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Ord 05-16 Grafton Plaza PD Rezone
ORDINANCE 5-16 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 Page 1 of 78 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 Page 2 of 78 linkages from adjacent commercial and residential areas encouraging common gathering places, plaza areas and opportunities to access open space. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project and the related Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into 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 Page 3of78 C. Pursuant to the California Environmental Quality Act, Staff reviewed the current project against the prior CEQA reviews and related approvals to determine if any further analysis is required. The project is consistent with the 2010 approvals and the development assumed in the prior EIR and MNDs, and is subject to all previously adopted mitigation measures, as applicable. Based on Staff's review, the City Council has determined that no further environmental review is required since: a) no new significant impacts were identified beyond those in the prior CEQA reviews; b) the proposed mixed use project would not exceed the thresholds identified in previous environmental analyses for the site; and c) the environmental impacts of this mixed use project were fully addressed and within the scope of the previous environmental documentation and analyses, including the EIR and two MNDs. The prior EIR 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: ifir H " mot— f VC t2. r._. l � I V , - e� , VC � ' , _ r .r°' 0 i" ° -� <3. c II t 1 4 — .' 10 7N0 4AN# Wio` _ — -J 1LL . '_ ` ' - - - } : PD III 91 �IJ x+-Y40 .,I ,.� �<� t ill nk-crelev / 4 r--, GIB I I � ,,.- 4ct,_,,_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 Page 4 of 78 approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. The Stage 2 Development Plan is consistent with the approved Stage 1 Development Plan, which established the following: • Zoning map • Permitted, Conditional and Accessory Uses • Building densities (including Floor Area Ratio — FAR), established at .45 • Maximum building area based on square footage and established at 496,519 square feet • Allocation of development — limiting residential building to no more than 50% of allowable building area • 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 Page 5 of 78 eye 1r " 7 • t �' e"! Commercial �: T • d ! 11‘' aria. ,4 H a, � , dy1. 14ri�1 �: �` .E t�7 �': •�a iti,t Y L Al 1.'' +: ,• sr .. A iikE�l apt1. `Ij ► w 4. a.ml__I 1 f'.i ' L. M� � o Residential '7.12..i P". ' a 1 ci ' , : , n p�= E Hotel riii T i_ig,ns . '• '` r _I h;zl, e _ L �- ;lc",� 7�a o raslsalestsat f : - ' rye t e +mo w w. ! 3 • l'".1'"-r si, If citcrii ❑,ll` ' wrfrrtiffz bft •-rit 's vita'.n 4. ......041...4 .•n.` F Y'r -.. r fr q' r.�fir+;, Play Area Page 6 of 78 14.' ', 4 A' * A 4)..# ,i, . •.- 'liqviiiig .,,, , _, L_ , . _ ,.:, . ,,„ riAr.. - - -0 ..... . , i-....., ::„. •• • • • . , 7- ,; / ._. .......0..„•_•,,,.. ,- 0.0., . • :, ----, 0,1ki , ...... - A-4 0-0.- • .. 4414, ..411*ort, . -IT! 7 i ,. A s . j a •r it s '� ll� w � �,. � m:. �. 1 ';'. i II! t ';" N ' '‘, t tili,Or 'Illn rya t=R4F r'.,;.., 3. Site area, proposed densities. The approved densities are shown below and are consistent with the Planned Development Zoning Stage 1 Development Plan maximum building area of 496,519 square feet based on a maximum FAR .45 for the 25.33 acre site, with no more than 50% of the development as residential. 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. Page 7 of 78 4. Development Regulations. The following Development Regulations shall apply to the Commercial, hotel, and residential components, as specified. Commercial Development Standards In '40 r , ,_, it:-. ,,..„_, ... L ,,, ,,-4.2 Dublin Bou/evara r 4 ���.� 3T ' ©��� _---- ,_ „.. ,. zt Is 1 /: ,., 4 .,...,.. 6) iiitiol‘ /---7------„. ,,- , -it I & . t k: it, yin , „f' t, ...,_ ' i ikare a l irt; 17:4: /Z : •I �Q fir._' a /� .. .O ... I .�.Y_ _ i r- 1 • x17,: aft %l//• © q� UPI' x Design Standards Key Map Building Envelope PL FIL 55'1 - 1 35'- I 45 ' m, � Commercial i Section:0 �x r _ Building ...-.'----->7' Envelope PAL Parking L .l- Envelope 1 55 IC'I8IIr [. -----r--25' Section;J) The site plan represented here is conceptual in nature. Building Envelope The actual design of the site is subject to a Site P Development Review Permit to be reviewed at a later I Mild F 45' date. The commercial retail development shall be Commercial oriented to Grafton Street and shall maintain the Section pedestrian circulation and open space shown with associated linkages to the residential and hotel sites. Page 8 of 78 A. Building Height Setback Standards C. Allowable Encroachments Building Height Building setback encroachments are allowed for building elements that are used for architectural shading, lighting and signage. QQ 20'-0" 20'-0" 20'-0" Allowable Encroachments O 20'-0" 20'-0" 20'-0" Building Facade First Floor No Encroachment © 15'-0" 15'-0" 15'-0" Building Facade Second Floor 2 Feet Y QQ 16'-6" 16'-6" 16'-6" Roof Overhang 4 Feet o 15'-0" 15'-0" 15'-0" Pilasters&Columns 2 Feet 0 20'-0" 20'-0" 20'-0" Iii Arcaded Columns 10 Feet CM ',TN 50'-0" 50'-0" 50'-0" "' Seating Areas No Restrictions ti) 0 5'-0" 50'-0" 50'-0" Covered Walkways 8 Feet .5 0 8'-0" 8'-0" 16'-0" °0 Entry Doors 3 Feet n.si Parking Height Exterior Stairs No Encroachment On Street On Site Structured Bay Windows 2 Feet tt) at Grade at Grade 25'-0"HT Balconies 4 Feet 191 0 - 20'-0" 200'-0" A/C Mechanical Equipment No Encroachment O - 20'-0" 20'-0" © 15' 0" 15'-0" i'! 6 feet clear walkway minimum (2) For door swing only Q - 0'-0" 16'-6" 131 only it usable area is 8'eet c'ear u 0 - 0'-0" 15'-0" D. Frontage Requirements _Q 0 - 50'-0" 20'-0" N © - o'-o" 50'-0" Grafton Street is the gateway to the Grafton Plaza o) c 0 - 3'-0" 50'-0" project. It is an extension of the Grafton Station a 0 - 16'-0" 16'-0" project, located westerly across Grafton Street. It will provide additional retailing. The setbacks and Building setbacks are measured from the Boundary Line. landscape treatment of the Grafton Plaza project will be similar to that of the Grafton Station project. Retailing and Shopkeepers along Grafton Street are appropriate for small-scale businesses that require B. Parking Standards street exposure. The building massing is required to Refer to Dublin Zoning Ordinance Chapter 8.76 for step-back at the upper stories as shown in "A" Off-Street Parking and Loading Regulations. above. However, to provide articulation to the building 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. Page 9of78 Hotel Development Standards : - (0 nil' 1 1 i T 7 3 1 •j. �� r _ i I I __J pt• ' ��, \,{J iNg'-ilLi O 1 r i. ' .ioii n I nil i i i1 P q` i ,I :Q . 12 ! -- rii 1. -J t-11_,! I , •I� e r Mom i 41110 5 e 1 7 i . 13 .1, (� air; ©� h ®3 .I 1 ` - Li © +� b ---,/. , , ., °" . mil J , T * $TREE ,B , ',_ : , W 12 '' ,. 114 soft-'infivm, e .. a ,,dir 17** ' ALA*Ott ' Quality .'"' . Adik Basin Design Standards Key Map Building Envelope Building Envelope Diagrams PL PL --r t1----54'-11, Hotel Building Envelope Section® Building <-,---- Envelope Parking PL - -- - Envelope Parking 54-1 25' - Envelope Hate --- , Section'® oVee Building ..` jiar1to Envelope ' G 0 View from the Northwest PL Parking Pr --54'-1" Envelope 25'-- Hotel j The proposed height for the hotel is 54'-1" which fits within the building envelope. Section® Page 10 of 78 A. Building Height Setback Standards Building Height Parking Height AMU On Street On Site Structured • Building heights are maximum at Grade at Grade 25'-0"HT • All setbacks are minimum dimension Q 5,-0" 0 - 5'-0" 10'-0" • Building setbacks are measured from © 15'-0" © - 5'-0" 15'-0" the Boundary Line © 5'-0" © - 5'-0" 10'-0" o 0* 10'-0" o © - 5'-0" 15'-0" `a) , © 15'-0" ,°p QQ - 5'-0" 15'-0" ula 0 5'-0" vi QF - 5'-0" 15'-0" c o 0* 5'-0" c () 0'-0" 5'-0" 10'-0" Y m 2 I 0 150'-0" a 0 0'-0" 5'-0" 50'-0" ' A minimum of 30"-0"clear no build zone,measured from the foce of the building, shall be designated to provide adequate distances for albwobze openings and fire separation distance. B. Parking Standards Use Type Parking Ratios Proposed Program Parking Required Parking Provided* Guest Room 1 space per room 127 Guest Rooms 127 Spaces 127 Spaces Employee 1 space per employee 15 Employees 15 Spaces 8 Spaces* on largest shift Conference 1 space per 250 S.F. 1,090 S.F. 5 Spaces 5 Spaces TOTAL 140 Spaces *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 setback encroachments are allowed for building elements that are used for architectural shading, lighting Building Facade First Floor No Encroachment and signage. Building Facade 2nd Floor and above 2 Feet Roof Overhang 4 Feet Pilasters&Columns 2 Feet Arcaded Columns 10 Feet III Seating Areas No Restrictions 111 Covered Walkways 8 Feet Entry Doors 3 Feet Iti Exterior Stairs No Encroachment Bay Windows 2 Feet III Balconies 4 Feet 131 A/C Mechanical Equipment No Encroachment (1) 8 feet clear walkway minimum (2) For door swing orly l3) Only If usable area is 8 feet clear Page 11 of 78 Residential Development Standards DESIGN STANDARDS RESIDENTIAL .45 FAR Lot Size in Sq. Ft. N/A Bldg. Setback from Arterial Streets R. 0. W. 5' Porch Setback from Arterial Streets R. 0. W. 5' Bldg. Setback from a Property Line when not 10' adjacent to Public Right of Way Porch Setback from a Property Line when 4' not adjacent to Public Right of Way 3' Bldg. Setback from a Private Street or Common Driveway Driveway Length or Garage Setback from 3' minimum Common Driveway or Private Street Private Open Space 100 sf yard or 50 sf deck Minimum Building Separation 12' Minimum Building Separation to Patio/Porch 10' Building Height(1) 39' Stories 3 Parking Required 3 spaces/unit Page 12 of 78 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. Overall Phasing Plan Amenities Key •ubnmaceMWeMWSCaoe dm�dl Ee do+b'etl far Pq tleslgn or Me t..... r��'�-'1• .-- _ aM OUGar 9ouN' �Skae�A oM `. �• -... .- e. wo aM 1 cd I'077 rr� tleebpe.^ IOW•• UBLY44/ pI /� ;� /If ` r ,' ,f .7 r��on om-F+M1 P-L An • OM EaCFA4 1 I! 1 �.T E .: .,N�. „e s r ::::„7:z7:7.'7,::,-„Yon, _. ". r .;''ter, i PLAZ ,- 1 i • R '#.-1: - i ' L . ea.....+ �... 1 L� ®COMMERCML FRONTAGE fr '#-- z I ®�GrE. ,AGE • r HOT-4L - T TT'}} ++;; ' i• I j — vi ( 0 USD&IAL FRONTAGE :� ' 5 f j _.. P� c .i i O FRANS r sror ic f - r - y -- ®-"'ryURFACEArso uNceRGRO✓.ol • i t �r 4:11 ,,Li,,.F aR _ _ � _= ' i 1; REE rACt uJD UNDEROMGI.MO IXISQUAL TING ....__ WATER QUALITY - 3 FNFRM PLAZA BASIN NEk PI.AIA/PARKING 0000 rASE9 Commercial Phase Page 13of78 7 ..�r/� LEgCNQ J / �2.Q,� i •d,n nrc'. mhN0 ...r m., ` wrelxv&„� olona Grafton Sheet old IXM _ ea,bwro snarca»,a rae.roe. • j `� _ •Ss cl A SNacc and Urd.WOund •Shas16 Somr]nft OrXy I ;. a — =i n'vB . OM C •�e .��, 1 Cearwl SnW i " 1 RESIDENTIAL P U 1 Zf _-. A 4 . I 1 �I �. ��,�, ,o ����� f 1 a .-... •ti ii J EXISTING -- "•r sF° WATE U LITV •�._ 1 I Hotel Phase / 7,--- 11121/112 / - •Motel frontage(Solace)Chong Grafton Street and Street B _ OV - - •sheer a SmaeondUnderg�nd BCIN BLVD •Sheer'A Underground Only ii 0 COMMERCIAL I RESIDENTIAL iITTOL h - _ m ,HF v— I 1 rr\\ EXISTING P'_ - °-' /WATER QUALITY .. -— - - Il BASIN 1 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 Page 14 of 78 7 ) G � ceono' m tl Slop along Dublin ' BB r Ga t s keerr Strce r A.o Res a I'an age along _ Boulevard ( '--" DUB/AN BI vo Q Re.denla homage o asp Wore Qua k y //Fy / ,-a., Basin SI; / n' JR E�r,i- ®!" :Sve,ln-wnocean<tuntlxgrountl �_/ l h - ,rrlr sNn ' - seeel B-surlw;n wW uwnrvw,rw / pV r ,�.•,0, - .6NY PbO p✓O EI?CIAL n �� !�!11 Pmec Barn I WOO ` ' _ i '---------r------1 f 1 € y7 —s DE 4 1 I m_ms. , I' 1 1 HOTEL 3 ; : ( � I � , •�� �z . _ RFC' — STR -,- -_G.. _� tl*yI'.,- EXISTINIi - _-71 -) ..-- ' ,,/ WATER QUALITY - - BASIN - >.,. 6. Preliminary Landscape Plan. Commercial Preliminary Landscape Plan Page 15of78 b A,,,-"-,::--,• ;,-.... - - a-----__ _ „ ,_ - , ..4,A4'77,-.71.-:***- 1 1/' ' ,, ,,,, RETAIL / . P7'' , 41'.41? .44 - ---- -,- I, - lif / /1 4-1 it!7":•,7 oh,ti ; .4- -----_____ -, ' I.. PARKING #r to -.....TIN cordite A112-ilifidbrlitIn 1 'i if RETAIL f' - :7' fo.b,,,'".:,trIn' r.ct:- . .-04 miL.,.. --- . ---- .'... - ,.., . Laserstrosamia Dynamiter // i-.1 ffif ' //4--,-,..„.„,_-• I // 11 1. L stroemia Dynamite' d , ,e,..ttillif II trt -7/ / .. 1 / 1.,... 44i .77.-"IlfH.,., ag.r.'-'---iii ' ' 1.e.......- ....-- Tina cordate i , i// z/".v ..., .?.. ?S. yl-. ..-., . - '' .e..... l'"ir Agr, , 4,,,,,...t._,....t....1.......ni-r.t. ,, 7 ' - .... ,,,,,_,,,p41, . -''''',...e.4411;•?I'-'.'il' .1116.- ' t / di i '1 -...* . 1.7.4,i ,,r:i. _ : , ,„...... 1..w.: .--,:WI i • / RETAIL ,Illte* Acer buerserianum 4/ . ' P 1 , // ■ ii ' ii"'Ll-,-ii 1 i i, /.-- -ri-.41"-.. .6,7!••• The cordite 11,I-11 4 .forr Albicia NlIbrissin 1 1 r,L__,__ _.,..., -,- tr.--n.---.. ill7:-...:4." - "th -1-77(13,;eflajim ' -''' -4111411ntri.:ft,.% 1 „,... ritleto : i it.. . . ilihiii Elam 1 mina lir _ . '''' • ,,-12. 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'"' c'',._ t 7'...livi I i' --- --- -—r- [..---"---- 0- ..;t1 :• 111‘11.,' ,1-,r.,i.,mi. Ili Mt:4 l'i' !.1142, , ,:g 111,911W,I.!! t / `,1 I HOTEL 4 (NOT A PAR1 ,'lir ;VW °WW1 --- ; ),. . Z gle ' I 1 i 1 1. I9 ■ 1 1 7: ' r,... ::: -- - .,,,.; -' ' li '4..:.'...., :2.......:. .- '_ ......A.i2 .%. ' I 1 ' 14 '- - '•-.- .1 i 1'\ . 4/elk._ ,-,.......--i..--4,--...:-.-:r. ----- ■ 4 It; 1 - - -;•-,-*"./2'c-iettiriVIli % ""I: -'110 -;; v.ilInfOsitrir.., , ; 4,10,;,:"H:„.67,,e•Arix%V, ,,, N - ' Filtiti‘cp,......011;fo. 1 ^.----1-`,20io :#- ., °Of •1; I Residential Preliminary Play Area Landscape/Amenities Plan .. 'N... t ' 141‘..,,,...., , ,.. —.......„0, - ,, . 3 11-3-__' %. .• ......._ 11-41111%!A•■•,.. % l'--• • . ' (..n,.. '., . .. . -. 1,„ , ,.. 7. ..,.- . . : ._ -'" • rii-, ,,... ,,,,,.... . ,... ,.,,,,,.7.'i; '' olt . k .> --• ai .., !_. .,' 141.,4; ,. g : , 41 IttfliZ, - • ','• . , .i, - , fTlutifpnimi ii I. ti T. 17i7 za 44 - e : „ 1,4 • .. _. ..4„... . f 10 onv: • ' . RIK '''” ' ' A - .110110„. Alib, - ■ I. - - /-r-Apr .' 9: ' - . A s •*** , littr . N- li 4 VI* At ? ' N ' iff s :-:,,--,-v--- ,* '' . * q li' il ,.. - . • , I 7. Architectural Standards. Page 17 of 78 RESIDENTIAL ARCHITECTURAL GUIDELINES RESIDENTIAL RESIDENTIAL ARCHITECURAL GUIDELINES INTRODUCTION Grafton Plaza is a collection of townhome style dwelling units designed in concert with the adjacent commercial and hotel center to create a vibrant mixed use neighborhood on an 12-acre site. This collection of homes incorporates pedestrian links and engaging building design to promote walkability throughout and beyond the project site with connectivity to the adjacent Grafton Station, and existing residential neighborhoods. ,11 00 I ! I '0110314P1 I This section of Grafton Plaza Design Guidelines document provides guidance for the design character of the residential buildings.The goal of these Design Guidelines is to help create engaging and high quality homes in this new residential neighborhood. Page 18 of 78 Main Street connects to . . , • • fe r:, = /r , • . �� , J 0 1 iM iii ," ,i h a I 1 Illili➢Vifu,+ illrueWU # 4g- ita * ",-, A,1 i - :. _ ttL___ i .fi , y o f y ON N W M r i E L S ti __. r r . =4r�. 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. Page 19 of 78 ARCHITECTURAL GUIDELINES _._ , 1i � 1 1 Of I . x 1 f iiit ..,. ,...„. , € ... ,. . Xe.,...., ...., .. . .., . ,_ ..._ ... ...........„,„. , . .,: . .,.„.... .,f .„..,,,,,, ...., . . .. . , . ,,,. . .,..., _ a._ ,. . , , , ...., . ,._ ,,, - .,, 1 . r all: 1 •' rF:,,,,-,f' -,Tri 0„,,,la . -'',.'1.at p. . . . ,. S �4 .....,..., . 1111011 ... , . .. .. , .. ...._. . ... • _ _ . . _ __, . .. ... _ , , _ . ,,:ii,•____ , :.. , ri _. ' my street. Page 20 of 78 ARCHITECTURAL GUIDEMIIES Edge Buildings & Entrances • Buildings located along the edge of the residential portion of Grafton Plaza shah 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. come,unit ri ruan-JE designed to hide -0 interior road from public view edge buildings i Li 1 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. Ipedestrian entries layered 6om l '' vehicular access with WO a landscape.sidewalk. private vehicular accesses IF and parking spaces t � Key Corners • Key corners on edge buildings,which include corners facing major intersections, pedestrian pathways,or gathering spaces in the commercial and hotel center shall incorporate an enhanced corner element. key corners.4. ..L } a lri . � I I aE i l ' _ i � tip v .'. „ _Al i • ,'•0 l &le of an enhanced key corner. Page 21 of 78 ARCHITECTURAL GUIDELINES RESIDENTIAL Massing • Building massing shall vary throughout the site in the form of different building sizes(4 plex to 9 plex) to promote massing diversity in overall development. • To ensure compatibility with surrounding developments, building massing shall consist of simple forms,and alternate between each dwelling unit to create individuality. • Buildings adjacent to major roadways should incorporate an enhanced corner element. • Building massing shall include a base,middle,and top to ensure articulation in building form. • Buildings shall be a maximum of 3 stories. massing alternates -- between dwellings enhanced modern cornice for individuality corner element element L. w Top � ro, Simple ai er,afing briidUng massing oonoept. Su.oing facet is artiouiated through mcdfip'e b■iidirrg oomponenfs. 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. t 1 ..tt, '10 'le xi j Ilir 00,i I 1 �� - 4i I' r .�. ' "r Examples of flat roof forms... Page 22 of 78 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. II �■ N ��= r, FIT 2 i t ' l A s T� `IL< i i - i il I l ' / I 1 I „ 'far?a+on in winaowsixes in a ooheren',funofonai paffem of3efs rhy'i+m and Examp4 of window hierarchy. &le of w.&ndow site diversify. ∎nferea.'a an elan.a'lon. Patio Fences at Edge Buildings • Patio fences at edge buildings shall be designed to provide adequate privacy for its users without becoming the primary focus of a building's elevation. 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. ar j .- ' ,, t' ■ ail III III + �-" s Meal pat a.a'.'ng exame.e. Deaoraf^arc crick veneer example. Glass raiiing example. Page 23 of 78 ARCHIMINIAL i GMEIRES I Re. Building Details • The following guidelines on building details are provided to help create a streetscape environment that advances the experience for its users while contextualizing the building design with the surrounding buildings and neighborhoods. » To create rhythm and provide shade,windows and entryways are encouraged to be recessed.If used,awnings and porch projections shall be metal fabrications,or of the predominate building material and color. • All railings shall be metal or glass and complementary to the overall design of the building. » Screed lines should be incorporated into the overall building design. rfili 1, i .41l' I e. lit I Reoessed entryway examp'e. Example at entry detail with metal canopy. Screed.ines used as a design detoii, Building Lighting • Building lighting shall be complementary to the overall building design and provided at building entryways and over each garage door, • The following building light fixtures types shall be used: » Downlight fixtures over garages to avoid light spilling into living spaces above. • Garage light placement and quantity may vary depending on photometric calculations. » warn light fixtures at building entries provide light for safety and add rhythm to the building elevation. it i Appropriate light Axtvres for a ba+ld+ng entry. _. .. Page 24 of 78 AIlt'a imictI1mt camases 1 Colors and Materials • To ensure diversity and avoid monotony within the project area, a minimum of three color schemes shall be provided. • Each color scheme shall be comprised of the following minimums: • 2 main body colors >& 1 front door color o 1 Railing/Accent color x 1 Trim/Accent color A 1 roof/color and material • 2 building materials(one of which shah 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. IN Mt os 11 0 At 41 f w all 661 w y: pit A §1 r _, o !: '4' Astaca .irr '44! :alil! +.ifi {f 51 J: l I ■(i Cia'tj 6 Mle �tf k N.''� e J OWN! 4 • j Example of 2 main body ooiors arra appropriate use of brick veneer fon base)and skive.,finish(main body). brick veneerm t.�• � stone �' � kr-f r. veneer Examples of Crick and stone Cohors and material's sharp oompiemenf existing Grafton Station. veneer. Page 25 of 78 COMMERCIAL ARCHITECTURAL GUIDELINES ARCHITECURAL GUIDELINES INTRODUCTION These Design Guidelines are intended to provide the necessary framework for the development of future Site Development Review (SDR) submittals) 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, paseos, parking, private streets and drives and other landscaped areas within the Project Area. Details should be developed further in the SDR include such items as the selection of specific paving materials: locations and patterns, street furniture and accessories, entry monuments, sculptural elements, planting areas and ownership/maintenance program. These Architectural Design Guidelines include a description of design objectives and styles to be incorporated into the character of the commercial and hotel development.The intent of the Architectural Design Objectives is to create a set of parameters in which to design an aesthetically cohesive building, not only within the commercial project, but also with the surrounding context. n _like ,I .-�4 r r ": ; ., a te =t � :# �� 00, . X M• A tc t - boob, ►a a :r �. - -,t 4 AO,„.•>-, ' 1000110.4 047",,• -i ,t. / a 4 411141111111140, Concepfual Perspective-Primary entrance to Grafton Plaza and Grafton Station Page 26 of 78 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. it II • 11 F,3 - '�"-•"�'•------fig\ — .. 11 1 11 ■ 11 "" fi■1.! Conceptual Perspective-Primary entrance to Grafton Plaza and Groffon Station Page 27 of 78 ARCHITECTURAL GUIDELINES COMMERCIAL GRAFTON PLAZA - COMMERCIAL DEVELOPMENT AREA The primary entrance of Grafton Plaza at the corner of Grafton Street and Dublin Boulevard should complement the iconic tower at Grafton Station. The Plaza Steps at the corner is proposed to book end the steps at Grafton Station. Plaza •Steps r i21044 ,, A A,i //7 °r .,� -4..,,,1,=` ' ° ~° Development of the _ / E ::: 11~>,.. .= ` commercial/retail component of tzZ n I, . Bldg.A 3, Grafton Plaza is subject to a Site ° o; '' 2 Stones s ,_�, Development Review Permit to be -1 p• ,ry submitted at a later date when °�-4 ' ''''AP Parking ` vs '` ,:410 building and site design are more ' ' ..4 structure " '4' 0 determined. It is anticipated that 1 z f. Bldg.B 1 p (2 Stories) Stories S tit development will occur between =.;'+ ,'' 1 approximately 34,500 to 55,400 sf 1 . o in several buildings fronting Bldg.A:rile vr i OAP ./, 7i 'g Street and the Plaza adjacent to ' ` ► "a J the hotel. The square footage of -F , F _ `---1, 1 A the proposed uses will determine Bldg C ,• .'' rrisiF'.� the required parking in accordance Est t 4. lk with the standards referred herein. �, ,, t T k iEr X... wi'��+.r.�s�r,� r,� r, , r � �.� -. s fi�F� '�Itw �' �■t }..._- t .TEL _ �,/ i t �f a, ( a part se ' ,5,-. , Conceptual Proposed Site Plan-Commercial Development Areo ax 4 $ - -'4--* .. _ y j _ .,:: i 511-4- .f it I 4 1'4*-4. :4-'1.-,, '- -.. , "Ill • , . , tlp, , All Conceptual Perspective-Plaza Steps at Grafton Plaza Page 28 of 78 ARCHITECTURAL GUIDELINES COMMERCIAL GRAFTON PLAZA CHARACTER The overall character and feel of Grafton Plaza shall use a variety of cohesive styles, materials, colors and textures.The use of pattern and scale will integrate all of the different design principles, creating 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"Main 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. it 0 . ' I yy,�,�„.11. �$, l�,'444 1 k P.: -� '�a ads, it � r ,, - x v. �' . l , r , s ■ «.� w . i � illir V 1 y . - Fy' ' - '•'''L'..-'' V.:,--.7,. Rx l. . 4 Appel. % , *; .. :: - . ,..-t_ :. , ,.. .. .. ,.. , - .4,4 - 4..... ...... , -„,,,,,,„ bit-tr ,..,,.,-1 ' / (/' i 4 I /1 gt II 1 • 1 ! a Page 29 of 78 , r ' 2--.1",s0;:-. .4;.-' at €' I;;* i , € .F ' Eta ."4, . _ VEHICULAR AND PEDESTRIAN CIRCULATION The overall Grafton Plaza project's design intent t - .�`•-�•` --I I LEGEND -k�fa=vwcuurtallcaAna+ is to create a pedestrian friendly community that ~>.` '`'...��-�-•— _ PEDESTRIAN ck�ctinA>om seamlessly connects the commercial, hotel, and tit.' / ; ---'p.a• --� residential site plans,as well as develop connections �rl 1 .t�-�" 0.,.• - - to the surrounding areas. / r e+ °7'W f a _ i r i„ ilb 1 ,,, ,�-y�r i rte{ •-e.," ^�.•I.1,._a,..,` 1�d ., a.1 1,;;;i4; -—— •iii t t/. •i l , J ••S 6JI '3 E• i i I IV,,• I • m`m� Y `rq�a dip�j I�IMI�' I ^ ]�1 n M. .'111i .1.1 / _. F._. ^^ _ ...J ,m.. JI WMrtW EXISTING I WATER IALITY D �8 LEGEND �UL VARd Project Access Point f------ ---.,, - ... Main Vehicular Circulation I AI ':`, • = Commercial Parking s I �� ..,- Transit Stop -s",,- � 1 -``_ rml® Parking Structure '- i /i ` . 4 Commercial Access i, 1 I Residentia l Access rII + _ + =u Primary access points to the Project Area will be ' x f Vie: via Dublin Boulevard and Grafton Street. (� K` • •fae Main Vehicular circulatiion occurs on Dublin / Boulevard and continues to Grafton Streef- j - ♦ Hotel Parking Access is provided for guests and r p • ItDG;. • employees via Grafton Street to Street'B. _ _ - J r-1 Parking for guests will be provided with surface • Parkkng. • r 1/ UB,J ___.__.J , _. The hotel drop-off will be used for Temporary :r=l loading zone for guests and as well as delivery trucks. 2 I II) = I I I • . f I I I. , • 011� �I ` -----+ ' --J__._-.__._ r r,.♦ Page 30 of 78 LEGEND. �UQL Main ain Pedestr ian Circulation• y�©U�V4 R .ti,r• R0 Secondary Pedestrian Circulation `�+►• Connectivity r G. • •�`� _- r Plaza , r��`- .,......` Flex Plaza 1-'r i • 1 r rte.• & Paseo Ck r j • / / * Central Plaza t! r • I. •• r • Accessible Porldng Space c / 1+ 4 ■■❑ Potential Building Entry Points 0 . ?, I i I Hotel Lobby rQ ■ r • Hotel Entry r '.i. r• r MG. r RESIDENTIAL To r `., , ,w ,,., �, "*. I St tion • iom ,, '� « s • I « s . IC • {r s « s 111110r .---...... ,,}�-_.,,.,..�- '�' Water U= Quality Basin Alik 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 Graffon 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. Page 31 of 78 ARCHITECTURAL GUIDELINES COMMERCIAL BUILDING MASS & FORM 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 character(s). The building massing can be broken down into the basic design elements of base,middle and top. This can be achieved with changes in volume,wall heights, roof forms, parapet heights and offsets in wall planes. Variety, interesting forms and details will be strongly encouraged for the architectural style of the commercial development.Structure should be considered as on 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, e0000e....s.sc changes in rhythm of pilasters & roof form storefront windows Mk TOP r _ i Eiji ... MIDDLE ._ I f Cam` l BASE Conceptual Elevation entry articulated with awning and recessed doors varying roof articulated height corner element TOP 1 k MIDDLE iiiBASE A A Conceptual Elevation Building form articulated through multiple building components wall offset Page 32 of 78 ARCHITECTURAL GUIDELINES COMMERCIAL. MATERIALS & COLORS Color and material selections are made to reinforce and define heiracrchies of building elements and massing forms. Pattern, surface changes 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-backs 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 may be simplified and vary according to function, these elevations should remain consistent through style,use of materials,colors and details. Materials can include: stucco • Stucco • Brick Veneer • Stone veneer • Concrete block "! • • • Precast concrete • • Metal siding I panels � • Composite wood siding • Glass • Metal Roofs/Canopies • Canvas Awnings precast metal brick veneer base canoov stucco metal roof metal siding canvas awning 1.11 II I ii ML A . 1 r •=rot■ I-:-at cr brick stone precast trim veneer veneer Page 33 of 78 ARCHITECTURAL GUIDELINES COMMERCIAL ARCHITECTURAL STYLES Historical references to Architectural Styles or detailing may be used, but contemporary interpretations of styles or modem contemporary design are acceptable. The successful design composition incorporates the proper use and application 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 , c PI f! I i 41/ . 41.2 pi piiirk"" I I. s , 1 i t t 'I . *Ow _"'a r"71- ' �_ . Page 34 of 78 ARC ORAL GUIDELINES I CtMMEROAL Accillacharantyles Brick-Frond 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 o 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 Authentic Elevation (Brick Front) = Corbeling May Occur *,. .• hul n f 1111 l illl{IIIIIIII ■III xiva �� Brick Pilaster III I II RI I _ so ins ■■ !I■ Continuous Sill r . Storefront Glazing Double Door lli = Decorative Panel Wainscot GENERAL: Contemporary Elevation (Brick Front) • Single Building or groups or/part)walk • 1-3 Stories Decorative Decorative Lintel&Sill Trim Pre-cast Pre-cut Ornamentation Cornice N ■g� Fiat Roof With T Parapet Face Brick i■IEI■■■E IMMOI H�■��ti■■ Veneer I -� itsm.“.no �'— IIlIlINI 1111=11111111111111111 =11111ii � X1111111111111 1111 Lame 14.I,IN!!I. °..■�atm Groupings mum=I.Im=.paI11.■I.I.i111, 1,_.-1IrwNNrr a ninon. 1111 r�Mfl. 1• Iw NMI !MINIMUM Y 1r_.P 1111.:1 1I lit l I I 111 llllflU==1111111==1 1111 Ll I l Illill_I11 I I Double Door ' __� Pre-Cast Base Wag ■11 mom mom � f„II�� Entry ■ .,�tl =.,.. ,� Trim Or Cat Stone Ent = ..I� es IIIIMI1:11 Veneer YNX'•'M14M 4LMM41.11 MMLI5 PL Page 35 of 78 A 1ffl cW 1AL GU DWNES lYl"`..m l cs1 P. Romanesque The Romanesque vernacular style was a picturesque mode of expression and was characterized by a low, wide, arched entrance flanked 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 os a primary surface material, ernninating 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 corner business blocks. The buildings implied security and commitment to purpose. Characteristics • 1-2 stories • 2-3 stories in crick • Flat roof with parapet • Large round-headed windows • Heavy voussoks • Arcaded entrances • Colored glass Authentic Bevation (Romanesque) • Canted corner entrance UIPPel RanrtSteep Elaborate 11r Conlon _. ...v-..,. ■■■miiiisai■i!iN11IIIIIIr! Pk )Or Parapet I Rn■rMgOmer V+ ,' ,..1i;0j s-I P; ,01,1,1 ''u•.11 ii., .1i1,',I, ri'i r' lbrra Con. '- P.per■cd Fricxe s.. 1 String Coarse i K c isto■e •lea. j7l 1I a. Arched �i'�� II/�► 4� �� ��•.r�� L.rpr►huuok. ► \ts Imo . !/ UenrnireGhuhp ma.;t ,,� �'� l,l�;rig_, iii NIP 1 IT q -'MS 11I- E m Ewa. .ii,� !_La Single Lite ns ■um a ■sic lint Flan Finish Si■refro■t Windier W 11= i Mg—. %nil Usually Slime ua • • er tlrkk iAIIIII■■•nowildnei----- Contemporary Bevation (Romanesque) Parapet Roof or Sleep Pitched Rod. May Occur i Dooaratite Cor■kr &Priem � r� Ill_ • i/ ,u i II Siring Coarse rt/.* . i Accred Recoratltr I 4 Gigging With I �a 1/��., 7 ta1r�1 I'il (tea r:' On■sne■ral Sll Amu&Lintel Trim MI 11.111111 I. M. ■111 t1 t1 1'!1■ I= Same,Siding or B rkk Or Stone *III t1 Li i i. i m Mooney Veneer Irby Oentr Veneer.Rage Will -- 1�� �"'e n u l NM Trir.At Firni•FM.r M ��1�„j !'ti Ir Sturm,Masa■ry .,.1K,1,41∎114.414.0w,w01..4.c Or Cur Rom Page 36 of 78 False-Front The False-Front commercial building has beer 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 fiat roof-remains hidden from view. The entrance is centered with display windows on either side. Central pediments aligned with the entrance and panel divisions align with display windows_ Detailing and ornamentation in the form of corner boards, columns, or pilasters we 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 frame Authentic Bevation [False-Front) • Clapboard,brick or board and batten • Gable roof covers main building • Front does not conform to roof shape • Sometimes plain porch with shed roof Wood Connor k'll# {i T With Broads liI —' Signboard Or ! „,_._simple ranges (able Rarf Debited Front Into w_ . 111 a M VI Vrlyda+r I Symmetrical Facade x Wilfrid Word, ems. — Sturm Or a Muaumrs ow ium Inn, Double hoer(h '�� Og Omer Doer°Nag flrrrr IMMO LIB Contemporary Bevation [False-Front) Fiber Cement Suns l etikutel Stepped Coble Maim Cake Decorative Paneled ._ Flat Or Fibbed Reef Walls Mere Oteur _ T :_______A_ BMW From IM Hose Coarer I w On LII A M I i f G [kronor,W meows R1elreeoe: _'__ ?Aag He Stores. I_ M -- 1. o 11ko r Word Mammary, , . , r—!F- i 6 I.'1 ? ptypW'v►'iadoe►d• Ilk or Weed Prnellrp a [.1■ — Page 37 of 78 �.�°. S33$ m„ IE�!Ci.�vi ws I l . ". r v Al l Modem Broad Front The design of the double-width storefront,labeled the Modern 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 brood 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. MI of these elements helped broaden the front and reinforced the openness of the building's face. Though it had ci 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 Modem Broad-Front truly was originally and today remakes a modern building. Characteristics • 1 story • Brick cladding • Flat roof with shallow stepped parapet • Cast stone Or cement ornamentation Authentic Elevation [Modem Brood-Front) Stepped Parapet With t Cornier Oulu MaOulu 4 I. .e {i Ptieae raid .f Brisk Pier Trumann Wide - =17 ii m LA l I f ntepl>,Wachs►►vii Tnl■M■wa. , - ' I] ...... Idiom.11..leNwJU..4.1 U 5.Is. Contemporary Elevation{Modern Broad-Front) Panoltaed Phew WO Slmpir Trim _ Of.u I. Ornamrntatiu• ' Story But 2 Ssory Supped Parapet W IW — Mry Darr Alm*Corals°Trim Comet Ur Meld Armin■t .u__ - r Estry nod ltlt y 13 l window Display _ May Otter Windows Eon"is Recessed With Thin _ With Transom Mullions • o=�me u V_ ∎ -NEI *Motion Bast Waknsct I Weil rung 'frk•May �� _ ������ �. "' Derr®In6 w br Stuee0. =_ :l -. -Iw ........T." ... Segment Surfaces Tile.Masonry - --- or MNai C..Nt nu1.N.l.IY41•fMlill M Symmetrical Organization of Facade Ty pled Page 38 of 78 AROVIECTIMAL GUIDEUNF i m" Central California Vernacular The Central Caifomia 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. Buidings were usually wood framed out occasionally masonry. Buiding wall materials were quite flexible and included stucco, masonry, or wood siding. Roof forms included hip, gable or parapet flat roof solutions. A variety of roof materials including shingles or tie were used. Characteristics • 1-2 stories • Cladding • Pitched roof with hips or gables or parapet flat roof • Occasional dormers in attic/upper floor • Residential feel,material and detail Authentic Bevation (Central California Vernacular) y Hipped fir Cabled Roof Typical Ontameneadar 4 ------------ — � ,_prropetsf May Occur Slmpk Or Ikon-Lxfnkenl - Grid d Window I BM U. I.1I Mil 1111 ■M I canted tNnarw Pantries ■ INN fell Ie■1 11.111 Sal ulllces Above Retail III III 1111 Ill 11. III Skrit%Coarse Trim !11111h111 4 I 111.1! r4 1 A May Occur Store From Arched'Madams& Display%Madams Portals Rimy Omar Sitigle or Door yOcc I Fir' Doors May Occur 1!, r w'9i1 Fir1aR In Brick,Memo or O a6atiw ORea 1 11111M111 iii 11.11=111 Siding Asymmetrical w..wn...nm.u.t•..LI7.... Contemporary Elevation(Central California Vernacular) - Moltiplr Real Farms %lh Corbels — --` -- Mips.Or Gobi) Or Exposed — ,E I E Raper - - ,Mausary.Siding Framing May Omar •+s►` 111..1111111111111V rr Sluet+r Wall —— Mi —— lbn =-- -- MayOanr Decker j 1 . ■.• i .. if ■.• iiu.nll .o•• •r• aee Uw fl■ Ell ■w ►i c_u YLr9nrs Stay Near _ Simple Sljid•Llted - - IIIIII Pancras mIMAIII !"113. ■ iiu l `" '.ue1 III I.1 Ifl rt.rrrerr Display Windom !II;.n. .ii.IJ!ii!i!1 w%lomat Stucco. ,..,.•..M....•.,r..,..kJ, Maraud Or TIk May Ou .r Page 39 of 78 Post Modem Post Modern is a building style representative of contemporary architecture that developed as a reaction to the extreme simpicity 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 war 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 their application and mix 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,Cable,Hip and/or Parapet flat roofs. • Formal plan organization. • Eclectic use of materials and color.. • Architectural Details were classically derived but interpretive in form. Post Modem Varied Mass 8 Volume 1111111111111.— ° Simplified dbiaicd ddoi aYmendt and Soma 1 E it ��}f]} mM Dwk1ed plan and •.. -... ..,.....� Moss 8r t+btnp harm*or �r Finashallion Anna*typical ��•—� �.—�1 .. Canlradod El • srmme«r ern.mineiraiaw.arnrrwnca,ne / Co1ewled with arrmmehy / 1 Page 40 of 78 ARCHITECTURAL GUIDEUNES °� COMMERCIAL* RETAIL STOREFRONT Retail activity at street level should respond to the activation and human scale of the pedestrian environment, Storefront glazing and lighting will be developed in support of these activities. The location of the storefront windows and doors should be vertically aligned with the upper story windows and architectural elements. Architectural fenestrations should be compatible with the style,materials. colors and details of the rest of the building.Design techniques include incorporating wall offsets and recesses to create visual interest. Storefront window design should be included in the building design wherever compatible with interior space functions. Alternate storefront design may use display windows, glass block, false windows, or grille and wall patterns that simulate a storefront window without being glazed.Detailing of false windows should reinforce the concept of a storefront window by use of changes in wall surfaces. color andfor materials behind the window grille pattern to reinforce the idea of a window where none exists.Window patterns should be consistent with the actual storefront windows.Styles and patterns may vary in response and support of the changes in the building massing forms. Storefront and Entries should be treated differently to reinforce the entrance by recessing the doorways to prevent conflict with pedestrian traffic with doors opening or closing.Storefront design shall be varied from store to store or based on a building concept.Variety is desired over monotony or overly repetitive patterns and window design. 1 ___, N. . , �,� 1. l w r. d .i r , 4 ,, „oz. ...0,z .0 --._ , „ . „r, , ", '9 .... I Il , 1 wil ill I il IC 'W,ITMIM r,.,+` .f k 3 • ' I .. i I - M.Example Retail Storefronts Page 41 of 78 r _ ,� ,._-..; . .,. '" st •_ �,,.+F*; '4 cs.uAg.«w a7` s�._'��-§`. .a.w �er �' m ,. �u ., :.� .. 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 articulation and expression of architectural details such as pilasters. columns, cornice designs, fighting tlxtures, 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. I II I I ill I III ,F_ h _- - -_ - r � — r ��� .,� s I I _ A III!!, 11111111111111111111.4 '''. x i IMO Mr • i. . 't 444 .5 t 1 \ I AF =a t Example Corcepr Images of Erie).Loboies Page 42 of 78 RESTAURANT Opportunities for outdoor dining should be developed as a means to activate the street and/or plaza areas. -.4-..., it.'',.,.. rlir • f . If •. _ _ .., , , . ,.. _ ,. ,,,4. , ..------„.;4 : - ‘ :..„'"g' A% izr-4i t-i...., -',1c7:4; .. _..... Concepr Rendering of our000r Dining f+V1ti� ` ,`� ci '.. �. ',r.. • ,. '.- .. .. r f >' IX 11' w.. r t L. f■ ti. „, L,- -- art. * . 11 7°- ; 4 ' k 41. iz. -5, , , I, ., . ,,,,L ,.,.. .. , .1111 I., . (; 1.ti'4' ...- , ,r 1 .1.. f '' .,...-. ...0,..: 01406.° t_ _ — ., ,: t w F Dxa npie Corcep*enrages of outdoor Cir'ig Page 43 of 78 ARCINTIECTWIALGUIMUNES .,. ,.. n oti,.,.,�, =. ,_ - ,,€.-N. _:E „r. ,, fl , PARKING DESIGN The desired architectural design and the level of quality for the entries to parking garages,especially where they front streets that aren't fined 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. r..... - _ ,, ..._ .._._,_,,„.,„,,,-.„ Enter . k! Ail C T__ .: � _ sty I Et, 1/4.,_ - ..: I 14, MY Ir. iallir j r ` , s i I t_ Y .{ o r rte r `, , t x� r .111 , w Jig.IC ae — ' 1 ` t t ler FF - , ,40*. 't .: ' , ar Examo•e Concept!mopes of Par.i- Page 44 of 78 ARCHITECTURAL GUIDELINES COMMERCIAL-HOTEL The Aoff Hotel development's propose° v:itl^in the commerc"a area approved in the Grafton Plaza Stage I PD.The hotel's use of contemporary design will complement the corr:rnercial and residential composer=of Gra'tor Plaza. Cohesive buid=rg materials wi create a vibrant aro welcoming environrrert for visitors. III 4411.410 . st 1 1 11 ill 1 1 1 1 .. - 'r. Example of Aloft Hotel 7 �, C' : IAL --- -4 ° The hotel site encompasses in v parfl II -�_-.' ,. l''• approximately 2.00 acres. t. 4 Development of the site is subject ∎;..,.....H. ,,.....M. ` I ;,,, ; 1 to a Site Development Review �:i ,. "4,-,....74-4 i Permit in accordance with the I~ ",:� 1 '. I + Development Standards stated r "g ti_,. ._ :I _ herein. I pis.., ' I ' u. I , ;' ` u ., tfOTEL lam, .r l+ :rJ i IT .+ j H7 CancentJaI Si-e Plan-A. ft Hate Cede aomenv Area Page 45 of 78 CI. V 'CAL-HOTEL OVERALL OVERALL BUILDING COMPOSITION The overall building composition should demonstrate high end,luxury qualities through architectural form and materials which compliment the style and character of the project. The use of contemporary materials and patterns are encouraged to reflect the modern lifestyle and contemporary building type.Materials such as stucco,architectural concrete,glass,and metal, composite wood veneer and prefabricated panel systems are appropriate for this building. 111111111111111111111111111" . — MMMOOM��Milln��iI�l�w����sMI���lMIMI--w• III . :II II ,, 1111 111■.I.■ Ill . ■U ,II� '_111:I ■ 1_111 11 _I■ s±H' "NM IN rr i. ar. r i'' ! .- f ����a a it I '_Ali as r11 III:, y i 'l■ i a•ma� ..,a L w r„�.,. ,. Conceptual Elevation .� I ' : iiiimmarm , F 1 4 ' it:i -' v Examo e of Overall Architec`,,re � ..._ . ., _. .. _ .. ...�� , ; .� . COMMERCIAL-HOTEL 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 sign age. "Swoof" color metal —ft SIXi In L panels -,, �,. t. I Aloft Signage conceptual vigrette-°s,rroc' Example 0Icor c Roof Design t ___ , n I ' iii . rit MN MIME g i 1 1 I t l U mos i MI 11111IN MIN NMI ' 1 4. A I IIII _ . _ 1 W 1 . II -1111 .., . iii. 1,9111 ....., .• I. , , i 11.111m,-,-,..... _.., .. .....40,0!. .„..... - . Conceptual Bevafion ., Page 47 of 78 ARCHITECTURAL GUIDELINES COMMERCIAL-HOTEL HOTEL BODY DESIGN The hotel design character is contemporary urban resort and rellects the upscale nature through the selection of high quality materials such as metal panels, composite wood siding, stucco and glass wall systems. Colored LED accent lights further enhance the façade. Changes in material break up the elevations and corners are enhanced with materials to book end the building. opaque "i"'` spandrel II glass I r composite ilk. , „ wood 0 panels iii Her. Corcepti a V rie1e ftampe of C e—le-M caters Use of Corner Material Use i it■E MPS at $°'--u mini .111i ii' 1 II:# - It $ + e,a lit 4$11 12 i1i ��. i lii 1,; .I �1 ill �r.: AN S .4 I. Cnrceptu ElEvarior opaque spandrel=lass stucco`m r . metal �� paneling taloned M E ' 0 g .,...7' metal isommIlINI■ 1 Y,F opaque II MN colored 1i 'r spandrel metal panel glass 11111 I 7 /7 NM MINN AN al minumi. °" composite . wood et,P „ill panels LED I g-•,-c __ Exampe of Corner Architecture Conceptual Vignette of Corner Architecture Page 48 of 78 ASO HIECIMAI.GU ES ' tOSOIMIKSIIMUSDI HOTEL SASE 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 material or the use of fighting to create interest at different points in the facade_ metal c : ; panels . ;1 opaque spandrel glass composite -�, - wood - � e�; 'r panels ., Exarnpe Conceptual vignette of base material use of Dose rnateral use 111•1111=111111- . 111„III �11I■ • 1n „ I ,I ill_ I Lim • _ =IR = = --_ fitf. ai .iii In i Vii. -Ai C 0r„c_Et,2 Ele..2Thor 1 IMIIIII 6 1114 A■ ila r1 11 . a■■ III 1111111r1A !MI' II �r� .� .. v :....r. ri v�� s�alr r sa �51.,r,r l i lik tI11l(I 1n* Ig 1,, T F . s T.11 = r, Conceptual Devotion v, I I I ti I aluminum NI = = r storefront windows with clear anodized glazing opaque 3 I spandrel glass L Conceptual Vignette Example of material use of base matera':use Page 49 of 78 ARCHITECTURAL GUIDELINES COMMERCIAL-HOTEL HOTEL LOBBY ENTRANCE The main entrance should be developed to be distinct and unique.creating an identity for tne Aloft Hotel.Contrasting materials, colors and forms sucn as awnings or signage to help clearly define the lobby entry and should be used to compliment the rest of the building. ♦ MI VI IN a. wvs_ r — ys ` ` X1.11 11 w '�k, � ' ..I_ 1J ! 11. a 111.7 "ii r illi Milt a■ 1i ilk.I mar' 11 o 1 �` V 1 +f � i I I -- Conceptual Eaevation r D lightin• I I , '161/111111111111 VP In I� 1 -` colored NMI I I= 1 II in MI . s metal Ill I I lii I I mi! NE panels 9 ` composite ��( k �� I l .�.,., wad I I II "; �, ' cares �� . 1M } sample or Hotel Entry Conceptual vignette of Hotel Entry and Porte Cochere I a s 6 , •, r ■ I t' a ....r• ..< , ,ft ,.r Example of Pate Cccnee 'N,',10-",0‘110,- a Conceptual Vignette of Hotel Entry and Porte Cocr,eree Page 50 of 78 OUTDOOR SPACES 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. . l • I ___ _ — I NI,4 iliU4'4"P 4.1*,] v. ej 1 " .. Ult. '* 4fys++s" ltt li 11 I 411 a .t ill Example of Firepit and Outdoor Seating Area Example of Pool Area ■ - ■•In•11MIr ow. . i■ I k ■I 1 111 il alr --- wnwtttt�EN����� an, In!!. i iii! ■ s il'iii L 1 ------i.t,. • I I yyg� Conceptual clevatton is - i . -� ■ IL_____i I f . ..• +'i Example of Outdoor Seat'ng Area Conceptual Vignette Example of Green Wall Green Wall Page 51 of 78 8. Landscape Standards. RESIDENTIAL Page 52 of 78 LikieSCOM GIUMRIPES RESIDENTIAL LANDSCAPE GUIDELINES CONCEPT The Residences at Grafton Plaza have been designed as a distinct neighborhood that compliments the overall vibrant mixed-use community of Dublin Ranch.The proposed landscape compliments the existing community with the use of similar plant material, yet tailored to the unique architecture of Grafton Station and the proposed Grafton Plaza retail/commercial site.The overall Landscape theme provides vibrant, flowering plant material complimenting architecture, providing seasonal color while encouraging pedestrian access and connectivity to and from adjacent uses and activities. BASIC DESIGN PRINCIPLES • Continue the theme and plant palette of East Dublin, Dublin Boulevard and the existing surrounding neighborhoods • The entry to the Residences at Graffon Plaza will be distinct yet complimentary to the character of the neighborhood.The proposed landscape will support a strong, visual identity to the neighborhood. • Dublin Boulevard Streetscape design will continue the existing theme by the use of similar trees, shrubs and groundcovers and will provide an uninterrupted visual thread to the rest of the community. Internal streets and sidewalks are complimented using a variety of upright deciduous trees for solar exposure coupled with low growing flowering groundcover enhancing pedestrian connections to public sidewalks and trail systems. • Open space areas within the project will provide a variety of uses for residents including a small interactive children's water park, connection to the existing Detention Basin Facility trail system, paseos, pedestrian connectivity to the retail/ commercial component, and surrounding properties. • Management and maintenance of the HOA common areas will be an integral component of the landscape system. • Extensive landscape in paseos and around entries to units. • Landscape consistency with proposed retail commercial at proposed Grafton Plaza. Page 53 of 78 LANDSCAPE GUIDELINES RESIDENTIAL PROJECT ENTRY The entry to the Residences at Grafton Plaza will provide a distinct character for the neighborhood and the proposed Grafton Plaza which share a common entry at Dublin Boulevard. • The project entry will have a six foot wide parkway, six foot wide sidewalk from Dublin Boulevard to the north with landscape areas behind on both sides of the street. Flowering accent trees line the entry on both sides of the street and provide seasonal color and project identification. • 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 Page 54 of 78 LANDSCAPE GUIDELINES I RESIDEPNIAL 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 public sidewalk to the entry 4 door. 'ill 1 • 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, . t , f towards the sidewalk, intermediate and background - ., shrubs arranged in a tiered effect from the adjacent nUBI IN BI VD STREET SECTION building interface. • Street trees will be proposed in the parkway similar to the existing street trees along Dublin Boulevard using the same spacing requirements. • Subordinate flowering trees in an irregular spacing pattern will be provided outside of the street tree canopy, adjacent to the building interface providing seasonal color and softening of the architecture. • Refer to the plant palette for suggested plant species and required sizes. - ��� I1 y L 2 r P ` ;r1 1 ' , . ' - :,-.0 . " ,......, ,,,„, ,,,, . .3, , , ,,, . , , ,--,="- AP' L -,.. '4-41-4- - -- -.. Wr 0 41) - --1- =#0 440* A410 ri .. %) #(0) 0 4,.i Page 55 of 78 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 S'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 frees 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. �I s, 2i 7 Otaiteu govt 1, �1 INJT P I�I L k. j# [ ` kh - 3 "^ J ► ._ py +y F *y RIP ' I Ff t1C1. // • �' I' .„i witiiiiiiidebiomt,..4- :1;1 l f;¢ ". _ "VII lit Page 56 of 78 LANDSCAPE WDEUM3 PEDESTRIAN I CONNECTIOIN " A main pedestrian artery links the residential ,T (Grafton Townhomes) to the east with the proposed retail/commercial site (Grafton Plaza) to the west. 1 • Use of similar plant material for ' ` consistency including upright trees on each . I. side of the 4 foot wide concrete walk to 14 ' I mark the pedestrian connection from the III - . 3 residential to retail/commercial site. _ �: 1 - , • Understory of flowering shrubs and jak' *:,t , <} .r,' 1 groundcover extending to the terminus of the i Pedestrian connection at Grafton Station. r " k • Use of stamped and scored paving - r1 within street crosswalks and paseos to visually .1 enhance the pedestrian path of travel. .� 7.1.. r _. e 411 _, - -- � "` l *i►/ ,r rat/ i �r��1/'!, •-. .._.litp. ''''‘ /. , , - Viiv/ j'Ihrt ' `� I 104ir "Ow qtr Page 57 of 78 LANDSCAPE GINNUINS DEMENTIAL Trails The existing Detention Basin and trail exists south of the project and is an integral link between the existing retail/commercial components to the west extending east to the proposed future Kaiser Facility. The southern end of the Dublin Ranch Public Trail extends through the west edge of the Residences at Grafton Plaza project from the north terminating at the existing Detention basin to the south. • The existing Detention Basin Trail to the south of the Residences at Grafton Plaza shall be accessed by a 5 foot wide concrete path in the south of the project. An additional access point shall be aligned with the southern terminus of the Dublin Ranch Public Trail • The 8 foot wide Dublin Ranch Public Trail on the west end of the project shall be accessed by a 4 foot wide pedestrian walk running through the project as well as from Dublin Boulevard to the north and from the west from the pedestrian connection running through the parking lot of the exisitng Grafton Station project. • Accent trees in a triangulated pattern shall be located on each side of the Dublin Ranch Public Trail with low growing flowering shrubs and groundcover beneath. Accent tree pattern shall be an extension of the entry to the project utilizing similar shrubs and groundcover. • An existing row of evergreen pear trees line the Detention Basin Trail from the west and shall be continued from the western end of the Residentces at Grafton Plaza east to the project boundary. Low growing flowering shrubs and groundcover extend the existing understory to the eastern project boundary. a :ifISTIN .., DU8LiN 8C Vp'-"*..-� " -�� AT i w': • o f' ., lit 1,1 , i ,i k -. M ii I 1111111111111111■ II LL:hi ' .r.�1;r�l _. 1.11 I i .....:+0�. ;.t, .J17.7 :1 I i err,,," M �i r_In.11MAILInt ". r___ +„y�' +7•}\ 'y�i� c1aII..a.CIr:A II EXISTING .rlr..:.4 ...�1 °� WATER QUALITY AqK A+41(1M BASIN ;',4. 11t:r'q Page 58 of 78 Water Quality Element As part of the overall Storm Water Management Plan for the Dublin Ranch Master Planned Community the Regional Water Quality Basin was designed to treat the majority of drainage from the community.The 11.13 acre site was designed as a park like environment based upon the picturesque qualities of the regional California landscape, combined with ecological and naturalistic aesthetics.The design of the Water Quality Basin anticipated access associated with the Grafton Plaza and Grafton Station tenants and home buyers.This access includes walking paths and overlooks.As this area is not a public parcel access will be subject to certain restrictions. A summary of the key features of the pedestrian path and edge interface with Grafton Plaza are set forth below together with any additional requirements not already described in the PD stage 2 approved for the Water Quality Pond on October 4, 2005. PEDESTRIAN ACCESS • Pedestrian access will be provided at the northwest and northeast corners of the Water Quality basin and integrated with the Grafton Plaza residential, commercial and hotel development to the north. • The pedestrian path will go in an east/west direction starting at the terminus of Grafton St. and continuing to the Kaiser site to the east of the Grafton Plaza project. • The pedestrian paths will be installed with an ADA compliant stabilized crushed stone surface amenable to walking and jogging. • Benches will be provided at the eastern and western termini of the trail. • The pedestrian pathways will be accessible during daylight hours. (Sunrise to sunset) ^F lika y , . 4 l k 4 _ t �' ry — ,#,t , ); Y.Aar ,c" '4-..+"e•• .. .,. ;;s y111P11- s l f */ # A A tea,- 7 r ! b .) t 4,� Page 59 of 78 BASIN OVERLOOK • A basin overlook has been designed to provide an area for the pedestrian users of the site to look into the basin. • The basin overtook 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. 5, r ya 6 ' u a c I ;,,pi?t;;t: . „, a liti,"; ■ ' 1 1 aw ^,,"�Y / r .R t' t. d nu .ice. a X r t k. a• -t atl 111110b, - Page 60 of 78 LANDSCAPE Gt11DELUNES , RESIDENTIAL PLANTING DESIGN • 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. r . i r 'j� ? j4 �r "mow. M 3A� a l h y , li. • 1e mut Atik 441 - — -- "I'• 1 L., 40., , * iri'Ir. 'ilimi ' i,jY"I 4 4‘♦ I. ' 44*1-f- 114-* 43/.. 44. ,,,,. , `-.:1---.4 - ir - . ,.- -_:.. -. a..:.. k`�$.•... A .ter+, X .. _ 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. Page 61 of 78 LANDSCAPE GUIDELINES RESIDENTIAL "li .ar`"eLt, ':� 'rya ,-?- ..- �+.' ':rrw . 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. M `. � d.'' Ili _ 01 i 0 iv • • ' ` -w : , it • • 'r ' # ` r• $$ . • • . a • Page 62 of 78 I LANDSCAPE GUIDELINES ' . > . .: ,.....0 ,.... T. ,_ RESIDENTIAL PRIVATE POCKET PARK There is a pocket park located at the end of one the east paseos. ».., The pocket parks are accessed by paseos that also serve the entries to the nearby units. The passive spaces are designed as outdoor gathering areas for the residents of Grafton Plaza. -411 1 • The pocket park areas will be level and accessible by all. s, JIMPIn • Shade Structures provide shelter in hot summer months. • A combination of fine sand and hardscape provide for a 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. I , 4 . lii .., A A- VW" 4." - l_� x ID 1110"r -1.- ;a: -!ii?- r--C r..-„ _ - '=� ._ L. :1 Haft., a I .. [ kl!--. * 7. , , .w * r. ^ i,- ;*..„..,,,,.:"5: ::: i,t-i, :::::1 .. el 1 I w -qM Page 63 of 78 LAH SGA GUM Paseas Paseas 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 frees 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, .-k:- .d....7 '; '' ' 1,.."4:,,,fh44-1-4,:. „,,,, lot . egg .4.t._ . Th" 4"-- , I f——P -1 , a 1 i Apt 0 , 1_..A.r , "---, , _ y$f 01 rTh _ , nn.. a i iiii -P ' 2 i , x i Page 64 of 78 LANDSCAPE GUIDELINES RESIDENTIAL FENCING - The Residences of Grafton Plaza will be open to the Commercial paseos and \ 41�„ *1 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 CMU Community wail will be located 4 ` along the east boundary adjacent to * hP4 .� the future Kaiser site. a • 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. LEGEND ■rnu J 6'sbb 9m1 Fr.:r C1Js_V,,9pj Fvnrpp HOW (s. ` l t : r'■01 rwr, a I - ; ,. GT Ty l lf', I _--, , • ^, 4 i Page 65 of 78 LANDSCAPE GUIDELINES RESIDENTIAL 1e ' { 11 " x. ti -- .� �...... — .«_. _ it w ■ A • -4. , ^�y ^,- + �..• _.— .. a vvz', PLANT CONTAINERS WASTE RECEPTACLE WOODEN AC UNIT C OVER BIKE RACKS n n n n n n n n n n s—Metal trellis with lighting } '.- Foam board concrete i - - "� Mailbox units III II , _.. ! * rat: fr MAILBOX STATION Mail box design is conceptual. Actual final design is subject to Post Office criteria. Page 66 of 78 LANDSC GUIDELINES 1 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. iiii mow— , j ,,,, iiii„ _._.....,........... ..............., • I LL . L ` � 1 .4.4R+ 1 I ' , � � i _ i, ' -� i . V t7 At 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. Page 67 of 78 r. ur� M�,�.. tkHo " # maniummimamiiimmimmull Suggested Plant Palette Plant material should be selected with the character of the site in mind.This plant palette is provided as a suggestion and can be updated at the time of the Site Development Review to fit with the proposed theme and character of the property. Drought tolerant plants should be used when possible. Trees and plants that are tolerant of reclaimed water should be utilized if reclaimed water is used. DETENTION BASIN TREES Minimum 24" box Botanical Name Common Name Pyrus calleryana "New Bradford" Flowering pear STREET TREES (Dublin Boulevard) Minimum 24" box Platanus acerifolia "Bloodgood" London Plane tree OPEN SPACE TREES Minimum 24" box Pyrus calleryana "chanticleer" Flowering pear Lagerstroemia faurei `Muskogee' Crape myrtle Prunus cerasifera "Krauter Vesuvius" Purple-leaf plum Tristania Laurina "elegant" Watergum Schinus moue California pepper Quercus virginiana Southern live oak Magnolia species Flowering magnolia Zelkova serrate Zelkova Prunus caroliniana "compacta" Carolina cherry Malus species Flowering crabapple Chionanthus retusa Fringe tree Pinus canariensis Canary Island pine Podocarpus macrophyllus "maki" Yew pine Juniperus virginiana "skyrocket" Skyrocket juniper Arbutus "marina" NCN Carpinus species Hornbeam Page 68 of 78 Lastosain Gammas i RE 4IIA! OPEN SPACE SHRUBS, GRASSES, GROUNDCOVER AND VINES Minimum 1 gallon for groundcover, grasses and small varieties of shrubs. Minimum 5 gallon for shrubs and vines PLANTING AREA BACKGROUND/FOUNDATION SHRUB Rosmarinus spp. rosemary 5 Gallon 3' o.c. Coleonema puichrum breath of heaven 5 Gallon 3' o.c. Camellia spp. camellia 5 Gallon 3' o.c. Loropetalum chinensis ncn 5 Gallon 3' o.c. Viburnum spp. ncn 5 Gallon 24" o.c. Bambusa spp. bamboo 5 Gallon N/A Juniperus chinensis torlusa hollywood juniper 15 Gallon N/A Aloe spp aloe 15 Gallon N/A Photinia spp. photinia 5 Gallon N/A INTERMEDIATE SHRUB Dietes species fortnight lily 5 Gallon 3' o.c. Phorrrium 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 caroling jasmine 5 Gallon N/A Jasminum polyanthum pink jasmine 5 Gallon N/A Parthenocissus tricuspidata Boston ivy 5 Gallon N/A Ficus pumila creeping fig .5 Gallon N/A GROUNDCOVER Rosa spp. groundcover rose 2 Gallon 2'-0" o.c. Correa 'ivory bells' ncn 1 Gallon 2'-0" o.c. Teucrium chamadrys germander 1 Gallon 18" o.c. Page 69 of 78 Dymondia margaretee 1 Gallon N/A Senecio ncn 1 Gallon can tight sedum spp. ncn 1 Gallon can tight Echeveria spp. ncn 1 Gallon can light Bambusa spp. bamboo 5 Gallon N/A Cotoneaster dammeri ncn 1 Gallon 18"o.c. GRASSES Festuca species fescue 1 Gallon 12"o.c. Miscanthus species eulalia grass 1 Gallon 3'-0"o.c. Pennisetum species fountain grass 1 Gallon 3'-0"o.c. Stipa tenusissima mexican feather grass 1 Gallon 30"o.c. Chondropetalum spp. rush 5 Gallon 30" o.c. Juncus spp. cape rush 1 Gallon 18" o.c. Helictotrichon sempervirens blue oat grass 1 Gallon 2'-0" o.c. Carex spp. sedge 1 Gallon 18" o.c. Calamogrotis reed 1 Gallon 18" o.c. Page 70 of 78 COMMERCIAL LANDSCAPE GUIDELINES COMMERCIAL COMMERCIAL LANDSCAPE GUIDELINES CONCEPT The Grafton Plaza development project is a proposed mixed-use master plan project consisting of retail, office, and residential uses. There are several unique spaces which occur in and around the buildings throughout the site. The site wil 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 compoment and enhance the adjacent Grafton Station project and the surrounding neighborhood. BASIC DESIGN PRINCIPLES • Continue the theme and plant palette of East Dublin, Dubin 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 wil 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 wil be an integral component of the landscape system. • Landscape consistency with proposed hotel and residential areas. w.. a;. di ,..,-. 100;.,:','' st re. tif,`T , • - _ 1 4 i - m. ,r / 1, Vi ,,.`k - 4 ,.-, . -,,.:.,,,,,, , „, .. ..-r, ..,„r-=°- ---°toil Page 71 of 78 LANDSCAPE GUIDELINES COMMERCIAL-HOTEL Sheet Character beyond The ouilding edge is icio7 r` Y`"" 4 . developed from streetscape elements, such as °; -�� .., walkway patterns and materials,furniture,lighting, F _ -, , 1 -7 _ signage,landscaping,parking,service access and ir, utilities location. The following is a brief overview `x a,? "f and discussion of design considerations. 3. / ,v. Retail space will have a mix of uses and will form -4 r- ,�- •rot a pedestrian scaled space for events, sociakzing `' and outdoor passive activity. Tivoli lights, raised l I ~ _., .. planters and vertical elements will aide in the ,. r" try deineation of spaces between commercial anc _ -, $ 4 ' private while also giving character and identity. - :1 s y M e,., .& Alley's between buildings have openings that will 1' ...t..... *a act as pedestrian paseos connecting from the t f 1. 41 Comini Hsi street into the site. Strong pedestrian connections J, J „ from parking to uses and between uses will be PASEO °r'°"" key to an integrated series of land uses. A series A. ' HOTEL of plazas and paseos will link such uses and '°I, provide gathering and recreational opportunities. it 1 �r ' t . ; Town square type plazas will be co-located with s' ' • . • buildings providing outdoor dining and gathering. The layout of commercial buildings wig accommodate outdoor activities which could • *• *0 include food trucks, small concert events or , , ,.. • . community gatherings. The retail hub can serve . . tY 9 '9s• .'llamrilllsr- : - as a "town square" destination. :" 11 4, The Paseo creates a usable flex space while 4 IF ' 4` 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 _ �i ' ,. . trail which allows for a larger pedesfrain network through the site and nearby Grafton Station. I,?. The Paseo aseo will include elements such as picnic ti area, play features, community! demonstration i- garden space and meandering pathways. Utilize corridors to create gathering spaces. ',1 .- The Hotel will serve as a stand alone entity located -- within the Grafton Plaza site. It w7 be a destination 1J-- 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. 1 y- Flex Plaza is a linear paved zone between the �i _ ! e hotel and commercial area that extends to the fi, paseo. This space can accomodate events or , ..01r.''44. -.fi activities ranging from seasonal farmers markets, , At "�; ` daily socializing spaces, retail frontages to • 4'-", = '''N outdoor dining and performances. It serves as __ `A` the connection of uses throughout the Grafton Activate retail edges with seating,planting and art. Page 72 of 78 LANDSCAPE GUIDELINES COMMERCIAL-HOTEL Plaza site by creating a link between the hotel, i.', ,, '- commercial and residential zones. The Flex Plaza it �.. > serves as the connectivity spine. op 1;\ ,� , ,, - *' Pedestrian Circulation throughout Grafton Plaza - . -I. , Retails space and the Hotel zone will be populated r pa e+-° with amenities including various seating "' - `' 1d , opportunities, wayfinding signage, small outdoor V $ gathering spaces and overhead decorative T y 1, features where possible. Building corridors wiB V.. II be accented with tivoli lights or vines to create a sense of enclosure as opposed to a desolate alley. v", Y a •,. * . Decorative fight columns may be used in rows to m -*/.. v emphasize main circulation routes. Pots, trees Plaza space can accommodateformaland passivegathe rings. and vine planting will be utilized where possible to soften hard edges. These softened features will help to create a comfortable sociaiang 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 - . „„�w an provided for seating, outdoor dining, information Furnishings will be durable and visually sophisticated. kiosks, bicycle racks,trash receptacles, clocks and traffic bolards. A detailed plan showing locations for these elements is required at the time of `i4 � submittal of specific site plans for Site Development , Review of building development proposals. Lighting shall be provided for general walkway r ,ffitill+, j areas, paseos, plazas, courtyards, landscape • I i accents, storefront displays and entryways, and for building accents. Lighting fixtures should be �i :.*p.., designed for their specific purposes and may � 1. "' " r:, -. , fl i_ , be wall mounted, pole mounted, light bollards, recessed or suspended as appropriate. Uniformity of design style or character is not required on the str buildings but standard streetlights will generally eet Light String�i9nts Bollard match the character established in the Village : J Center portion of Grafton Street (Area "G''). Signage shall conform to City ordinances. Enhanced Pavement will be used for special areas of activity such as pedestrian crosswalks and plaza spaces. Walkway patterns, color and/or materials Enhanced paving will be colored and/or scored concrete. Page 73 of 78 LANDSCAPE GUIDELINES COMMERCIAL-HOTEL shall be vaned and used to denote entry locations, , special use areas, edges, and street crossings and .0 ^!« , to help create a sense of scale and interest in the `:` 0r pedestrian pathway. All enhanced pavements 4 , . will be colored and/or scored concrete. `. 'k 1 ,r io.,.. Planting Design wiN create year round interest ,r with variegated cultivars and plant types with .. f ii 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 wiN - i be used to minimize the visual presence of loading, _ 0111 trash, utility and service areas. Evergreen trees ; ' and hedges will be utilized to provide screening . �" '; ,,_�„,, i between separate uses. =-�-�- ''-” ' �' '' Scale will be considered in all aspects of landscape -0' .,.. site design. Large areas of paving will be broken , up by vertical columns, planting, overhead lights /` or vines and /or site furnishings. "Flex" spaces wiN Seating opportunities will use a mix of materials. Example be designed to accommodate events as weN as active use. metal,wood,concrete and stone. Materials and colors wit consist of styles that are _ ' � consistent with neighboring Grafton Station. Stone, '' metal and linear patterns wit be incorporated into .. °�. the landscape palette. , ' . ' 'ianting will have year-round interest. Page 74 of 78 UTILITY AND SERVICE LOCATIONS AND ACCESS Utiility, 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 facie ties 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. Page 75 of 78 1 LANDSCAPE GUIDELINES ; COMMERCIAL TREE: Sy-eo. EoTA.".r_v.L.N :,B CCMMCf..NN, r-E SIZE C.C.SPACING WATER REO. :,J rlblaieuiisresn Slk Tree 24'box As7own L C' Carpirus=amide European Horrbee n 2r box As down M L sage,toemia rdim Cn;a Myrtle 24 box As down M 1.1%. _,.ms nociks Sweet Bay 24`box As shonm L. OE Cdea eunpaea'Mlzni" Olin Anon-frti6r 1 20 box As flown VL PC °hoenit mrariersis Canary odic Dee Palm 24 box As dorm L PR =laanrs x aceriFCria 6rciarradan' London Mane Tree 24'box As erovm M PP Rabnie pseudoecacia Black Locust 24 box As down VL TC Tie coma Greeripire" Greenspire Ltdelad Linden 20 box As down M SI-R.33S PERENNIALS SYMBOL EOTA.\YALNAPE COMMON NAME SIZE O.C.SPACING WATER REO. AS .%eve:p Agave `5 gal. Z-0 O.C. L A 1 Ahogme nuegeii Sr; ts.C-r Blue Hibiscus E.gel. 5-0'O.C. L ST Berberath.rrbergi hair,©. "Ha. Red uar'Japanese Barberry 5 gal. 2-0'O.C. M 5J Bt.us sett-pen-non Boxwood 5 gel. 3.0"O.C. L CA C tonagrostis a wakes'ar l"oe nee• earl'cent.r 5 gal. 3-Cr O.C. L CH Chordrope um'MCeorun Cape Rs sh 5 DI. 2-0'O.C. M CP Colecerra p.Surse Gdc Sunset Gale Bread arMer,er 5 ga. 2-0'0.C. M DV Gates vegenn "tonnes Lily 5 gal. 2-a C.C. L DP Dudley'ierirosa Bkrlf Lamle 5 gal. 1'4'O.O. L NS F-eliao idion semperwrens Bise Oat Gass 5 gal. r-c O.C. L LS Latradendor:dram Widow Core Bush 5 ga. 41-0'O.C. L LL Lornardra kangioiia Emcee Dwaf Mat Rush 5 Ea 2-0'O.C. L MS Mmar-ewsc sneras EJaia Grass 5 g:. 3'-0'O.C. L PS Phorrriur,Surfer' New Zealand Rax 5 ga. 2-6'O.C. L PG Pu rice grandson'Nana .ShverfPonreranate 5 ed. 3'-6'0.0 M RS Rosa as.andand Poole i 5 ge? 6'-0'O.C. M RO Rosma^nas their din glue Boar Blue Sae Roeerarf S.gal. 2.0"O.C. L H Salvia nemo osa varadcrra Sage 5 gal. 3-0"O.C. M TF Teuaiam fruacans'Aaureter Sash r murder S.gal. 4'-0'O.C. L m Trews:ena Lydda Wooly Elide Curls S gal. 3°-0'0.C. L GROJNDC OVER SYMBOL BOTANICAL AL 14APE COMMON NAME S= C.C.SPACING WATER REO. CD Cant eha.ha Berkeley Sedge 1 gal. I'-6'O.C. M Ceasotlhw L]iarord he j$m Ceara/tad 5 gel. 4-0'O.C. L PC FesaWca uiforrica Calfivnia Fescx 5 gal. 14'O.C. L IP Jrrntus patens Common Rath I gal. I'-6'O.C. M MP M}cpo un par ribison Putah Creek' Mropautm ga 3'-0'O.C. L RA Rosa x'Nomree Rove-Croat Apple Blo c r:Rose =gel. 3'-0'O.C. M RW Roca x Nolochnee Rome,CaTtet gr urdeacer white nod -ga. 3'42 0.0 M SM Send]mardatiame Chalk Seidl ga I'4'O.C. L 'T Teucrirm dnarmeddrys'enxtata Creeping Germander ga 1'-6`O.C. L VINES SYMBOL BOTANICAL NAVE COMMON NAME SIZE 0.C_SPACING WATER REQ. CL Owned:arnardi Oemads 5 gal. As Shown M LS Loricera hildebrendaare Tnrrpet honeysuale 5 gal. As Shows I. PC Festaca calforrica Ca is r Fe je 5 gal. I'4'O.C. L I' Jul.=pawns Ccrrrron Rid-, I gal. I'4'O.C. M POTSChEDVLE SY 1EOL BOTANICAL N.4'E COMMON.r.AF'E SIZE C.C.SPICING WATER REQ. Sdnecu e AG Aga.e setvuata „gene 5 ga.. Carte-ea n Pante' L SR Secum^cpe:t a 4rgelka Se'di.r- I gal. Pe-raster of Planer L Sdnedue S AP Agave pa—ri -gee 5 ga. Centeno:n Planter - LN Ldiracria nwrmueria` .tea C'eep rg lerny I gal. Pe-meter of Platter L Sdnedtde C {L Kidd cnoe Isola/a. Paddle Plan: 5 ga. Ce tree-n Planer ;M Sediar-margndenrm Donke),'al I gal. Pe-meter ofPbrt:r L WATER USE RATING LEGEND: Wumis Ill Canegaries of Wee,Needs"rc n: LnoersityeCe}farrie Cocperatins Eretersor Ca forria Cestanmens e Water Resound. Lrrtec Todd Brrea.of reparation Page 76 of 78 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.a , 74f ' µdm` w . y �y_s s '` w.. v,e rrero,,wia�w 3 , fi t llaP / 'fTr ,Q.Uli! eicht 4 1 .7-"'" - ..,.. 3 ' I ,I' .. �t . uyaa'; tar .4 IL T _! k � F ............j i, --6°°;..., ' >.F if Y.'y _ _ - pa•�.• _ _.._.. tw I . 1,l I f ,,, r 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. Page 77 of 78 PASSED, APPROVED AND ADOPTED this 19th day of April 2016, by the following votes: AYES: Councilmembers Biddle, Hart, Wehrenberg, and Mayor Haubert NOES: None ABSENT: None ABSTAIN: Vice Mayor Gupta \\ \ \ \ • ,I vt e.E Mayor ATTE : .rv(2 (Or City Clerk Ord No.5-16,Adopted 4-19-16, Item 4.12 Page 78 of 78