer to Attachment 6, Exhibit A). Residential parking is required at 3 spaces per unit in the form of two enclosed garage spaces (as an attached double garage on the ground floor) and one guest space in a location on site. Preliminary Landscape Plan — A Preliminary Landscape Plan for the overall project has been provided for compliance with the Stage 2 Development Plan requirements with the objective of continuing and complementing the landscape theme and streetscape design of the adjacent Grafton Station. The Preliminary Landscape Plan is a conceptual plan that focuses on entries, setbacks from public and private rights -of -way, paseos, plazas, and pedestrian trail systems that integrate the commercial, hotel and residential uses. The primary entrance at Street A would feature a landscaped median with access points to the residential area to the east and the commercial area parking to the west. It would terminate at the motor court plaza where featured activities are proposed to occur. Along the westerly boundary, Grafton Street terminates in a small existing roundabout at the Street B entrance and boundary with the Water Quality Pond to the south. The landscape improvements also make a connection and provide an interface with the open space trail system of the adjacent Water Quality Pond to the south. Principals and 7 of 18 examples for hardscape elements, lighting, fencing, plant palette, and maintenance responsibilities are presented in the specific landscape plans provided with the Site Development Review applications for the hotel and residential components discussed below. Phasing Plan - To assure that residential construction does not proceed before development of either the commercial component or the hotel, the following statement has been included in the Stage 2 Development Plan under Phasing: 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. In accordance with Stage 1 Planned Development Zoning, the total residential building area of 218,412 square feet (excluding garages) combined with the proposed 118,698 square feet of commercial space, results in a total of 337,110 square feet or an FAR of .31 over the entire 25.33 acre site and therefore complies with the maximum FAR allowed of .45. The 218,412 square feet of building area also complies with the requirement that residential building area not exceed 50% of the total building area allowed. At an allowable building area of 496,519, residential building area would represent 44 %. A Resolution recommending that the City Council adopt the proposed Planned Development rezone with related Stage 2 Development Plan is included as Attachment 6 with the draft City Council Ordinance included as Exhibit A. Vesting Tentative Parcel Map 10365 An application has been submitted to divide the 12.23 acre Grafton Plaza site for the three uses identified as: 1) commercial; 2) hotel; and 3) residential, as shown below. No development can occur until such time as a comprehensive Planned Development Zoning Stage 2 Development Plan is approved for the site. The Planned Development rezone with related Stage 2 Development Plan, including development standards for all three uses, provides a unifying element across the site to ensure that future specific development on each of three uses results in a comprehensive and coordinated project. 8 of 18 The Zoning Administrator held a public hearing on October 7, 2015 and approved the Vesting Tentative Parcel Map (Resolution 15 -3). An appeal was filed on October 15, 2015 by Abe Gupta. Subsequently, on November 3, 2015, Martin Inderbitzen on behalf of his client S and V LLC, withdrew the application. Mr. Inderbitzen re- submitted the application for the Vesting Tentative Parcel Map so that it could be considered by the Planning Commission and City Council concurrent with the other applications for Grafton Plaza. A Planning Commission Resolution recommending City Council approval of Vesting Tentative Parcel Map 14365 creating three parcels within the 12.23 acre Grafton Plaza project site is provided as Attachment 7 with the draft City Council Resolution attached as Exhibit A. Hotel Site Development Review Site Layout/Plotting - A Site Development Review permit has been requested for a 63,298 square foot, 127 -room, 4 -story hotel on approximately 2- acres. The A -Loft brand proposed hotel building includes a swooping roof element which is illuminated with painted channel graphics on the underside. The hotel would be partially visible from 1 -580 as the proposed 3- story residential town homes would interrupt the view to west bound traffic on 1 -580. The hotel would be situated in between the proposed future commercial uses and the Water Quality Pond. The building, approximately 50 feet in height, is sited in a north -south direction with a surface parking lot to the west between the hotel building and Grafton Street. Guest amenities on the hotel grounds include- pool, spa, bocce ball court, outdoor fire pit, cabanas, and patio /deck area (back yard). Typical guest amenities, both indoor and out, are shown on Attachment 8, Exhibit B, Sheet A -4.0, A -4.1, A -4.2. The overall building composition includes architectural forms and materials that complement the style and character of the project. The arrival court would be located on the west side of the 9 of 18 - _ Idea `�•�+..., -r: dUBUN oUtIrVRfrD ., wrurs /lutn w. M ; XEaR�it4Lr A_ � N1 � ' I•�' 2.OYfM I _�C // � rr �0� ' rr �!> IS :6'i'3•r>- --.1aA�:�•F�i7at_.4 __�. r-c. a• ' • �iRII �tFT� i'IAiI� / -gyp i+l. !p iqc , r!H u•a1r. r� ._ .. �C.: X14' R ZC �.� _.. .. L /a/.Y' W1� il' 7M MF' .I I The Zoning Administrator held a public hearing on October 7, 2015 and approved the Vesting Tentative Parcel Map (Resolution 15 -3). An appeal was filed on October 15, 2015 by Abe Gupta. Subsequently, on November 3, 2015, Martin Inderbitzen on behalf of his client S and V LLC, withdrew the application. Mr. Inderbitzen re- submitted the application for the Vesting Tentative Parcel Map so that it could be considered by the Planning Commission and City Council concurrent with the other applications for Grafton Plaza. A Planning Commission Resolution recommending City Council approval of Vesting Tentative Parcel Map 14365 creating three parcels within the 12.23 acre Grafton Plaza project site is provided as Attachment 7 with the draft City Council Resolution attached as Exhibit A. Hotel Site Development Review Site Layout/Plotting - A Site Development Review permit has been requested for a 63,298 square foot, 127 -room, 4 -story hotel on approximately 2- acres. The A -Loft brand proposed hotel building includes a swooping roof element which is illuminated with painted channel graphics on the underside. The hotel would be partially visible from 1 -580 as the proposed 3- story residential town homes would interrupt the view to west bound traffic on 1 -580. The hotel would be situated in between the proposed future commercial uses and the Water Quality Pond. The building, approximately 50 feet in height, is sited in a north -south direction with a surface parking lot to the west between the hotel building and Grafton Street. Guest amenities on the hotel grounds include- pool, spa, bocce ball court, outdoor fire pit, cabanas, and patio /deck area (back yard). Typical guest amenities, both indoor and out, are shown on Attachment 8, Exhibit B, Sheet A -4.0, A -4.1, A -4.2. The overall building composition includes architectural forms and materials that complement the style and character of the project. The arrival court would be located on the west side of the 9 of 18 building under a porte cochere. It would be separated from general drive aisles by concrete bollards and enhanced pavement. A recreational area with hotel amenities would be provided along the easterly side of the hotel and interface with the common area paseo and residential component of the project. Primary vehicular access to the hotel site would be from Grafton Street onto to Street B along the southerly boundary. An entry monument would be located at the driveway into the surface parking lot. l +'�. �t+..'r' Hotel Site Plan Hotel Floor Plan - The ground floor of the proposed hotel includes guest amenities including bar /lounge, seating, pool table (games), conference rooms, fitness room, as well as typical hotel functions such as: front desk, lobby, office, restrooms, housekeeping, and other operations related uses. Guest rooms are configured as King rooms, King Sofa rooms, and Double Queen rooms. Guest rooms are shown on the floor plans as follows: 'r k!n A• 4. +r l . Floors Total SF King Rooms King Sofa Room Double Queen Rooms Total Ground 17,685 9 1 6 16 Second 15,683 23 3 11 37 Third 15,683 23 3 11 37 Fourth 15,683 23 3 11 37 Total 63,298 78 lo 39 127 Typical guest rooms are shown on Attachment 8, Exhibit B Sheets A5.0 through A5.6. 10 of 18 Architecture — Exterior of the four -story structure primarily is stucco with glass window systems for each of the guest rooms. Architectural elements and surfaces include composite wood veneer panels with light strips along the northerly elevation and along the ground floor level. Metal wall panels embellish exterior elevations in intervals above the ground floor and at full building height against a tower element at the southwest corner of the building. Stucco surfaces would be articulated with metal reveals in one and four inch widths, and window frames enhanced with aluminum louvres. Top story signage below an illuminated canopy with the signature graphics also is proposed on the southerly facade with partial freeway exposure. Proposed color and materials are shown in Attachment 8, Exhibit B, Sheet A -3.0 of the Aloft Hotel Site Development Review Booklet. Parking - The hotel operates with 15 employees on its largest shift. It is estimated that a minimum of 140 spaces would be required and a parking analysis was conducted to confirm this. Tahla 5- Hntel Parkinn Provided Location Spaces Grafton Street (angled) 11 Street B 90 degree) 10 Street B (Parallel) 1 Grafton Street Lot 118 Total 140 Landscaping -- The landscape plan for the hotel site identifies landscape and hardscape materials in the setbacks, parking areas and perimeter of the building. Landscape improvements include a series of screen trees between adjacent uses and hotel grounds. Hardscape improvements include enhanced pavement, signage monuments, seat walls, and the recreation areas along the easterly side of the building. Example plant materials are depicted with the landscape plans. 11 of 18 4 Resolution recommending that the City Council approve the Site Development Review is nciuded as Attachment 8 with the draft City Council Resolution attached as Exhibit A, and the project plans attached as Exhibit B. Residential Site Development Review site Layout/Density -- The 115 -unit residential townhouse development on the easterly 5.55 acres of the Grafton Plaza project would be developed as 24, 3 -story buildings. Access would be from one of two entries. Access from Dublin Boulevard is shared with the adjacent commercial use in an internal loop system. Access from Grafton Street via Street B would be shared with the hotel use. Garages would be accessed from the internal loop street system or from a motor court (single entrance alleyway). The number of units in each of the residential buildings or townhouse blocks would range in size from 4 to 9 units. The units located in buildings facing the perimeter of the project have entries oriented towards Dublin Boulevard, the Water Quality Pond /open space, or the commercial interface. The four buildings along the easterly boundary would be placed perpendicular to that property line with the entries facing reciprocal use access paseos. Buildings located in the central portion of the site face onto the internal loop road reciprocal use paseos. W Ap Ild'a &'. 4'T �- a „. Residential Site Plan Floor Plans — Four floor plans are available with the placement predetermined for each building type. All plans are 3 stories, and all units have a two -car garage on the ground floor with direct access into the unit. All plans /units within Edge buildings have a low - walled front patio within the front setback accessed by a low stoop to a covered front porch; units within row/townhouses would not have a stoop or walled ground level patio. The Private Open Space requirement would be satisfied by the ground level patios for Plan 4 and second floor decks for Plans 1, 2, and 3. All floor plans offer a Universal Design Ordinance option (UDO - handicapped accessible). Plan 1 — Plan 1 is the smallest at 1,766 square feet and typically is an interior unit except in the 6 -plex Edge structure (Type 3) where it is an end unit. Each of its three bedrooms has a full en suite bathroom, including the one on the ground floor. Primary living space is located on the second floor along with the kitchen, a powder room, laundry room, and 12 of 18 outdoor deck which serves as the front patio cover below. The master bedroom and second bedroom are located on the third floor. Thirty -one percent of the units are Plan 1. Plan 2 —Plan 2 at 1,879 square feet is the most frequently provided unit (36 %) and typically an interior unit except in the 7 -plex Edge structure (Type 4) where it is an end unit. It has four bedrooms and 3%2 bathrooms. There is a bedroom with err suite bathroom on the ground floor. The second floor living space and kitchen also include a powder room and laundry room with deck area at the rear of the unit which is covered by the third floor. The master bedroom suite located on the third floor has a sliding door with "Juliette" (or one - step, narrow) balcony on the front side of the unit. Two smaller bedrooms and a hallway bathroom are also located on the third floor. Plan 3 — Plan 3 is 1,944 square feet, exclusively an end unit, and represents 23% of the total. It has four bedrooms and four full bathrooms. There is a ground floor bedroom with en suite bathroom, as do both bedrooms on the third floor. The fourth bedroom, located on the second floor, may be built out for use as a media room option. The fourth bathroom is located at the top of the stairway on the second floor with the laundry room on the third floor above. The outdoor deck is located at the rear of the unit and covered by the third floor. Plan 4 — At 2,244 square feet, Plan 4 is the largest and makes up 10% of the plans. It is used only as an end unit. The alternative garage layout places the garage door to the back or side of a unit depending on building orientation. This floor plan accommodates the main living area, kitchen, and a powder room on the ground floor. A large, open front patio wraps the corner of the unit; however, there is no upper outdoor balcony space. The second floor has two bedrooms with a loft or optional fourth bedroom, one full bathroom and a laundry room. The master bedroom, with en suite bathroom and large retreat area, occupies the full third floor. Tnhip A• Flnnr Plans Plan Square Feet Bedrooms Bathrooms Parking Stories Unit Count % 1 1,766 sf 3 3' /z 2 3 36 31% 2 1,879 sf 4 3'/2 2 3 41 36% 3 1,944 sP 4 4 2 3 27 23% 4 1 2,215 077- 3+1 2' /a 2 3 11 10%. Total 1 115 100% (1 ) Excludes garage area Excludes an exterior building utility cabinet which has been included in the total residential building area with the Grafton Plaza site for the purpose of calculating FAR and percentage of building area in accordance with the Mixed Use 2 /Campus office PD zone.. Colors — Color and materials for the three color schemes are shown on Attachment 9, Exhibit B, Sheet A8.0. Two color schemes are provided for the Edge buildings (Type 1 — 6), and one color scheme for the row /townhouse. The different color schemes would be utilized for various surface planes for the proposed building styles. Materials -- Building exterior plans are varied in terms of materials, articulation, and color. Although all structures have a flat roof, architectural elements are employed to convey the 13 of 18 appearance of height differentials between units with corner accents, including tower elements with cornice outlookers. Flat stucco surfaces may be segmented with metal reglets. Ground level, low porch and patio walls would be stucco finished with metal railings. Upper level decks may be enclosed with metal railings or metal framed glass panels. Two -level window systems, delineated with solid metal panel units, are used to allow natural light into the stairwells, and metal frames, cornices, and canopy frames would be installed to define and enhance relief between various material surfaces. Parking -- Based on 115 units, the required parking, based on the Zoning Ordinance standards, is 230 garage spaces and 115 guest parking stalls. The proposed project exceeds the required guest parking requirement by 1 additional stall. Attachment 9, Exhibit B, Sheet C.2, identifies the location of guest parking generally provided as parallel or perpendicular to the curb in designated areas or in driveways (only one per unit) in front of a garage where depth permits without roadway intrusion. Parallel spaces are on Street B along the southerly boundary at Grafton Street and along Streets D and F (the easterly and westerly segment legs of the internal residential loop street). Perpendicular and parallel spaces are located along the interior side of Streets C, D, and E which include a combination of handicapped access, compact, and standard size spaces. Only the four 5 -Plex Edge buildings (20 units along the easterly boundary of the site) have sufficient depth behind the garage to accommodate a guest space. In addition, nine spaces along the south side of Street B within the commercial parcel boundary have been counted towards the residential guest parking space requirement. No parking is permitted along Dublin Boulevard Landscape /Streetscape Plan — The Preliminary Landscape Plan for the residential area proposes to continue the theme and plant palette of Dublin Boulevard and the surrounding areas. In addition, it addresses streetscape improvements and planting patterns for neighborhood streets, building setbacks, paseo improvements, and pockets of open space for passive and active recreation. It aims to provide pedestrian links and connectivity within the mixed use project. Internal motor courts include embellished pavement with similar treatments utilized in the entrance driveways and crosswalk areas. The existing Water Quality Pond is a major component of the overall 25.33 acre Grafton Plaza area and is located immediately south of the proposed developments. The Water Quality Pond has already been developed and has been operating for 10 years. This open space element visually enhances the area while providing necessary regional water quality treatment. With the original approval in 2005, it was intended that the northerly edge of the pond be developed into a trail linking developments in an east west direction. A portion of this trail was improved with a pathway, plantings, seating areas and an arbor. Development of the residential component will complete this amenity which links back to the north /south open space pathway between the 14 of 18 hotel and the residential component and through a separate access gate to the residential project. The Grafton Plaza project will provide access points and an overlook to the existing trail within the Water Quality Pond site to the south. An integral link is with the Dublin Ranch public trail which extends through the Grafton Plaza project to Grafton Station. Within the boundaries of the residential circulation system, embellished pavement and flowering landscape materials would call attention to the direction of the trail system and indicate separation between private and common areas. A plant palette keyed to a landscape plan has been provided. Plan details identify shade structures and a combination of landscape and hardscape materials for recreational opportunities. The paseos within the residential area provide the pedestrian links and serve many unit entries, as well as access to other parts of the project. Entry arbors with seat walls and enhanced paving would utilize common elements of the architecture and signify pedestrian pathways and points of access. Landscape materials include a variety of native and other drought tolerant species. The landscaping in common areas and for the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. Fence materials include tubular steel view fencing along the southerly boundary and a concrete block Community themed wall along the easterly boundary. A Resolution recommending that the City Council adopt a Resolution approving the Site Development Review is included as Attachment 9 with the City Council Resolution included as Exhibit A and the Applicant's Submittal Package included as Exhibit B, which part of this action will also approve Vesting Tentative Map 8293 (described below). Vesting Tentative Map 8293 The 115 -unit residential townhouse project would be subdivided as air space condominiums in 20 buildings (Lots 1 — 20) ranging in size from 4 to 9 units. Vesting Tentative Map (VTM) 8293 is shown as 6.57 acres incorporating approximately .2 acres for integrated circulation improvements from the adjacent parcels. Each building is three stories with a ground level 2 -car garage for each unit having access from a private street. Common areas generally are part of the private internal roadway system or motor courts providing garage access. All perimeter streets and rights -of -way will be dedicated, and perimeter streets will be improved, including perimeter and internal sidewalks and landscaping. A Planning Commission Resolution recommending City Council approval of Vesting Tentative Map 8293 is provided by Attachment 9 in addition to the recommendation for approval of the Site Development Review with the draft City Council Resolution attached as Exhibit A. Affordable Housingllnclusionary Zoning - The proposed project is subject to the City's Inclusionary Housing requirements. This provision requires new residential projects to provide 12.5% of the units within the new residential project as affordable. Based on the total number of units, 14 units would be required to meet the affordability standards. The affordable housing component will be addressed in a separate Affordable Housing Agreement prior to recordation of the Final Subdivision Map. 15 of 18 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 and appropriate conditions of Approval have been applied to both Site Development Review requests to assure compliance. CONSISTENCY WITH GENERAL PLAN/EASTERN DUBLIN SPECIFIC PLAN & ZONING ORDINANCE The proposed Planned Development rezone with related Stage 2 Development Plan for the 12.23 acre Grafton Plaza site reflects 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 overall Grafton Plaza development links several components together to create and overall environment where each use can take advantage to the proximity of opportunities. 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. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project has been designed to be compatible with adjacent and surrounding development via architectural elevations, site planning, and design details and integration with the Eastern Dublin Specific Plan area over all. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opport unities far future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Worms Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolutions approving the Site Development Review for the hotel (Attachment 8), the Site Development Review and Vesting Tentative Map 8293 for the residential portion of the project (Attachments 9), and Vesting Tentative Parcel Map 10365 (Attachment 7). ENVIRONMENTAL REVIEW: The project site is within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51 -93 and Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated several subsequent actions related to future development in Eastern Dublin and identified some impacts from implementation of the General Plan Amendment/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a Statement of Overriding Considerations for such impacts. The City also adopted a 16 of 18 Mitigation - Monitoring Program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. Where the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted mitigation measures continue to apply to implementing projects such as Grafton Plaza, as appropriate. Two Initial Studies /Mitigated Negative Declarations (MND) previously have been prepared that address environmental concerns specific to the project site. The document prepared in February 2000 and approved by the City Council addressed a General Plan Amendment, Eastern Dublin Specific Plan Amendment, and Stage 1 Planned Development Rezone for Area H (70.8 acres gross). In 2010, the City Council adopted an MND for the current project site addressing any additional significant but mitigatable site - specific impacts for the actions proposed at that time. Staff has reviewed the current project against the prior CEQA reviews and related approvals to determine if any further analysis is required. Since the development currently proposed is consistent with the 2010 approvals, no further environmental review is required since: a) no new impacts were identified beyond those in the prior CEQA reviews; b) the proposed project would not exceed the thresholds identified in previous environmental analyses for this development site; and c) the environmental impacts of this project were fully addressed and within the scope of the previous environmental documentation and analyses. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Tri- Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Ordinance 10 -10 Planned Development Zoning with Related Stage 1 Development Plan for the Grafton Plaza Project. 2. City Council Staff Report dated October 6, 2014. 3. City Council Meeting Minutes dated October 6, 2014. 4. City Council Staff Report dated April 7, 2015. 5. City Council Meeting Minutes dated April 7, 2015. 6. Resolution recommending that the City Council adopt an Ordinance approving a Planned Development rezone with related Stage 2 Development Plan for Grafton Plaza Mixed Use project on a 12.23 acre site, with draft Ordinance attached as Exhibit A. 7. Resolution recommending City Council adopt a Resolution approving Vesting Tentative Parcel Map 10365 for the Grafton Plaza site, with the City Council Resolution included as Exhibit A. 8. Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit for 127 - room, four -story hotel on a two (2.00) acre site for the Grafton Plaza project, with the City Council Resolution included as Exhibit A and project plans included as Exhibit B. 9. Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative Maps 8293 for 115 residential townhouse condominium development on a 6.55 acre site for the Grafton Plaza Mixed Use project, with the City Council Resolution included as Exhibit A and project plans included as Exhibit B. 17 of 18 GENERAL INFORMATION: APPLICANT: Grafton_ Plaza PD .& Parcel Map (PLPA 2015- 00048) Martin Inderbitzen PO Box 1537 Pleasanton CA 94566 1=161;j 4:4 �'L�l'i ►1► I �:ii LOCATION: ASSESSORS PARCEL NUMBERS: GENERALPLAN LAND USE DESIGNATION SPECIFIC PLAN LAND USE DESIGNATION ZONING: SURROUNDING USES: Residential SDR & Condo Ma (PLPA 2013 - 00057) Taylor Morrison 4309 Hacienda Drive, Suite 450 Pleasanton, CA 94588 Attn: Lisa Vilhauer Hotel SDR (PLPA 2015- 00015) Zenique Hotels 433 Airport Boulevard, #100 Burlingame, CA 94010 -2037 Attn: Rupesh Patel S and V, LLC 4080 Grafton Plaza, Suite 200 Dublin CA 94568 Attn: James Tang Southeast corner of Dublin Boulevard and Grafton Street Mixed Use 2/Campus Office Eastern Dublin Specific Plan PD Ordinance 10 -10 LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD High Density Residential High Density Residential The Terraces South PD Mixed Use 2/Campus Office Water Quality Pond for Dublin Ranch East PD Campus Office Vacant awned by Kaiser Permanente) General Commercial Grafton Station L - i West PD Commercial Center Campus Office 18 of 18 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 Inderbitzen, 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. D. Following a public hearing on February 9, 2016, the Planning Commission adopted Resolution 16 -01 recommending that the City Council deny 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 April 5, 2016 and incorporated herein by reference, described and analyzed the Project, including the Stage 2 Development Plan, for the City Council. F. On April 5, 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. G. On April 5, 2016, the City Council directed that a play area be incorporated into the southeast corner of the residential component of the project, adjacent to the pathway along the water quality pond, as proposed by the applicant. An exhibit showing this play area has been incorporated into this Ordinance which demonstrates the location and character of the play area improvements. 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. 2 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 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 3 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 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: 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: 2 • 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 • 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 5 Play Area 3. Site area, proposed densities. 'A 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. 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. 0 4. Development Regulations. The following Development Regulations shall apply to the Commercial, hotel, and residential components, as specified. Commercial Development Standards Eli The site plan represented here is conceptual in nature. The actual design of the site is subject to a Site Development Review Permit to be reviewed at a later date. The commercial retail development shall be oriented to Grafton Street and shall maintain the pedestrian circulation and open space shown with associated linkages to the residential and hotel sites. 7 Design Standards Key Map Building Envelope PIL P l- 55' -l- - - - '45' 35' -i i Commercial Section O Building PL Envelope Parking L -I- - - - - - -- Envelope -- ------ -i - - -55' I I mmer 25' C Section O Building Envelope PAL Pk ------ - -I -45' I 1111lCommercial Section 's) A. Building Height Setback Standards U a V) N c m U a N O: c CL CL Building Height Parking Height Al On Site at Grade 1 2 Feet - 20' -0" 200' -0" Q - 20' -0" 20' -0" Q Covered Walkways 15' -0" 15' -0" Q Exterior Stairs 0' -0" 16' -6" Q Balconies 0' -0" 15' -0" No Encroachment 50' -0" 20' -0" Q - 0' -0" 50' -0" 0" - 3' -0" 50' -0" Parking Height Building setbacks are measured from the Boundary Line B. Parking Standards Refer to Dublin Zoning Ordinance Chapter 8.76 for Off - Street Parking and Loading Regulations. C. Allowable Encroachments Building setback encroachments are allowed for building elements that are used for architectural shading, lighting and signage. Allowable Encroachments On Street at Grade On Site at Grade Structured 25' -0" HT 2 Feet - 20' -0" 200' -0" Q - 20' -0" 20' -0" Q Covered Walkways 15' -0" 15' -0" Q Exterior Stairs 0' -0" 16' -6" Q Balconies 0' -0" 15' -0" No Encroachment 50' -0" 20' -0" Q - 0' -0" 50' -0" 0" - 3' -0" 50' -0" (2) - 16' -0" 16' -0" Building setbacks are measured from the Boundary Line B. Parking Standards Refer to Dublin Zoning Ordinance Chapter 8.76 for Off - Street Parking and Loading Regulations. C. Allowable Encroachments Building setback encroachments are allowed for building elements that are used for architectural shading, lighting and signage. Allowable Encroachments Building Facade First Floor No Encroachment Building Facade Second Floor 2 Feet Roof Overhang 4 Feet Pilasters & Columns 2 Feet Arcaded Columns 10 Feet , Seating Areas No Restrictions 1 Covered Walkways 8 Feet Entry Doors 3 Feet 2 Exterior Stairs No Encroachment Bay Windows 2 Feet Balconies 4 Feet s A/C Mechanical Equipment No Encroachment (1) 6 feet clear walkway minimum (2) For door swing only (3) Only if usable area is 8 feet clear D. Frontage Requirements Grafton Street is the gateway to the Grafton Plaza project. It is an extension of the Grafton Station project, located westerly across Grafton Street. It will provide additional retailing. The setbacks and 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 street exposure. The building massing is required to step -back at the upper stories as shown in "A" above. However, to provide articulation to the building facade, 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. Hotel Development Standards I I Ilr� I I I Ord I T7�j � I 1 1 rya I Water Quality Basin Design Standards Key Map Building Envelope Diagrams Buildina 0 View from the Northwest The proposed height for the hotel is 54' -1 " which fits within the building envelope. Building Envelope PL PL r T- - - -65 i - - - -54'- 1 Hotel Section 10 Building Envelope PL pe Parking I----- 54' -1" 2 Enve 5' lope Hote Section 20 0 Building Envelope PL Parking PL -65' g -54' -1 " 25'- Envelope Hotel j Section; A. Building Height Setback Standards U U 4 )N C m Building Height U a� N a a_ Parking Height 65' -0" HT Q 5' -0" AQ 15' -0" © 5' -0" (D* 10' -0" QQ 15' -0" Q 5' -0" ©* 5' -0" Q 150'-0" U a� N a a_ Parking Height A minimum of 30 " -0" clear no build zone, measured from the face of the building, shall be designated to provide adequate distances for allowable openings and fire seperafion distance. B. Parking Standards • Building heights are maximum • All setbacks are minimum dimension • Building setbacks are measured from the Boundary Line Use Type On Street at Grade On Site at Grade Structured 25' -0" HT AQ - 5' -0" 10' -0" © - 5' -0" 15' -0" © - 5' -0" 10' -0" 1 space per 250 S.F. - 5' -0" 15' -0" (D - 5' -0" 15' -0" (D - 5' -0" 15' -0" © 0' -0" 5' -0" 10' -0" 0' -0" 5' -0" A minimum of 30 " -0" clear no build zone, measured from the face of the building, shall be designated to provide adequate distances for allowable openings and fire seperafion distance. B. Parking Standards • Building heights are maximum • All setbacks are minimum dimension • Building setbacks are measured from the Boundary Line 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 on largest shift 15 Employees 15 Spaces 8 Spaces* Conference 1 space per 250 S.F. 1,090 S.F. 5 Spaces 5 Spaces TOTAL I I I 1140spaces *A 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 Facade First Floor No Encroachment Building Facade 2nd Floor and above 2 Feet Roof Overhang 4 Feet Pilasters & Columns 2 Feet Arcaded Columns 10 Feet I Seating Areas No Restrictions , Covered Walkways 8 Feet Entry Doors 3 Feet 2 Exterior Stairs No Encroachment Bay Windows 2 Feet Balconies 4 Feet s A/C Mechanical Equipment No Encroachment (1) 8 feet clear walkway minimum (2) For door swing only (3) Only if usable area is 8 feet clear 10 Building setback encroachments are allowed for building elements that are used for architectural shading, lighting and signage. 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 adjacent to Public Right of Way 10' Porch Setback from a Property Line when not adjacent to Public Right of Way 4' Bldg. Setback from a Private Street or Common Driveway 3' Driveway Length or Garage Setback from Common Driveway or Private Street 3' minimum Private Open Space 100 sf yard or 50 sf deck Minimum Building Separation 12' Minimum Building Separation to Patio /Porch 10' Building Height (1) Stories 39' 3 Parking Required 3 spaces /unit 1. Building height is to top of roof. Additional 3' to top of parapet is permitted. 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. Commercial Phase LEGEND OC om7 9 - Arovemers of II St lantl DUblr DUBLIN BLVD B a pe.sltleu,ek ® St— B Sform Dran Only Paz O � '' -� I S FI zPlaza /Pahing Mn o /� .. 1 1 ansl Slop �ry 'C3*'1 x a � OT "WATER QUALTTP -- / 12 Hotel Phase �= 0` Hotel rantoge (Sar,ace) clang l �r� -- ~ Cxalton Sireel antl Street B Streel'B' Surloce and Untlergr '; " �eUN BLVD 0Sneal'A- Undergraund Crny 24, © t-7 OM ERCIAL ,I K =J o EXISTING- — TER QUALITY- - -- - BASIN" EXHIBIT ILLUSTRATES INFRASTRUCTURE AND AMENITIES TO BE CONSTRUCTED DURING THE HOTEL PHASE DEVELOPMENT IF THE HOTEL IS DEVELOPED PRIOR TO COMMERCIAL AND RESIDENTIAL AREAS. Residential Phase r� lr T L`` r� /�00ERCI'AL - -r RESIDENTIAL OTEL — ElRmAlrry — RF o, ERL 13 LEGEND ® Sidewalk and 7.11 1t Stop along Dublin Boulevard, Grafton Street to Street'A' Q Res dental frontage along X1,1 n Boulevard Ra daut'al frontage along water quality Basin ® Street A Surface and Underground ® Street B Surface and Underground 0 Entry Pl- 0 Pasea 0 iranrt Stap 6. Preliminary Landscape Plan. i Hotel Preliminary Landscape Plan MM UM11 Lagerstroemia 'Dynamite' - Tii Ilia cordata 4cer buergerian um ///Z-T- // % / !L Tilia cordata ��Albizia julibrissin e z dactylifera'9 I1� stroemi�aj'D� ynamitlel'' WATER QUALITY POND 14 MUZsIUU i Idl ri enn iii iai y Lai iusUaPe riai i Residential Preliminary Play Area Landscape /Amenities Plan e�1 15 GRAFTON PLAZA i� P' I •...� f 1��...�.. 1/ / � _ 3if ilk L I may�yy,, 11 it 5� AI � - I 8 .V I / -A k _ cirri/ / r� /prrrir riir r ri'�'��s if Residential Preliminary Play Area Landscape /Amenities Plan e�1 15 GRAFTON PLAZA 7. Architectural Standards. RESIDENTIAL ARCHITECTURAL GUIDELINES RESIDENTIAL RESIDENTIAL ARCH ITECU RAL 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. 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. irp ARCHITECTURAL GUIDELINES Main Street connects to.... 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 RESIDENT IAL my street. ARCHITECTURAL GUIDELINES Edge Buildings & Entrances Buildings located along the edge of the residential portion of Graff on Plaza shall be designed to hide interior roads 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 designed to hide interior rood 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. o•ivate vehicular access Key Corners pedestrian entries layered from vehicular access with landscape. sidewalk, and parking spaces • Key corners on edge buildings, which include comers facing major intersections, pedestrian pathways, or gathering spaces in the commercial and hotel center shall incorporate an enhanced comer element. key corners —* ME L1 19 &omo'e of on enhonoed key corner. ARCHITECTURAL GUIDELINES RESIDENTIAL Massing • Building massing shall vary throughout the site in the form of different building sizes (4 Alex 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. m.asz,ng a:'.emotez modern corn ce element Simple oiternoffng building rasing oonoept. Suifddng form is artioulofed through muJfiple buifdng oomponentz. 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. 20 ■ r - !r, o ■ _ rf f E.ornples of NOT rOof fo— 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. Vororton in window sizes n a Cr ;-e enf. f—+c onol porfem offer-_ myrnm and inrerev fa on eie Yafian. willr IAN 1 Exo.,p.e of .-d— m rchy. Exan-•p- o* .• *nd— s4e ai.er-_'t.,. Patio Fences at Edge Buildings Patio fences c, edge buildings shall be designed to provide adequate privacy for its users without becoming the primary focus of a building's elevation. b 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. Mehl parlo example. Oeoororive brio* veneer example. 21 Giass railing example. ARCHITECTURAL GUIDELINES Building Details RESIDENTIAL The following guidelines on building details are provided to help create a streetscape environment that advances the experience for its users while contextual¢ing the building design with the surrounding buildings and neighborhoods. b 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. u 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. Reoessed enirywcy exomfa e. E +omple c! entry de.oil with meioi oonopy. Building lighting Screed iinea .xd os o design detoii. 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: X Downlight fixtures over garages to avoid light spilling into living spaces above. Garage light placement and quantity may vary depending on photometric calculations. X Wall light fixtures at building entries provide light for safety and add rhythm to the building elevation. Appropriofe Aghi fisfvres fo• v bw:1d.. ng entry. 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 minimum;: b 2 main body colors b 1 front door color V 1 Railing /Accent color b 1 Trim /Accent color 1 roof /color and material p 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. &o�.pie of 2 moin body ooion oro ,:x or beck :sneer ion base) o�d:f,;000 nn4h (main body;. �il�d , s•: IV Egon -pies of er..ok and sfone veneer. Co-o,: and mo!e,,- -"'i oomp;emenf eri:nng Grofron Srof:on. 23 COMMERCIAL ARCHITECTURAL GUIDELINES ARC HITECU RAL GUIDELINES 101CZ9111111"I101 M 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 pad sites. The theme and character for Grafton Plaza has been defined to promote an 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, poseos, 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. Conceptual Perspective - Primary entrance to Grafton Plaza and Grafton Station 24 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 want 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. Conceptual Perspective - Primary entrance to Grafton Plaza and 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. ?laza Steps __ ..— — =y �� — — — — — — — — — — — — — — — — — — — � i Z o l il+ `! Bldg. A i M1 1 (2 Stories 1 Parking 1 Structure r ` Bldg. B (2 Stories) 1 1'3 Stories). 1 l Bldg C Bldg. D ". n, (1 Story) (2 Stories) - f.j J ., OTEL _ 9 .�► ( a part Conceptual Proposed Site Plan - Commercial Development Area Development of the commercial /retail component of Grafton Plaza is subject to a Site Development Review Permit to be submitted at a later date when building and site design are more determined. It is anticipated that development will occur between `�- approximately 34,500 to 55,400 sf CL in several buildings fronting Grafton g Street and the Plaza adjacent to the hotel. The square footage of the proposed uses will determine »a the required parking in accordance with the standards referred herein. Conceptual Perspective - Plaza Steps at Grafton Plaza 26 ARCHITECTURAL GUIDELINES GRAFTON PLAZA CHARACTER COMMERCIAL 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 a 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 " Ivtain Street" environment for all types and scales of retail activity within Grafton Plaza. The elements that typically define the "Main Street" character are: • 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. L_ 27 EVEN all:14111il1XA1KC11J III III I!I V VEHICULAR AND PEDESTRIAN CIRCULATION The overall Grafton Plaza project's design intent is to create a pedestrian friendly community that seamlessly connects the commercial, hotel, and residential site plans, as well as develop connections to the surrounding areas. COMMER UrAm _ = VEHICULAR CIRCULAT10N - ��.trt•t.. . .P ®ESrRIAN CIRCULATION ISTIN - -- _ ATI r1 11DOBUN BOULEV 4! #e -- ARD BLDG. ■• , -__ f • ter` � _ BLD PARKING % ■ ' r 11G. STRUCTURE O R I 04 r �+Fl � ■wr r'' ■ I± I ■ ' BLDG. 1 r( C BL � J RESIDENTIAL ■ I H' -1.L ■ r .. lk� aR ■ I �C �VJI L � - - 1 r T J J r 28 LEGEND OProject Access Point omm Main Vehicular Circulation Commercial Parking " Transit Stop Parking Structure Commercial Access Residential Access 0I I/ Primary access points to the Project Area will be ,i via Dublin Boulevard and Grafton Street. EWE Main Vehicular circulation occurs on Dublin Boulevard and continues to Grafton Street. Hotel Parling Access is provided for guests and employees via Grafton Street to Street 'B'. O Parking for guests vnll be provided with surface parking - The hotel drop -off will be used for temporary loading zone for guests and as well as delivery trucks. - _ DUBCI N SQ��EV,gRD 1 I 1, � r - I r/ �--- - -J,lf r h r r , - To St( � 4- r 6— , 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 RESIDENTIAL _ -„ N L . A uu F- '7 A r • • 1 11111 = Main Pedestrian Circulation Secondary Pedestrian Circulation '4V Connectivity Plaza Flex Plaza Paseo Central Plaza • Accessible Parking Space ■ ■ ❑ Potential Building Entry Points ,�i Hotel Lobby ■ Hotel Entry ARCHITECTURAL GUIDELINES BUILDING MASS & FORM COMMERCIAL Building facade, 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 characters). 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 design, 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 rhythm of pilasters & roof form storefront windows t - - - - TOP n- on'—ao MIDDLE BASE entry articulated with awning and recessed doors vnrvinn ronf articulated Building form articulated through multiple building components 30 wall offset ARCHITECTURAL GUIDELINES MATERIALS & COLORS CK•rP14 41TI Color and material selections are made to reinforce and define heiracrchies of building elements and massing forms. Pattern, surface changes and detail will create contrast. Design Considerations 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-bocks and should be visually integral to the building. • The side and rear facades of buildings in Grafton Plaza will be actively used should have an appearance similar to a "front' in regard to doors, windows, etc. Although the architectural treatment maybe simplified and vary according to function, these elevations should remain consistent through style, use of materials, colors and details. Materials can include: • Stucco • Brick Veneer • Stone veneer • Concrete block • Precast concrete • Metal siding / panels • Composite wood siding • Glass • Metal Roofs/ Canopies • Canvas Awnings stucco brick veneer base canopv 31 veneer veneer ARCHITECTURAL GUIDELINES ARCHITECTURAL STYLES COMMERCIAL 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 of materials, color theory, proportion and human scale, program function, engineering and construction practices. The end goal 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 32 ARCHITECTURAL GUIDELINES Brick -Front COMMERCIAL - Architectural Styles Built as a single building or in groups with party walls, the brick- front store could extend up to a 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 included 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 Continuous Double Dom Authentic Elevation (Brick Front) Corbeling May Occur Brick Pilaster Storefront Claring Dccorati%c Panel Wainscot GENERAL: Contemporary Elevation (Brick Front) • Single Building or groups ed part} nulls • 1 -3 Stories uecora Pre -ca! Cornic Face B N eneer Double Entry xvx•.mwu rtnwiwcxw nu�.iv. 33 Flat Roof R'ith Parapet Large Windoiss In Crvupings Pre -Cast Base Wall Trim Or Cut Stone Veneer ARCHITECTURAL GUIDELINES Romonesqve COMMERCIAL - Arc hitecturolStyles The Romanesque vernacular style was a picturesque mode of expression and was characterized by a low. wide, arched entrance Ranked by round - arched windows. At its most ambitious level it used a primary facade of coursed, rock -faced sandstone blocks_ The design emphasized the rhythm of the arches and surface texture. Romanesque buildings were also designed in stone and brick, one material serving as trim for the other. Where brick was used as a primary surface material, eliminating the rough surface, elaborate (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 buildings and comer business blocks_ The buildings implied security and commitment to purpose. Chorocteeisfics • 1 -2 stories • 2-3 stories in brick • Hot roof with parapet • large round - heoded windows • Heavy vovssoirs • Arcoded entrances • Colored glass • Canted corner entrance Elaborale Ke)stuae Arcbcd Deeeratiw Large Slni Slorefrual Authentic Bevation (Romanesque) Paralxs Roof or Steep Pitched Rook )lay Occur will 1 Trim At Firot-Il6or liippcd RourtSteep Piteb) Or Parapet Roof May Occur Terra Cotta Patterned Frl"e String Caarst Large V'olnsoln First Floor Finish % %all Usualh Stone or Brick Contemporary Bevation (Romanesque) Decorative Cornice & Frlrrc Seeing Coane Arebed Decerative Glaring With Ornamental Sal. Joao & Lintel Trim Sinew, StAtng Or Masn•ry Vetleer Airy OeraT Base Courx walncol In Stucco Mavoary Or Cut Slone ARCHITECTURAL GUIDEUN False -Front COMMERCIAL - ArcWtecturol Styles The False -Front commercial bulding has been associated with the settlement of the west and is best typified by the one and two story storefront, which is the most common of commercial buildings_ The false front simply extends the facade, so that the building seems larger than it is_ The false portion extends the facade vertically and horizontally so that the roof over the main body -most often a 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 omomentation it the form of comer boards, columns, or plasters are integrated into the facade and carried 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 frome • Clapboard, brick or board and batten • Gable roof covers main building • Front does not conform to roof shape • Sometimes plain porch with shed roof Cabk hoof Bebked F Synauch*ul Facade DecenWiv w'alb Ma Baer 0W w'airseut May Be S Nctak H r1k er w' PaoeiiaK Authentic Bevation (False- Front) Wood Corrkr With Brackeh SiKnbeard Or Simple Pandint 111 window Arterial wood, Stucco Or Nlusonry c PSnekd y Occur ne p��'��tii ►al WA tucco, I 11C� r it l Double Door Or SlrVlc Doer %lay Occur Contemporary Elevation (False -Front) Fiber Cemeal Swns Plain Coruke Flat Or Pltehed Roof Behind Front %lay Occur 1.1 Pare Ckrcaory wirilows Display w'ladows 35 FATI .IIt *441IX1 Weill 0] 411 fl;H Modem Broad Front COMMERCIAL - Architectural Styles The design of the double -width storefront, labeled the Modem Broad -Front utilized modem materials. The use of steel beams and columns made a single -space over two stores or one wide store possible. The broad front was most often a low one -story structure. The facade design included two thick piers anchoring the edges and holding a sub - divided brick panel above. Display windows were separated into panels with thin mullions. All of these elements helped broaden the front and reinforced the openness of the bulding's face. Though it had a few historical details as links to the past, the simpler ornamentation usually included either brickwork or terra cotta panels or copings around the edges. The Modern Broad -Front truly was originally and today remains a modern building. Characteristics • 1 story • Brick cladding • Flat roof with shallow stepped parapet • Cast stone or cement ornamentation Stepped Parapet 1% Cornice %In% Occur Tranwm N1 inikr Di%FIA% %1 in&" %%ilh 1 him %lalhim Authentic Elevation (Modern Broad - Front) Pan*U,rd Ftierr With Sleaplc 1'rlrtt Ornameniatiu■ Stepped r Simple C4 Dhpl2% %ima"s Wish rhi 1lalllonc Raw Wail Trim 1123 be Stucco T1W %Inv or %trial Frieze raild Brick Pier Contemporary Elevation (Modem Broad - Front) �.L -, tirmmetrical fNganlmlon of Facade t)plcal 36 Building Often 1- Story B411 2 -Slor) M2v Occur Cnvas Or ?#Raul Awning of Entry and DIVIll) window Slay Occur EMr) Is Reemed %ith rraacnen %lndo%s Wall panel Detailing to Segment Surface% ARCHITECTURAL GUIDELINES= Central California Vemacular COMMERCIAL - Architectural Styles The Central CaGfomia 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 gables or hipped roofs and overhangs_ Buildings were usually wood framed but occasionally masonry. Building wall materials were quite flexible and included stucco, masonry, or woco 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 Ornamcntatina Simple Or Noll- Exi11e11f Vorlous Simple Gridad Rind.. t'arteras Authentic Bevatien (Central California Vemacu'or) Hipped or CrMed Roof 11) pleat Parapets Nay Occur Shure Froul Display lliado"s _ Singk ur Double Doan Mar Occur _ Orgami2tiom Often %%�ammetrlcal !Five Delalls . Nltlt Corlells Or V shwuvl Raflcr Framing Nlai Occur Deck or Irrrace> Mas Occur NIuIH•I.Itcd 7'ramuru _ ORcs, r %I,o,v Road Smog Count Irim May Occur Arched Windows S Perak Mat Occur N2II Howl In Brick, Smccu or Siding Contemporary Elevation (Central Colifom:a Vernacular) 37 Nlultiplc Roof Farms (Hips Or Gables) Nlasoan. Sldlag or Stucco N all Finishes %la% Occur Nari uo Simple C rided 1N'Iod(m Patterm Diapla %Ninduws Kw Nall trim, \ \'ain.c'u . Slucco. Ntasonn or Tile MR% Occur ARCHITECTURAL GUIDELINES Post Modem COMMERCIAL - ArcWdectural Styles Post Modem is a building style representative of contemporary architecture that developed as a reaction to the extreme simplicity and elimination of details begun 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 be visually rich in form and color with a mix of roof types from flat parapet roofs to gable and hip forms. Buildings were framed in wood, steel and masonry. Building wall materials were also quite diverse and included stucco, masonry, or wood siding. Building forms were often more formal in their plan 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 thew application and mac of materials_ Characteristics • 1-4 stories • Architecture was made up of simple wall planes and surfaces. mass, and volumes_ • Mass and Volume contrasted with glass and fenestration_ • Roof types included Shed, Barrel Vault, Goble, Hip and /or Parapet flat roofs. • Formal plan organization. • Eclectic use of materials and color.. • Architectural Details were classically derived but interpretive in form - Varied )Hass 3 Vclumc ORlered plan and Iwrcsrclry d ckmonh typical Y U 11, 11 n u u O u 11 w Y u l Y 11 11 11 11 II II 411 W. Pos` Modem 5mppAied clasw'A ddwib, a4assswis and loans WaA NRUMICIWiUIfMIIYXCC ut PM%s BGiu wvj Fwastswion Cc"raskd I1161:Itt:163IiI L•1111re1►lI0I441:I *1 RETAIL STOREFRONT COMMERCIAL 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. Example Retail Storefronts 39 s ARCHITECTURAL GUIDELINE = COMMERCIALI ENTRY LOBBY Entry lobbies should be visually accessible open and inviting to the public while providing necessary security to the building employees and visitors. It should be articulated using elements, colors and materials to complement the surrounding context_ The arficulation and expression of architectural details such as pilasters, columns, cornice designs, fighting fixtures, storefront systems, entry canopies and awnings should incorporated into the design. Entries should incorporate special forms, materials, signage and fighting to announce their locations and function. Primary and secondary entries and exits should be treated differently to recognize their function of arrival or departure as well as help create diversity in the building facade. Example Corcept images of Ertry lobo es fie ARCHITECTURAL GUIDELINES RESTAURANT Opportunities for outdoor dining should be developed as a means to activate the street and/or plaza areas. Concept Rendering of Outdoor Dining COMMERCIAL Example Corcepr images of outdoor Dir ng 41 ARCHITECTURAL GUIDELINES PARKING DESIGN COMMERCIAL 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 parts 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-term 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. Example Concept Imapes of Parking 42 ARCHITECTURAL GUIDEUNES Hotel COMMERCIAL -HOTEL The A'oft Hctel develcpment is proposed within the commercial area approved in the Grafton Plaza Stage I PD. The hotel's use of contemporary design will complement the commercial and residential component of Grafton Plaza_ Cohesive building materials A-i create a vibrant and welcoming environment for visitors. Example o` A'of1 Ho-,el CO MERCIAL (n a parr) ° ti t of ql Y I Conceptual Site Plan - Aloft Hotel Development Area 43 1 i,44�w. S I±�a i The hotel site encompasses approximately 2.00 acres. Development of the site is subject to a Site Development Review Permit in accordance with the Development Standards stated herein. ,K•JAWTI zSn111151101141111 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 modem 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. Exc- roc -- �c-ollAr_h-- _rc- ARCHITECTURAL GUIDELINES Hotel - Iconic Design HOTEL ROOF AND ENTRY DESIGN The roof of the hotel is a prominent iconic feature in response to the gateway nature of the design. The Aloft signature "Swoof" roof element dresses the top of the building and is repeated in a related form at the hotel entry using multi-colored metal panels and Aloft signage. "SWOT color care Aloft Signo Conceptual vigrette - °Srro' I Example of icor'c hoof Design AA ---------------- 45 HOTEL BODY DESIGN The hotel 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 wan systems. Colored LED accent lights further enhance the fagode. Changes in material break up the elevations and comers are enhanced with materials to book end the building. opaque spandrel glass composii wood panels Corceptuo v'gnette -f Corner Materac Use Exa m p e o' Comer Material Use __- -a......a Exomp* of Corner Aronitectvre M I Conceptual vgnette of Comer nrcnitectvre ARCHITECTURAL GUIDELN COMMERCIAL -HOTEL HOTEL BASE DESIGN The 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 breaks and changes in mater al cr the use of lighting to create interest at different points in the facade- Exam p e o` base material Jse of base Mc-- - - - - aluminum storefront windows with clear anodized glaring opaque spandrel g o ss Conceptual Vgnette of marerim use 47 Examp+e of base matera use ARCHITECTURAL GUIDELINES C0P,4MERC'A= HO -EL HOTEL LOBBY ENTRANCE The main entrance should be developed to be distinct and unique, creating an identity for the Aloft Hotel. Contrasting materials, colors and forms such as awnings or signoge to help cleory deflne the lobby entry and should be used to compliment the rest of the building. Example of Hotel Entry ConceptJol ✓finer e of Hotel Entry ono Porte cocnere Exomple of Porte Cocnere IF., Concept,ial vignette of Hotel Entry ano Porte coctere ARCHRECNRAL GUI �_; = F,' (-,I-% 1 -� -:-:I OUTDOOR SPACE: 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. -_44%L—� ! —s Examp.e of Firepit and Outdoor Seat ng Area por 00 111 E _ I �� r Pa L FJ Example of Pool Area Example of Outdoor Seating Area Conceptual Vignette Example of Green Wall Green Wall we 8. Landscape Standards. RESIDENTIAL LANDSCAPE GUIDELINES RESIDENTIAL LANDSCAPE GUIDELINES CONCEPT RESIDENTIAL 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. • IAanagement 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 PROJECT ENTRY RESIDENTIAL 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. • 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 RESIDENTIAL 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 landscape 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 sidewalk to the entry fo public door. Ir1 Irl Irl • 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, 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 some 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. 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 trees. • Low growing groundcover, intermediate and background shrubs will be proposed in a tiered effect to provide a variety of landscape with seasonal color and textural contrast. • Subordinate flowering trees in an irregular pattern 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. we R!TM � } 1V*DT A PVrl I I II t1 1 W l I, I ,1 HDn I I � Ali I II I II 53 c 1 X I 1IId_I &Mill INCI V PEDESTRIAN CONNECTION A main pedestrian artery links the residential ( Grafton Townhomes) to the east with the proposed retail /commercial site (Grafton Plaza) to the west. • Use of similar plant material for consistency including upright trees on each side of the 4 foot wide concrete walk to mark the pedestrian connection from the residential to retail /commercial site. • Understory of flowering shrubs and groundcover extending to the terminus of the Pedestrian connection at Grafton Station. • Use of stamped and scored paving within street crosswalks and paseos to visually enhance the pedestrian path of travel. F E j 4 t; 54 LANDSCAPE GUIDELINES Trails RESIDENTIAL 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. �S Tt ' I� 55 � � KC(SI11�N (iK;.Ut�Cr+ •yaan rl. -- 1n'IIIRM �$ s $M is "M W" -wpm LANDSCAPE GUIDELINES Water Quality Element RESIDENTIAL As part of the overall Storm Water Management Plan for the Dublin Ranch Plaster Planned Community the Regional Water Quality Basin was designed to treat the majority of drainage from the community. The H. 1 3 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. • The pedestrian pathways will be accessible during daylight hours. (Sunrise to sunset) REV LANDSCAPE GUIDELINES BASIN OVERLOOK RESIDENTIAL 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. 57 F, ' 57 LANDSCAPE GUIDELINES PLANTING DESIGN RESIDENTIAL • The planting design 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. 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 I I I Ti � z, 9 1 `E RESIDENTIAL 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. 59 LANDSCAPE GUIDELINES 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 entries to the nearby units. The passive spaces are designed as outdoor gathering areas for the residents of Grafton Plaza. • The pocket park areas will be level and accessible by all. • Shade Structures provide shelter in hot summer months. RESIDENTIAL • A combination of fine sand and hardscape provide fora - ^�9 diverse ground plain. • Seating areas under shade structures for viewing and rest stops. • Colorful trees, shrubs and groundcover highlight the pocket park area and provided seasonal color and interest. • Landscape areas adjacent to units facing the open space shall be proposed with low growing shrubs and groundcover to provide a feel of "openness" and connectivity to the central gathering area. • Trees will be used along the property line to screen the pocket park area from the adjacent site as well as create shade for seating. • Repeat the Plant Palette per suggested plant species and required size. 1 N1 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. 61 LANDSCAPE GUIDELINES FENCING The Residences of Grafton Plaza will be open to the Commercial poseos and plazas on the western side to encourage a connection between the residents and he commercial businesses. There will be two locations of walls and fencing along other sides of the project: • A CAAU Community wall will be located along the east boundary adjacent to the future Kaiser site. • 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. l 1L.__LLJ nom purl A Mr) 1 RESIDENTIAL W LEGEND ■��• J6'T.b.4.•5-df- LANDSCAPE GUIDELINES RESIDENTIAL LANT BIKE RACKS n m n n m n n n n n n F Metal trellis with lighting — 1—Foom board concrete • �� C. —Mailbox units tviAILBOX 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 proposed 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. 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. •ll LANDSCAPE GUIDELINES Suggested Plant Palette RESIDENTIAL 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 10inimum 24" box Botanical Name Pyrus calleryana "New Bradford" STREET TREES (Dublin Boulevard) 10inimum 24" box Platanus acerifolia "Bloodgood" OPEN SPACE TREES 10inimum 24" box Common Name Flowering pear London Plane tree Pyrus calleryana "chanticleer" Flowering pear Lagerstroemia fourei 'Muskogee' Crape myrtle Prunus cerasifera "Krouter Vesuvius" Purple -leaf plum Tristania Laurino "elegant" Watergum Schinus molle California pepper Quercus virginiana Southern live oak Magnolia species Flowering magnolia Zelkova serrate Zelkova Prunus caroliniana "compactor" 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 LANDSCAPE GUIDELINES RESIDENTIAL OPEN SPACE SHRUBS, GRASSES, GROUNDCOVER AND VINES PvIlinimum 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 pulchrum 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 toriusa 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 Gelsemium sempervirens carolina jasmine 5 Gallon N/A Jasminum polyanthum pink jasmine 5 Gallon N/A Parthenocissus tricuspidato 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. •• IMINB KOY_la Celli I11411N;H RESIDENTIAL Dymondia margaretee fescue 1 Gallon N/A Senecio ncn 1 Gallon can tight sedum spp. ncn 1 Gallon can tight Echeveria spp. ncn 1 Gallon can tight Bombuso spp. bamboo 5 Gallon N/A Cotoneaster dammeri ncn 1 Gallon 18 "o.c. GRASSES Festuca species fescue 1 Gallon 12 "o.c. Misconthus 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 I ►_L' I DKOK 41elIl 1114117. I :j COMMERCIAL LANDSCAPE GUIDELINES CONCEPT C%.� TIT Td; kelKi 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. tip 1. .: LANDSCAPE GUIDELINES Street Character beyond the building edge is developed from streetscape elements, such as walkway pattems and materials, furniture, lighting, signage, landscaping, parking, service access anc utilities location. The following is a brief overview and discussion of design considerations. Retail space will have a mix of uses and will form a pedestrian scaled space for events, socializing and outdoor passive activity. Tivoli lights, raised planters and vertical elements will aide in the delineation of spaces between commercial and private while also giving character and identity. Alley's between buildings have openings that will act as pedestrian paseos connecting from the street into the site. Strong pedestrian connections from parking to uses and between uses will be key to an integrated series of land uses. A series of plazas and paseos will link such uses and provide gathering and recreational opportunities. Town square type plazas will be co-located with buildings providing outdoor dining and gathering. The layout of commercial buildings will accommodate outdoor activities which could include food trucks, small concert events or community gatherings. The retail hub can serve as a "town square" destination. The Paseo creates a usable flex space while also serving as a buffer between the Hotel and Residential uses. It will incorporate active and passive programming that can be used primarily by neighbors and retail visitors. The Paseo provides a link to the Detention Basin trail which allows for a larger pedestrain network through the site and nearby Grafton Station. The Paseo will include elements such as picnic area, play features, community/ demonstration garden space and meandering pathways. 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 pedestrian walkway will allow accessibility from the hotel to adjacent commerial and retail uses. Flex Plaza is a linear paved zone between the hotel and commercial area that extends to the paseo. This space can accomodate events or activities ranging from seasonal farmers markets, daily socializing spaces, retail frontages to outdoor dining and performances. It serves as the connection of uses throughout the Grafton Utir¢e corridors to create ga'nering spores. Activate retail edges with seating, planting and art. we LANDSCAPE GUIDELINES plaza sate by creating a link between tn,e hotel, commercial and residential zones. The Flex Plaza serves as the connectivity spine. Pedestrian Circulation throughout Grafton Plaza Retail space and the Hotel zone will be populated with amenities including various seating opportunities, wayfinding signage, small outdoor gathering spaces and overhead decorative features where possible. Building corridors will 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 and vine planting will be utilized where possible to soften hard edges. These softened features will help to create a comfortable socializing 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 edges with seating or window displays. Pedestrian access from the neighboring residential developlment on the East- West axis begins with the flex plaza space. This open plaza can serve for community functions as well as informal gatherings. This plaza leads visitors from the residential neighborhood to the retail network of walkways. Street Furniture shall be planned for and space provided for seating, outdoor dining, information kiosks, bicycle racks, trash receptacles, clocks and traffic bollards. A detailed plan showing locations for these elements is required at the time of submittal of specific site plans for Site Development Review of building development proposals. Lighting shall be provided for general walkway areas, paseos, plazas, courtyards, landscape accents, storefront displays and entryways, and for building accents. Lighting fixtures should be designed for their specific purposes and may 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 match the character established in the Village Center oortion of Grafton Street (Area "G "). Sign age shell 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 COMMERCIAL-HOTEL ?laza space can oceornmodotefcrrnal and passive gatherings_ Furnishings will be durable and visually sophisticated. Street L gF- String Lights Bollard Enhanced paving wi be colored and /or scored concrete. 70 LANDSCAPE GUIDELINE shall be vaned and used to denote entry locations, special use areas, edges, and street crossings and to help create a sense of scale and interest in the _ pedestrian pathway. All enhanced pavements will be colored and /or scored concrete. Planting Design will 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 size for minimal pruning and shearing. Shrubs will be used to minirrnize the visual presence of loading, trash, utility and service areas. Evergreen trees and hedges will be utilized to provide screening between separate uses. Scale will be considered in all aspects of landscape site design. Large areas of paving will be broken up by vertical columns, planting, overhead lights or vines and /or site furnishings. "Flex" spaces will be designed to accommodate events as well as daily active use. Materials and colors well consist of styles that are consistent with neighboring Grafton Station. Stone, metal and linear patterns well be incorporated into the landscape palette. t K• I , • Lei I � � • U_T > � L• I I �7 Ir 1W Seating opportunities will use a metal, wood, concrete and stone. h mbK of materials. Example; Planting will have year -round interest. 71 LANDSCAPE GUIDELINES UTILITY AND SERVICE LOCATIONS AND ACCESS COMMERCIAL U-iility, 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 LANDSCAPE COMMERCLAL TREE, SYMBO_ BOTANICAL NAME COMMON NAME 517E O.C. SPACING 'JJATER RM. Aq AblSa,d brnsim Silk Tree 24 boot As 3w.vn L cc Capiru: Fastigiate European yombeam 24 box As shtrwn M U -W aoerrra it d ca Crape Myrtle 24 box As shown M UV -&Jru mobil. Sweet Bay 24 box As shown L On Oka europees wkwfti Olire inondn,itlrgj 24 bat As daown VL PC 'hoenix cerarien is Cerary ldwc Cox Pala 24 box As shtrwn L PR Fleam-mut x ueriforia'Excemsron London Rant -ree 24 box As 3town M RP Rebne pvtudeecacia Black Lows 24 bat As 3town VL TC Tia co-dams Greempire Greempire Litdekc Jnden 24 bar As 3town M SHRUBS/ PER:NNV SYM50_ BOTP.NCAL NAM= COMMON NAM= SGE O.C. SPACING WATER REID. Al. Avve :p. Ai a e- iri. 7-0r O -C, L Ali rhogyne h6*0ii'Arta C^=' Blue Hibiwu: `- ri. 5'-0r O.C. L 5T Berbers thurbergi 'ielmonc Piier' Red Lac iopme•.e Berbery 5 ri. 24Y O.C. M 5J Burr e rperlren: Boxwood 5 gal. 3-0r O.C. L CA Ca _- x scutfors Kart sber:ce' K&A maerm- `- gel. 3-0' O.C. L Gi Ch =- _ _ :emlvnxcmnm Cape Ru:h 5 gel. r -T0.C. M Ge Co e: - e r-A P. Suns. Gok: Sunset Gok 5realh of Hes er 5 gel. r-T O.C. M DV Diece: -gate Fortright Uy 50. 2-0r O.Q L DF Duo', - _ 4siro:a BUF Lem" 5 Da I *-v O.C. L HS He;. a x -.J,on wrrpenlren. Blue Oes v ra : 5 Del. 11ir O.C. L LS - eucsoencrom zaG um.'Sluff 'J.rAcw Cone 56-h 5 gal. W4 rO.C. L LL - orrendra bnEfdia Breeze' Dwa <Me R,rh 5 gal. 2 -0r O.C. L M5 Mccarthu: :nenJ: _ulwra Gras: 5 ri- 3 -0r O -C. L PS Phom ium. Surfer, "ew = ealenc Sax 5 gal. 2 -6r O -C, L PC- PuricsrwsvjvN'Nri - nerfPomeg-aneee 5 gal. 3'-61 O.C. M RS ?Qea :p. Smndard P.e:e 15 gal 61-01 O.C. M RO Ro:ma -IrvJ: cAcnali. Blue Boy 21�e Soy Rosemary - gal. 2-0r O -C. L Sehia nemorora'Camdoma' age - gal. 3-0r O -C. M -F Tew -"jm fruticm. 'Azurawm' ?,J:h Gerrr+encier 5 gal. 4' -0r O.C. L -L Tm&*ctema wurum :•:ooiy Blue O.H. 5 gal. 3'-T O.C. L GROJNDCC r=R SYMA_ BOTNNKAL NAME COMMON NAME SCE O.C. SPACING Jim -Ei REO. CD arexciwla 5erieleJSedge I gal. II -VO.C. M Cearwh& Owrond Hegfr Cearcd+z 5 gal. a:-0.O.C. L 'C Fe:arca eaHorrics alfomia °e:cue 5 gal. 11-61 O.C. L 1P Jwcw. paten. Comn-x, Puh 10. 11-V O.C. M MP Myopovm parvnohm Putah Crack' `?lop = ^_ ga Y-T O.C. L RA Roeax'Neam<I' °o.,e- - = etAppie Bkx:om aa:e :Dal. Y-TO.C. M M.", RO'd x 1' a ae' _ : . et Drour dca er whine o.e 2 Doi. 3'-G O.C. M S" 1 Sent do nand alocae _ - _ _ _ I Del- 11-61 O.C. L TP Teucrium cimmseciry. Prot Cmcpng 'vemw4er I gd- I'-6r O.C. L VINE' . 501 OL BOTANICAL NAME COMMON NAM_ SIZE O.C. SPACING WF.'E ^, P C. CL Clemaz arrrwAi ClenV6. so. As Shown M S Loricera NkkbmMkm - rurpet Hore}VJdde so. A: Shone L AC Feaua aeHornics Ceffom s Fe-.we 5 pal. 1 -6' O.C. L 1P 1 p— Common Rush I ad. 1.6' O.C. M -T SCt-EDU-E "1 50_ 8 OTAN ICAL NAM a- COMMON NAM 2- SCE O.C. SPACING A'k—V, PEC- SChecuie A AG A{e.e aaerueta Ap- 5901. Csite -ec im Ptetxe. SR Sewn n.pe tre Argelna Sedum I ri. Pe -mess cf Pa -er Schecue B A? Agave parryi Ae e 50. Carte -►c ire Plante- LN _ymachenurrrrularia'Aurea Creeprg Jerrvy I gal. Pe- mesrofP&sr UhedJk C KL Kelanchce luc*e Paddie Pwr. 5 gel. C 4-me ec im P12me• :"I Sedum rorganrervJm D= rrtey -Si I gal. Pe- r-esrofp& -er 'decd: lil ':reZo- : cr'A see- Need. From; Urvmmrt of aFoTu C- ocpermv e4emor. Caiforris '�eparrxrr of aser Re:ou -ce-.. L.rvtec rre: Bureau of Redam *n 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. 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 19th day of April 2016, by the following votes: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G: IPA120151PLPA- 2015 -00048 Grafton PlazalCC Mtg 4.19.1610rd -PD Grafton Plaza 4.19.16.doc 75