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Home My WebLink AboutOrd 12-04 DubRchAreaFReZone ORDINANCE NO. 12· 04 AN ORDINANCE' OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY AND APPROVING RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLANS FOR THE PROJECT KNOWN AS DUBLIN RANCH AREA F NORTH PA 01-037 The Dublin City Council does ordain as follows: SECTION 1: Findings A. Pursuant to Section 8.32.070 ofthe Dublin Municipal Code, the City Council finds as follows. 1. The project known as Dublin Ranch Area F North PD-Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is tailored to the proposed land use designations within the site, creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan, and uses creative design and a mix of complementary uses to create open space areas, residential neighborhoods, and public facilities within the Area. 2. Development of Dublin Ranch Area F North under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the land uses establish neighborhoods, provide open space amenities, and allow for a variety of medium and low density housing types. In addition proposed rezoning has been requested and is necessary due to changes in the projected needs of Dublin Unified School District; proposed changes to road alignments; and proposed changes to size, shape, and location of some other proposed uses. The land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. I. The proposed PD-Planned Development re-zoning for Dublin Ranch Area F North will be harmonious and compatible with existing and potential development in the surrounding area in that the land uses and site plan establish neighborhoods, provide open space amenities, and allow for a variety of medium and low density housing types. The land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. 2. The proposed zoning districts with Dublin Ranch Area F North PD-Planned Development have been designed to accommodate the topography of the project site which typically is characterized as vacant rolling hills suitable for the development of neighborhoods, open space, parks, trails, and other public use, and therefore physically suitable for the type and intensity of the proposed PD-Planned Development district. 3. The proposed PD-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 1 welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The PD-Planned Development zoning is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that the project includes companion amendments to both plans which amendments were approved by the City Council on March 16,2004 by Resolution No. 47-04, and which amendments proposed for the land uses and development plans are reflected in the proposed PD-Planned Development district. C. Pursuant to the California Environmental Quality Act, the City prepared and circulated an Addendum to a previously adopted Program Environmental Impact Report for Dublin Ranch which includes an analysis of the potential environmental effects of the proposed Project. A recently conducted traffic study concluded that the proposed project would not exceed or cause levels of service to be worse than those levels addressed in the EIR for the Eastern Dublin General Plan and Specific Plan Amendments approved in 1997. This fact is the primary reason for finding that additional an environmental impact report with updated mitigation measures would not be required for approval ~f the proposed project. Therefore, as required, prior environmental documentation has been determined to support approval of the project, including approval of the PD-Planning Development re-zoning. SECTION 2: 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 following property ("the Property") to a Planned Development Zoning District: Stage 1 - 285.4 acres generally is located north of Central Parkway between Tassajara Road and Fallon Road and currently is vacant land. (portion of APNs: 985-0008-028-04, 985- 0008-030,985-0009-004 & 985-0014-005). Stage 2 - 88.5 acres generally north of Gleason Drive within the 285.4-acre Stage 1 Development Plan Area. A vicinity map showing the rezoning areas, both the Stage 1 and Stage 2 Planned Development Areas, is shown below: __..--/ ()\Jt4.~"~""'.~--~. ,oS\~S:~ .o~,\\l.&.'>-- co\)' ~..--...~.~O::¥t\:'Pt.. -- ~.--r..___~r -- ¡: ~~ -<' 13d ~'" 8 DUBLIN ~ . ·)I"f~,f\1. PAJlK.Wi\'\I ~Q't- C (,.~ ~~ ~t' -~ " g PT.£ASA NTON 2 SECTION 3. The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plans for the Project area which is hereby approved. Any amendments to the Stage 1 and Stage 2 Development Plans shall be in accordance with section[s] 8.32.080 [any section for Stage 21] of the Dublin Municipal Code or its successors. Stage 1 & Stage 2 Development Plans for Dublin Ranch Area F North Pursuant to Chapter 8.32 of the Dublin Zoning Ordinance, the proposal meets all the requirements for Stage 1 and Stage 2 Development Plans, respectively, and is adopted as part of the PD-Planned Development rezoning for the Dublin Ranch Area F North, PA 01-037. The Stage 1 Development Plan consists of the items and plans identified herein and many which are contained in a separately bound document entitled Dublin Ranch Area F North, dated December 2003 ("Application Standards booklet" or "AS booklef') which is incorporated herein by reference. The AS booklet is on file in the Dublin Planning Department under file No. FA 01-037. The PD-Planned Development District and this Stage 1 Development Plan provide flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. The following required elements of both the Stage 1 and Stage 2 Development Plans are included in the AS booklet.: 1. Statement of Permitted Uses. Permitted, conditional, accessory and temporary uses allowed. 2. Stage 1 and Stage 2 Site Plans. MaplPlan of Proposed Land Uses 3. Site Area, Proposed Densities. 4. Phasing Plan. 5. Master Neighborhood Landscaping Plan. 6. Aerial Photo. 7. Stage 1 Development Standards are limited at this time to pp. 111-1 through 111-34 of the AS booklet described as the Landscape & Open Space Guidelines adopted as standards 3 LANDSCAPE AND OPEN SPACE GUIDELINES ENTRIES A hierarchy of elements, designed to be subtle and blend with the natural beauty of the Tassajara Hills within the Tri-Valley, have been established for the community and neighborhood entries for Dublin Ranch Area F North to ensure that a cohesive "upscale rural" theme is maintained throughout the development. The uniform use of forms and materials will impart a consistent visual image of the community. Community Entry The community entry will announce a clear sense of arrival and set the stage for Dublin Ranch. Low stone walls on the northern side of Gleason Drive at Grafton Street will meander through the landscape, visually drawing the motorist and pedestrian into the community identifying one's arrival to Dublin Ranch. Pedestrians will pass through a gateway of stone pilasters with each containing the community logo. Landscape Treatment Rolling lawns shall be placed to accentuate the low stone walls at the community entry. Beyond the low stone walls flowering accent trees shall provide a foreground for a dense row of evergreen trees. Masses of shrubs and groundcovers of varying heights shall be planted to create a layering effect. On the northwest side of Gleason Drive behind the rolling lawn, low stone walls and masses of shrubs, the Stream Corridor shall be planted with native trees, shrubs and hydro seeded with seasonal grasses and flowers. Pilasters, Walls, and Fences Low stone walls shall meander through the community entry, bisecting stone pilasters. Paving Materials The Community Entry on Grafton Street at Gleason Drive will be given a treatment similar to Phase I community entries at South Dublin Ranch Drive and north Dublin Ranch Drive. Enhanced paving in the form of interlocking concrete pavers shall be located in the street and in the median on Grafton Street north of Gleason Drive. These pavers shall be identical in shape and color to those used in street and median areas within Phase 1 of Dublin Ranch, Textured or colored asphalt surfacing is not permitted for use at Community Entries. Refer to Materials List on Page III ~ 33 for additional information on pavers. 4 Signage Identification of the community entry shall consist· of ornamental plaques to be placed on the pedestrian gateway pilasters. The ornamental plaques shall display a Dublin Ranch logo and be set into the stone. Neighborhood Entries Entries for neighborhoods will reflect similar design elements such as the community wall, pedestrian gateways of stone pilasters, and enhanced paving. The primary neighborhood entries are located along Gleason Drive with secondary neighborhood entries located along Grafton Street. Landscape Treatment Flowering accent trees shall be placed with the parkway with a ground plane of turf shrubs, perennials, annuals, and groundcover shall be placed behind the sidewalk. Evergreen flowering vines shall be provided to aid in sentencing the Community Wall. Planting within the entry median shall consist of accent trees, perennials, annuals and low groundcover. Pilasters, Walls and Fences A low stone wall with a precast concrete cap shall meander through the landscape running parallel to the street drawing motorist into the entries. Paving Material Enhanced paving in the form of interlocking concrete pavers identical in shape and color to those used within the Dublin Ranch Phase I community entries at South Dublin Ranch Drive and North Dublin Ranch Drive shall be located behind the curb of the medians. Textured or colored asphalt surfacing is not permitted for use at neighborhood entries. Signage Identification of each neighborhood shall consist of an ornamental plaque to be placed on the stone pilaster located in the median. Each neighborhood builder shall select its own neighborhood logo to be placed within the ornamental plaque. 5 f L, ~,~ H,n Hr,,;· qd ~¡, ~ ~ '~ ~ . ~ ,ä 3 , <..".- ., ~ J (~ ~~ ~·'1:i ~~~ ~J~ ~~. ',~,," .. ~ ~ I;) ,h~ ¡,:, ~~, tf. [: : i. 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I:' :iii-- -< oP ~ ~ ~'- -", ,- ] ?~ 3\ ~ ~ ~ _ _ I,'~m.l_s >1\\\ ·tI/1I!J t! ", " ,"" ______,,1 . .. - ~ ~ "~~.'--_.- ~-' ,- ,.,.._~._-'- ..~~,'...........----~.,~ ...~-~'~' I ~~ t) ¡ ;Þ~ f,;~ p' >-r1Z 6C' :-c;Þ .....; .----,; ;:rJ n ~ " .' r:) 1 ::> ;¡ ¡:: ~ i'i ~ :'-;,":;,...:, ~ ;. " >-¡j ..." C"'..... (:t11 ...-~ Z ,...¡ 1"'-"1 :.:d ...-. r ~ d r..n n >- '1;;1 [T1 '.- ~ ~ HE q i:' G J . ~:' ~ ~ ~ /.( J. ;~ f H~ :;. ~ ¡.¡ Jt[ ~~~ ~:'~ ml:¡ ~é' ¡,!;~ ~ ,':' ~$ I~. i V"·"' w:~~;}: ~<' :,-~ ;i {~ " II )1 il !Ii mil "I; I'I'¡ C 1''''-' "" fíi1~ 8 !~1 < ~",' ~ ~~~ z ' ~~ ~L :~ ~ ~È ;;~ ~~ ~·:'H: " -'~~! ;.~ :;.'....¡.! f~~ ~ ,. .. ..-7. ~ ¡~ ~~ l . ~~ i ;:~- I ~ "'1 I ~I j ,. / I ~~~ ( :,~~ . .'.~ ¡ I¡j~·? ~ ~,I , ~u I' ·1"';, ~ I) "; ;:J ¡'XI i ¡/ì~) .' . :.-' trj I \1/ II . _~! Ill·' :~,I '\. 8' (,''\ "';;,,,4'. ¡=þ' . ~,. r-1 Q, ~I \ i ¡¡ !.~.: ".,~,:,! ¡¡ I .1;.;,1,."<" I,,~ " ¡';"" ~i:,,;; ._ ¡J" I~? .,.. ~1 ]:. " "")'( ...."..:·f;!>,~ , ..' '1'1/ 'I) , ,M ,ih-. , '\(! ,"'. ':1 /1 I ~~ ~ ~!. '" ,., ~;"I m ;'~ ~ Ï:¡ 'I -,~ ,J l~ !~ .. ~~~ ~~~ ~~ ~:.! t t:~ 1~~ :,~ ,.¡~ ~ ¡~ ~ \ )- ''" ~(;.. ~~ª l, ';~~ t,··· ,Ii,·;, i~!i ia(:\t'{oN ~;IPIT ¡.... ( }i -I ! i i i " t"'"' " oj ~.,' ~..-:'7.i' (:'/ ." ~, !'~- :'~.'I \ ~, \ " I \ :, I \ \ I \ .' \" I ~,:,\}'. I \'\, ".,,> "'''.' " ",' ~,I¡\'( ".!'·,IIIIIAi,¡· ~~~ ~:,I ( ~$! ~1 .. ';')9 ,~ t\ ., -, ",.\"t\I,i1:1.",fù\\Iit'l. ,- . ;{ :,IQ :¡ r~ ----~-,,'._.".. ---~~,.'.~_. _._",,",,-,-~~,'.'-'_. "} ¡ill tJ ~â3 S0r- >,,2 "7. ?::! ß>- :::Ie...?, ~!... n XI I 7 1-( :! '^ " I ~. £ l: :j ~ f¡ i~ i " I, .-----_..~~ >-v ~'1'] rt", ?m Zz >.,¡ ~ ¡:. Z Ö if, n ¡; t11 VEIDCULAR CIRCULATION A hierarchy of streets comprise the vehicular circulation system within and through Dublin Ranch. The goal has been to create synergy and maintain a particular scale, community character, and provide a series of logical connections. Pedestrian walks, bicycle lanes, and multi-use trails adjacent to streets will provide a favorable atmosphere for recreational pursuits and efficient connections throughout the community, in addition to alternative types of commuter transportation. Inrrastructure design consistency is executed through a well-established vocabulary of site furnishings, streetlights, signage and plant material articulating arterial, collector, and local residential rights-of-way. These elements provide the consistent visual image that unifies the community theme and character established with Phase I of Dublin Ranch. Arterial Streets - Gleason Drive and Fallon Road Arterial streets define edges of specific planning areas within Dublin Ranch. Both Gleason Drive and Fallon Road provide opportunities for several levels and choices of travel such as vehicular, public transit, bicycles, and walking. Walkways shall be separated from the street to provide for a safer pedestrian environment. Planting shall be designed to define the arterial street from adjacent land uses and provide an interesting view corridor for both the motorist and pedestrian. Street Design Concept Gleason Drive will consist of four traffic lanes, a landscaped median, and bicycle/emergency lanes on both sides of the street. Fallon Road will consist of four traffic lanes, a landscaped median, and bicycle/emergency lanes on both sides of the street. Each side of the street will ultimately include a separated sidewalk within a landscaped area. An additional public service and landscape easement extends beyond the right-of-way line on both sides of the street. A public service easement (PSE) will be provided as required by the City and will be dedicated to the public as shown on the Tentative Map. Parcels will be created for landscape buffer areas and will be owned and maintained by the Homeowners Association. 8 ~: ;~ d o~ c:: II ¡.;> :~.~!..·.i.:\ § ~ I~ ¡"h'J1 z ,i E' ~ J ,: ¡; ~ ~ .. :'~' ~ªa~ i§ ~ I~' ~ I'¡, I;! Ó ;>:J ~ · ,,~ ---1 ,.", ...,,~. ::r:: L.. ;~ n ~ ~ ::c: ~' ~~,' I', II I ¡; \!f .; I! ¡ ~ ¡,; ~ I.' ¡~ H ·.H , e I 1~'¡ ~ ,. '& 19 1~ - M 8 ~..-3 ; 1 '¡ I, I..,. ~ . i' ~~I ,..1 ~ ~~1, if 1 ~ .1 .,¡~~.',.' . t~ ~ ¡il·~,~···j 3, ] " '! ~~ ~ß ] ¡ i; ~'1 ~..~! ~¡'! : j ~ii 11 ..,.,."----,,~,~~.- ..,.~~m~'~_' ,. ~1' ¡""~ : '""':\I''' . ....... ~ {, . .. '~.1 ;....~' '"::- .....\ , --' ~~ " :~ ~. .f," 'E ~ ¡' J ! ~ ~ f ~ ,n~. ~ p. !' I , v, I ': ~I ] , I ~ " '. " ~-,. I , \ \ \. ~, '~\ \ \ MI.' I " . ~ ~1 ...~...- I 'I : ~ , '.; ;! ~ ' .,' r . \ :,,:' : " Ii: .~...> ¡¡¡ ;<;¡¡º~ I', ' ~a~;~ ~\1~t, 1.), . ._, ª'"~¡ ~h~ I*,IW-=' _: õ:~ ;::.:'~--I~~~~ ~~~~ \ ~ ,I \ ~.:J .I. C I ª1~8 ~~~~ ,Ii \\' \\, : ! ì: ¥~~ ;'"~ ~1 \" \','; "'I ' ?, ~ ~ . \"/ .. "\.!:..,, ¡. ~ I I - ='.I , \ \ \ ,-\ \ ~....""" I I :,'4 \\ ",. 'Ti' ' ~ J ~:..t. ! ¡~ i\,,~~91 ¡ . ',1.. . \ \. \,1" ' ,:, \', \ ;;:jiÜ'!lI\--~~-" ;, \;, .,~:::' '"':=:.;'~:~~'~""i ?,.:.- ~"""fì)'~rrl-"'~-:--;.:,r ,III J., ,! _,, ) ,II H., .,' ;', ..' \(' P ~ ' 1"1,1 \ '. .J ... , 1~:, ' \ \.: ,;:: , I '~'.' \ i \,~ ' ~" .'- "', I ~." r!' ,....... ...., , ~ ;"',. \ \ \' ':,"Ii \, T . r ,l~:; \ : .,~,.:.:;.~~t., !,t ¡\',T.,·; ¡ \ . \ ì ," I ' ;1.'. \ \1 L \ '(.. \ '" , \' \ ',,' \ \.., " ¡V:~,"'~~ .~,.. ., '. ......... .."'';'.'.',/' . ',. / ···..-:1 l 9 ~ ' J~ ;J¡¡ f'~ ~;¡ ¡.. \~i f ~ !;¡ ~ ~ :¡ 1 > ,. ~: ~ f 1 ~, :,1 .p. I i2 I ~ , , I 'f.~"I;I' ~~;: ~;. ¡; ';1:';0 ~; ¡: ¿ Q,,;Ii ,..~ ,,"'I>; f<'" ¡!rJ8 ª~ ~ ~~,., "3F (",,'f I~ .;.: f~ ~;:I " ~" ~ "Q ~ A 11 " :.::: o L $ ~ :j o '7'. r' g >- :::J o z cJ) 4,4,' OR 48' 0' 15' ~- sro...m \ - PUBLIC SERVICE/ LANDSCAPE EASEMENT ROll' 8' 15' sm...m-fL PUBIJC SERVICE/ - _I LANDSCAPE EASEMENT ROW 34' OR 36' I. LOCAL RESIDENTIAL STREET - 46' STREET OR 44' CUL~DE-SAC ROW N.T,S. ,""ote: publ1c Service lIasmenb will be 8' in front ot lob _d 6' on lot øidee. SOUTH NORTH Fl Neichborhood School Site V·UllE!': r=~:'8r 6' 10' 6' 12' 12' PARKWAY STRlP- ~ ~7iijjT~:¡jr~ SIDElfALK~' ,_~_..J nOA PARCEL/ - ..J ' PUBIJC SERVICE/ 62' LANDSCAPE EASEMENT ROW 6' !L '--- - - SIDEWALK '-- - PUBLIC SERVICE EASEMENT ROW 2. KOHNEN LANE - 62' ROW (South of School Site from Brannigan St, to Grafton St.) N.T.S. ·Noteø, Street ae"Uon "'utea weat of Interuct10n ot Kohnen 11'.,. and Graftlln Street, where Kohnen 11'$,1 wtU have a median. Street eecüon alJIo varies at School Bull Drop-off Zone, with a pull-out tor vehiclea 8Dd "here on-lItreet park1Dc will be prohibited duriDa ",hool hourll. 10 WEST EAST Public/Semi-Public Site Fl Neighorhood VARIES 5' MIN 8' 8' 8' p~mY=w-1 E'. -~G MULTI-USE TRAlL--J N . 6' HOA PARCEL/- --1 I -",-- PUBLIC SERVICE/ ì LANDSCAPE EASEMENT ROW VARIES 12' 12' 8' 6' 8' 5' MIN RAVEL . ~~ '-~. -""~-PARKWAY STRIP LANE LANE LAN '-- _ -MULTI-USE TRAIL .."._ 36' __ L -.. BOA PARCEL/ 72' I PUBliC SERVICE/ ROW LANDSCAPE EASEMENT 3, BRANNIGAN STREET - 72' ROW (Fl Neighborhood North of Casco Way) N.T.S. SOUTH NORTH (BY omRRS) - I 6' 6' PARKWAY STRIP- ~ - ----' SIDEWALK -1--' .J PUBLIC SERVICE/ _I) LANDSCAPE EASEMENT ROW 104' I HOA PARCEL 8' 6' 6· lIlin ~ - - -PARKWAY STRIP \. - - SIDEWALK \.... - PUBUC SERVICE/ ROW LANDSCAPE EASEMEN'!' 4, GLEASON DRIVE - 104' ROW (at Project Frontage with lands of Dublin Land Co.) N.T.S. 11 WEST EAST 12:J.l~ PARKWAY STRIP ~ _I...] !PKG[TRAVE MULT(- USE TRAIL _. -.J UNE LANE ~' STREAM CORRIDOR 94' _ PARKWAY STRfP - MULTI-USE TRAIL ~ PUBUC SERVlCEI LANDSCAPE EASEMENT ROlf ROW 5. GRAFTON STREET - 94' ROW N.T.S. WEST EAST STREAM CORRIDOR 78' i HOA PAR~ 8' 8' 8' '- _ ~. __ PARK1fA Y STRIP '-- ._~ - MULTI - USE TRAJL '-L- PUBLIC SERVICEI LANDSCAPE EASEMENT ROW 12' 10' PARKWAY STRIP~· - -1 MULTI-USE TRAIL - -.J 4 ' :38' ROW 6. GRAFTON STREET - 78' ROW (At Boundary with Existing Phase 1 - Dublin Ranch) N.T.S. 12 Landscape Treatments Gleason Drive medians and parkways will be predominantly planted with evergreen street trees. Flowering trees will be used as accents in key locations. Drifts of tiered (or layered) shrubs and low growing groundcover shall be repeated in elongated patterns over large areas for viewing at higher travel speeds. This will provide a buffer adjacent to residential development as well as providing an attractive environment for motorists, pedestrians, and bicyclists. Where appropriate, groundcover will be placed within the parkway and beyond the sidewalk Fallon Road is designed to be more rural in character and shall utilize similar plant material as Gleason Drive with the inclusion of riparian species. The density of the planting shall be reduced to transition to the intermittent stream corridor landscape. Pilasters, Walls, and Fences The wall/view fence shall be placed adjacent to residential lots that sidelback to Gleason Drive, with stone pilasters placed at each property line. Where sound attenuation is required, the community wall and stone pilasters will be placed adjacent to residential lots. The incorporation of the community wall and stone pilasters as accents for the neighborhood entry shall provide visual interest and continuity while reflecting the character of the community. Where a street runs adjacent to Gleason Drive a three rail concrete fence shall be located adjacent to sidewalk Collector Street - Grafton Street/Kohnen Way/Brannigan Street To create a more pedestrian ftiendly environment and sense of community, the collector street shall have and expanded right-of-way greater than the City of Dublin standards. This increased width will allow for a landscape parkway and separated multi-use trail or sidewalk along each side of the roadway. A row of shade trees will be planted on either side of the sidewalk, one within the parkway and one within the landscape easement beyond the right-of-way. This will allow the pedestrian path-of-travel to act as a safe domain by visually and physically minimizing the interaction of the pedestrian and motorist while creating a more pedestrian-oriented neighborhood corridor. Grafton Street ftom Gleason Drive to the property line consists of two traffic lanes, two parking lanes and a landscaped median/turn lane. A parkway strip with a separated multi-use train (one-way pedestrian/bicycle travel on the east side and two-way pedestrian bicycle travel on the west side) will be provided. A public service easement (PSE) will be provided as required by the City and will be dedicated to the public as shown on the Tentative Map. Parcels will be created for landscape buffer areas and will be owned and maintained by the Homeowners Association. On the west side, beyond the right-of-way line, is the stream/open space corridor. The portion of Kohnen Way south of the proposed middle school site and the extension of Brannigan Street between Gleason Drive and Kohnen Way are 13 designed as residential collector streets. Kohnen Way typically consists of two travel lanes and two parking lanes. A parkway strip with separated multi-use trail (two-way pedestrian/bicycle travel) will be provided on the south side and an integral curb/sidewalk on the north side. The portion of Kohnen Way ftom the Grafton Street intersection to the middle school entry driveway will be widened to accommodate a landscape median. On the portion of Kohnen Way between the entry and exit ftom the Middle School drop-off and parking, there will be a Bus pull-out and parking will be prohibited on the school side of the street. (See SDR drawings for details.) The extension of Brannigan Street will consist of two travel lanes, two parking lanes and a landscaped median/turning lane extending from Gleason Drive intersection northerly to the first intersection into the Fl neighborhood. A parkway strip with separated multi-use trail (for two-way pedestrian/bicycle travel on the east side) or sidewalk (on west side) will be provided. Parcels adjacent to the right- of-way will be created for landscape buffer areas in selected locations and will be owned and maintained by the Homeowner's Association. Landscape Treatment The dominant feature of the residential collector shall be deciduous shade trees to create a canopy effect for pedestrians and motorists. Only one species of tree shall be allowed to clearly and consistently define this collector. Shrubs and groundcover shall be planted where a community wall or rail fence runs parallel to the multi-use trail. Flowering deciduous vines shall be planted adjacent to the community wall. Planting along the rail fence should be predominantly indigenous species when transitioning into the open spaces or intermittent stream corridors. Lawn shall be planted within the parkway strip Pilasters, Walls and Fences The community wall or wall/view fence shall be placed along the rear lot lines of residential lots that back and side onto Grafton Street or portions of Kohnen Way. Where sound attenuation is required, the community wall and stone pilasters will be placed adjacent to the residential lots. The incorporation of the community wall and stone pilasters as accents for the secondary neighborhood entries shall provide visual interest and continuity while reflecting the character of the community. To maintain vistas, a rail fence shaU be placed 5' behind the walk when adjacent to open space or intermittent stream corridors. Stone pilasters shall be incorporated into the wall/view fence at property corners and rail fence junction points to provide design continuity throughout the community and shall conform to the typical elevations in the guidelines. Residential Streets Residential streets are pedestrian oriented and accommodate a lighter volume of traffic. They have a strong influence on the character of the neighborhood. Street trees shall act as the primary landscape element affording each neighborhood individualized personality, beauty, and seasonal character. 14 Landscape Treatment Each neighborhood shall create its own identity through the use of one species of street tree per neighborhood. Through the use of a single species per neighborhood, a grove effect will be created. Where practical, each lot shall be required to have a minimum of one street tree and corner lots shall require two. Street trees are to be planted 5' behind the sidewalk (on private property) within the PUEllandscape easement. Pilasters, Walls and Fences Fences placed at property lines, returns to homes, and the side yard of all corner lots shall be wood good neighbor fences. Where fences are visible fÌ"om any residential street the good neighbor fence shall have an open lattice top conforming to the typical details in these guidelines. A two-rail fence shall be placed three feet (3 ') behind the back edge of the sidewalk where residential streets are adjacent to open space and the future middle school site. Cui-tIe-sac Connections Residential streets terminating in cul-de-sacs shall be designed to provide visual and pedestrian access to arterial or collector streets and open space wherever possible. To define pedestrian access from residential lots a two or three rail fence shall be tied into the side yard fencing. The two- rail fence shall be used in all locations with the exception of cul-de-sacs that open onto arterial streets, where a three-rail fence shall be placed. Traffic Calming Islands in F2 Neighborhood Traffic calming islands have been placed at two locations within the F2 Neighborhood. To accentuate these traffic calming devices, a specimen tree shall be placed in each island along with colorful groundcover. STREET FURNITURE Street furniture should reflect the community theme and architectural styling of this ''upscale rural" community. Benches and other pedestrian amenities should be placed at the mid-block pedestrian access. Additional street furniture such as bollards, mailboxes, and street lights shall be placed according to function to provide a cohesive design. Refer to Materials Source List, page ill-33 for specifications of product types to be used. Bollards Bollards shall be identical to those used in Phase I of Dublin Ranch. They should be placed in locations where pedestrian walks and vehicular traffic meet. 15 L Benches Benches shall be shall be identical to those used at the community entries of Dublin Ranch Phase 1. Trash Receptacles Trash receptacles shall complement the benches and shall be identical to those used throughout Dublin Ranch Phase 1. They should be placed in convenient and accessible locations tÌ'om pedestrian walks. Mailboxes Mailboxes shall meet the U.S. Postal Service standards. When a mailbox serves only one or two homes, it shall be paired on either side of a post with boxes designed to reflect the character of Dublin Ranch. Street Light Standard, Street lighting plays a crucial role in enhancing the level of quality and character of Dublin Ranch. Light standards shall be uniform in color and style. Lights on the arterial streets shall conform to the City of Dublin's standard cobra head and shall be painted to match the decorative lights to be used along collector and local residential streets. Street lights on collector streets and in residential areas will be the same decorative fixture design and height approved for Phase I to reflect the character of the Dublin Ranch community. All lighting shall be designed to conform to City of Dublin, Pacific Gas and Electric and IES safety standards and illumination requirements. With the exception of the arterial streets, all other streets shall utilize a metal halide light source in conformance with the approved light source for Phase I of Dublin Ranch. Street Identification Signage Street signs shall be round galvanized steel poles painted to match the decorative street light standards. Graphics on signs will display the City of Dublin logo and the name of the street. OPEN SPACE & PEDESTRIAN CIRCULATION The community's open space system shall provide a network of interconnected multi-use trails, bicycle route bike lanes, and a mid-block pedestrian access linking neighborhoods to the community. Stream/Open Space Corridors The stream/open space corridors function as linear circulation routes along the westerly side of Grafton Street between the northern property line and Gleason Drive and along a of portion of Fallon Road north of Gleason Drive. These corridors have been designed as wildlife habitats and will be a continuation of the 16 stream/open space corridors winding through Dublin Ranch Phase I. A 12' wide multi-use trail (for two-way pedestrian/bicycle travel) will be located on the eastern stream bank. It will meander where physically feasible, providing a pedestrian and bicycle connection to proposed parks, schools, neighborhoods, village center, and other areas of Dublin Ranch. At trail access points, bollards will be placed across the opening to prevent unauthorized motorized access. Appropriate directional and informational signage will be provided (in accordance with the American with Disabilities Act 1990). Design Criteria Construction of the stream/open space corridors will provide a naturalized channel with a gentle curvilinear alignment where feasible. Ifweirs are needed to stabilize the channel, natural materials such as boulders or logs will be utilized. California native, indigenous and appropriate trees, shrubs, and ground covers will be planted within the stream/open space corridor based on species, water requirements, user safety and security surveillance visibility. Channel shading is a critical factor for the development of wildlife corridors. When feasible, vegetation will be installed in masses overhanging the stream. Concentrated plantings within 8' of the streambed will provide the most shading. Barriers, such as solid fences, that may impede the movement of wildlife within the stream/open space corridor will not be permitted. During and after construction of adjacent lands, site-specific storm drains and erosion control practices will be employed to limit sedimentation of the intermittent stream/open space corridor. Human access within the stream/open space corridor will be controlled via fencing, trail placement, and interpretive signage. Where possible, the multi-use trail should be set back as far from the channel as possible to maintain habitat quality. New homeowners will be apprised by written documentation, in addition to signage, of the enforcement of pet leash laws within the stream/open space corridors. Multi-Use Trail The multi-use trail will serve as a shared bicycle and pedestrian trail linking residential areas to community-wide parks and open spaces and to other local and regional trail systems. Dimensions Multi-use trails shall be twelve feet (12') wide with the exception of the trail on the east side of Grafton Street which shall be eight (8') wide. Removable bollards shall be plaCed at all entry points to prevent unauthorized motorized access. 17 Materials Multi-use trails shall be paved with concrete. Striping shall meet City standards. Signage Appropriate directional and informational signage, as determined by the City of Dublin, will be provided. Bicycle Route Bike Lane The bicycle route bike lane, occurring within arterial streets, will serve to link residential areas to community-wide open spaces and parks, and other local and regional trail systems. Dimensions Bike lanes shall be a minimum of 5' wide. Materials Striping shall meet City standards. Signage Appropriate directional and informational signage shall be provided. Pedestrian Access Paihways Pedestrian pathways represent the interior pedestrian circulation route linking neighborhoods to surrounding streets. Pedestrian pathways are included in both neighborhoods and shall be accented with low stone walls and/or rail fences to draw the pedestrian into the pathway. Where feasible, pedestrian paths should be accessible to all. Dimensions The width of the pedestrian pathway shall be 8'. Removable bollards shall be placed at all entry points at the arterial and residential streets to prevent unauthorized motorized access. Maierials The entry to the pedestrian pathways along Gleason Drive at the Fl and F2 Neighborhoods shall be interlocking concrete pavers with concrete bands similar to vehicular entries to the neighborhoods. Other portions of pedestrian pathways will be constructed of concrete with a non-slip surface. 18 Signage Appropriate directional and location signage shall be provided. Lighting The pedestrian pathways will be illuminated in the evening by round, flat-topped metal light bollards. Design, color, and materials for bollard lights shall match those used adjacent to the pedestrian pathway within Phase I of Dublin Ranck Ownership and Maintenance The stream/open space corridors adjacent to Fallon Road and Grafton Street shall be owned by the Homeowners' Association. The City of Dublin will maintain the multi-use trail system within the stream/open space corridor while the Homeowners Association will maintain the stream channel and all landscaping within the corridor. The Homeowners Association will provide an easement to the City of Dublin for access to the multi-use trails. An existing 30' wide landscape maintenance easement, which is adjacent to the Dublin Ranch Phase I M3 Neighborhood (Tract 6964) will remain. While the easement is located within the future Public/Semi- Public parcel located west ofthe F-l Neighborhood, the land within the easement will continue to be maintained by the Phase I Homeowners Association. Management and maintenance includes drainage systems, pedestrian pathway, landscape maintenance and vegetation monitoring. GENERAL LANDSCAPE The beauty of the existing rolling topography and natural landscape is the basis for the Dublin Ranch landscape concept and planting themes. Rows of trees delineating entries and streets shall depict the historical aspect of orchards and create a sense of community. Indigenous and horticulturally adaptive plant materials shall serve as unifying elements throughout Dublin Ranch. Trees shall be used to define a hierarchy of entries, streets, and neighborhoods providing individuality and distinctiveness. Oak trees, native to the Tassajara Hills, have been incorporated into the plant palette to reflect the historical landscape of the Tri- Valley area. Recommended Plant Palette Following are recommended plant palettes which establish the desired character of Dublin Ranch. Plants have been selected to enhance entries and streets, provide shade where necessary and transition areas to open spaces/intermittent stream corridors. Special attention has been paid to the selection of indigenous and ornamental plants that are horticulturally adaptive to the natural characteristics of the site and are suited to the climate, soils, and recycled irrigation water. 19 Community Entry Street Trees Pistacia chinensis Accent Trees Lagerstroemia x fauriei Prunus sargentii 'Columnaris' Evergreen Screen Trees Cedrus Deodara Pinus halapensis Quercus agrifolia Sluubs Arctostaphylos species Ceanothus species Rosa species Salvia species Perennials HemerocalJis species Lavandula species Salvia species Groundcovers Arctostaphylos species Rosa species Vines Macfadyena unguis-cati Parthenocissus tricuspidata Chinese Pistache Cmpe Myrtle Flowering Cheny Deodar Cedar Aleppo Pine Coast Live Oak Manzm1.ita Wild Lilac Rose Sage Daylily Lavender Sage Manzanita Carpet Rose Cat's CJaw Boston Ivy 20 , :\ ~ ,', "·',1·'· 1J! '. t.:' "I J" "-. ,.,,'1' '~i;; -, !,"" " I :ç' :;;. {t ¡ ~ U ~ ~ H ~ " ~ .. -. ~'J . '" ~ I' \ ~'\- '~ , .,,,. Ii I''''' ~ '" J ¡¡ . _j I ~ i~\ "'-t-,: j-~""- '~~l,~~ ~.,) - :.~ - ) " :\~ tJ ~~,'~-'. ---~-~-- '"~ f. .. -_._-",._.,."..,-~- i I' ,~ I ~: ,I m I : I I' I I t"1 / ) l :1 1-/ I - .\ II 1\ Ih I " 1'1,' "',':,: II ¡ ¡, ,\1 HI 'Ii ~:"~..> L:~.LÒS·~:\ \':';' \.<\\" - ... -- ;'5 ~ ~ '" '" ~ ~ ~~~~~ ¡;¡;¡ ,,:r,¡~ '" ,. !3 -:'" :l: :.;: II:! {~t; ~.Q ~~~ ,;;ffi ¡;:.,;ð -" Z ?,-" -'E! '"T ~rn ~:! ~O ! l~ ~~ -' \ ~:-'ì ~: ~~ ~ ~~ '..;: ¡;'" :d ,,:¡::; ( . I , , II i; I I ! I ¡I , , 1 IUI ~~~ ~f.~ ~~~j f~~ I,,] ~ r¡:. :¡. ~ ~r ~:.: !~ ,-: ~~ ~ 1;-, ~1 :;j ~i :.1 :~ ,.. ~ (/;,.' , ! ! ¡¡ ~::~ t:.::J f:; r i;:~1;~~ 5; tJj Ii, i~ "i t: M l" i,}éI"i" >-:::2 ~~ J. ~ ~ :.2 ,,' UF ~ 0 ('.:3 ,~.. ,ðÍ I. ?' ;J> " ~_ ~ ¡: >-j 'z. ¡~ ; :::r,--' !" f) " ~ '"T"' 7~ ~ ~~ 21 ~ {i .' ! -, I! II .~.-- ··"-1 t~ :..1 .if' ~I;I ~~ ~;n ,,0 0"' ';.-:tI S~ Neighborhood Entries Street Tree Ce/hs occidentalis Accent Tree Lagerstroemia x faurieri Prunus cerassifera 'Newport' Prunus serrulata Evergreen Screen Trees Cedrus deodara Quercus agrifolia Shrubs Cistus species Rosa species Salvia leucantha Perennials Hemerocallis species Lavandula angustifolia Groundcovers Coprosma pumila 'Verde Vista' Cotoneaster species Rosa species Scaevola 'Mauve Clusters' ~ Macfadyena unguis-cati Arterial Street* Street and Median Trees Crataegus phaenopyrum Quercus virginiana Pistachia chinensis Accent Trees Cercis reniformis 'Texas White' Koelreuteria paniculata Lagerstroemia indica Malus 'Prairie fire ' Prunus sargentii 'Columnaris' Evergreen Screen Trees Laurus nob/is 'Saratoga' Olea europea Pinus halepensis Western Hackberry Crape Myrtle Flowering Plum Flowering Cherry Deodar Cedar Coast Live Oak Rockrose Rose Mexican Sage Bush Daylily English Lavender Coprosma No Common Name CaJpet Rose No Common Name Cat's Claw Waslúngton Hawthorn Southern Live Oak Chinese Pistache No Common Name Goldenrain Tree Crape Myrtle Crabapple Flowering Cherry Grecian Laurel Fruitless Olive Aleppo Pine 22 Quercus agrifolia Shrubs Correa 'Ivory Bells' Cotoneaster species Nerium oleander Phormium species Rosmarinus o. 'Tuscan Blue' Salvia species Westringia fruiticosa PerelU1Îa1s Achillea 'Moonshine' Aloe striata Coreopsis lanceolata Euphorbia charcias 'Wulfenii' Lavandula species Miscanthus species Muhlenbergia rigens Groundcovers Cotoneaster species Lantana species Residential Collector* Street Tree Laurus nobi/is 'Saratoga' Pistachia chinensis Shrubs Co"ea 'Ivory Bells' Cotoneaster species Nerium oleander Phormium species Rosa species Rosmarinus o. 'Tuscan Blue' Salvia species Westringia fruiticosa PerelU1Îa1s Achillea 'Moonshine' Aloe striata Coreopsis lanceolata Euphorbia charcias 'Wulfenii' Lavandula species Miscanthus species Muhlenbergia rigens Ground covers Cotoneaster species Lantana species Coast Live Oak Australian Fuschia No Common Name Oleander New Zealand Flax Rosemary Sage No Common Name Yarrow Coral Aloe Coreopsis Euphorbia Lavender No Common Name Deer Grass No Common Name Lantana Grecian Laurel Chinese Pistache Australian Fuschia No Common Name Oleander New Zealand Flax Rose Rosemary Sage No Common Name Yarrow Coral Aloe Coreopsis Euphorbia Lavender No Common Name Deer Grass No Common Name Lantana 23 Rosa 'Flower Carpet' Flower Carpet Rose Rosmarinus oJJìcinalis 'Prostratus' Rosemary Residential Streets Neighborhood FI Street Tree Quercus rubra Neighborhood F2 Street Tree Zelkova serrata Alternative Street Trees Celtis sinensis Cinamomum camphora Red Oak Sawleaf Zelkova Chinese Hackberry Camphor Tree Intermittent Stream Corridor Revegetation· Trees Platanus racemosa Quercus agrifolia Quercus lobata Sambucus mexicana Sluubs Arctostaphylos species Ceanothus species Heteromeles arbutifolia Muhlenbergia rigens Rhamnus califomica Rosa Califomica Salix laevigata Simphorocarpus albus Hvdroseed Oak Woodland Mix Mid-Block Pedestrian Access· Fluwering Accent Trees Cercis reniformis 'Texas White' Lagerstroemia x faurier Malus 'Prairfire' Evergreen Screening Trees Laurus nobilis 'Saratoga' Pinus halepensis Quercus agriJòlia Shrubs Correa 'Ivory Bells' Cotoneaster species Nerium oleander Phormium species California Sycamore Coast Live Oak Valley Oak Elderberry Manzanita Wild Lilac Toyon Deer Grass Coffeeberry California Wild Rose Red Willow Common Snowberry No Common Name Crape Myrtle Flowering Crabapple Grecian Laurel Aleppo Pine Coast Live Oak Australian Fnchsia Cotoneaster Oleander New zealand Flax 24 Rosmarinus o. 'Tuscan Blue' Salvia species Westringia fruiticosa Upright Rosemay Sage No Common Name Perennials Aloe striata Euphorbia charcias 'Wulfenii' Lavandula species Miscanthus species Muhlenbergia rigens Coral Aloe Euphorbia Lavender Maiden Grass Deer Grass Groundcover Achillea 'Moonshine ' Yarrow Lantana species Lantana Rosmarinus officina/is 'Prostratus' Rosemary *Denotes plant palettes provided by GLS Architecture/Landscape Architecture All other provided by NUVIS Landscape and Planning. Irrigation Irrigation throughout the public rights-of-way, landscape setbacks, mid-block pedestrian pathway and temporary irrigated open spaces shall be accomplished by means of automatically controlled spray, bubbler, and drip irrigation systems. The design shall incorporate water saving techniques and equipment and shall meet the water efficient requirements of the water efficient landscape ordinance adopted by the City of Dublin and AB325. Irrigation .systems that use recycled water shall conform to the Dublin San Ramon Services District Recycled Water Use Guidelines. All irrigation systems shall be efficiently designed to reduce overspray onto walks, walls, fences, pilasters, street and other non-landscaped areas and into natural open space areas. All irrigation systems within the public right-of-way, such as arterial streetscapes, with the exception of the intermittent stream corridor shall be designed to accommodate the use of recycled water in the event that it becomes available in the future. Drip or other water conserving irrigation systems should be recommended for installation throughout Dublin Ranch. When spray systems are installed, low gallon/low precipitation spray heads should be used in accordance with soil infiltration rates. Irrigation systems shall be valved separately depending on plant ecosystems, orientation and exposure to sun, shade, and wind. The design shall be sensitive to the water requirements of the plant material selected and similar water using plants shall be valved together. Slope and soil conditions will also be considered when valving irrigation systems. 25 PILASTERS, WALLS, AND FENCES Pilasters, walls, and fencing are part of the common elements that compose the consistent and recurring community theme. Due to the high visibility of walls and fences, their location and design have a direct affect on the overall community appearance. Patterns and textures within Dublin Ranch have been chosen to complement the proposed architectural styles and the "upscale rural" theme. Stone Pilasters Location Stone pilasters shall be located at the community entry, within neighborhood entry medians, at the terminus and change of direction of all community walls, and at the terminus, change of direction and lot line intersections of all wall/view fence, view fences and two and three-rail fences. Stone pilasters shall conform to the typical elevation as shown. Dimensions The height of the pilaster at the two-rail fence will be 3'-9 W'. At the three-rail fence the height will be 4' -9 W'. The pilaster at the community wall, wall/view fence, and view fence shall be 6' -9 W' in height. Freestanding stone pilasters at the community and neighborhood entries shall be 4' -9 W'. All pilasters will have a 4.5 degree batter with an 18" square dimension below the cap. The 3'-9 W' high pilasters shall be 25" at the base, the 4'~9 W' pilaster, 21" and the 6'-9 W' high pilaster, 30". Materials Stone pilasters shall be square with a battered form and a precast concrete cap. The stone pattern shall be primarily stacked ledgestone with random angular larger stone accents. Only those pilasters that act as gateways into the community and signage for the neighborhood entries shall receive an oval ornamental plaque containing a Dublin Ranch or neighborhood logo. Refer to "Materials Source Lisf' page ill-33 for specifications and availability of stone and precast concrete cap. Community Wall Location The community wall shall be incorporated into high visibility areas such as at community and neighborhood entries. The community wall shall conform to the typical elevation as ·shown. 26 Dimensions Height of the community wall will be 6'- 0". Spacing of stone pilasters and intermediate stucco columns shall be determined by the length of the precast wall panel and shall always be equally spaced. Typical spacing will be such that two stucco columns will be placed between stone pilasters. Materials The community wall shall consist of a precast wall panel with a stucco finish to compliment the stone pilasters. A continuous concrete cap to match the stucco shall run the length of the wall panels. A horizontal groove to provide architectural interest and a trim line for vines shall be incorporated into the wall panel 12" below the wall cap. Two intermediate stucco columns, to match the color and finish of the precast wall panels, shall be equally spaced between stone pilasters. Refer to "Materials Source List" page 111-33 for specifications and availability of stucco and precast concrete cap. PRECAST W ALL PANEL ~ STUCCO fINISH PRECAST CONCRETE CAP PRECAST W ALL CAP t1r-- I ¡ ~ ¡ .... I 0. \01 ic STONE PILASTER I" REVEAL INTERMEDIATE HIDDEN COUJMN '-10-- COMMUNITY WALL WITH PILASTER WalWiew Fence Location The walVview fence shall be incorporated into high visibility areas such as areas adjacent to the arterial and collector streets and mid-block pedestrian access corridors where a 6' high sound attenuation wall is not necessary. The wall/view fence shall conform to the typical elevation as shown. 27 Dimensions Height of the walVview fence will be 6'- 0". The wall portion shall be 3'-6" in height and the view fence shall be 2'-6". Spacing of stone pilasters and intermediate stucco columns shall be determined by the length of the precast wall panel and shall always be equally spaced. Typical spacing will be such that two stucco columns will be placed between stone pilasters Materials The walVview fence shall consist of a precast wall panel with a stucco finish to match the community wall and metal view fencing on top to be painted to match the view fence. A continuous concrete cap to match the stucco shall run the length of the wall panels. Two intermediate stucco columns, to match the color and finish of the precast wall panels, shall be equally spaced between stone and pilasters. Refer to "Materials Source List" page 111-33 for specifications and availability of stucco, precast concrete cap, and paint color for metal fence. STONE VENEER PILASTER (LOCAT'EDATEVEkY PkOPl!ltTY UNE AND AT 'I1!IIMJNA TION POINTS Of WA\JJVŒw FENCE) PRECAST CONCRETE CAP WITH CHAMFERED TOP PRECAST WAIl. CAI' TUBULAR STEEL PANELS INTERMBDIATE HIDDEN l COLUMN t· REVEAL :ø b PRECAST WALL PANEL : , - srucco F1NISH .. PAINTED W ALLMEW FENCE 28 -PRECAST WALL PANEL & TUBULAR STEEL PANELS-. REFER TO ELEVATIONS HEREON EXISTING WALL & PILASTER FROM ADJACENT PROJECT FINISH GRADE WALL/VIEW FENCE ON SLOPE 29 View Fence Location The view fence shall be incorporated into areas where views outward rrom project are a premium or where a connection to an existing view fence is necessary. The view fence shall conform to the typÌCal elevation as shown. Dimension Height of view fence will be 6' -0", with post stationed at 8' - 0" O.c. Pickets shall be at 4" clear and bottom rail 4" clear of finish grade. Materials View fence shall be tubular steel and match existing view fence dimensions. Refer to "Material Source List" page III - 33 for specifications and color of tubular steel fence. io 8' - 0" O.c. 11 II j ~ ¿. 4" 1 L I 5 I II I ...-1 I \ 4" CLR TUBULAR STEEL POST AT 8' D.C. /8 .. PICKETS VIEW FENCE Rail Fence Location The rail fence shall be designated for areas adjacent to stream/open corridors and/or areas where definition by a solid enclosure is not desired. The design ofthe rail fence is reminiscent of an agrarian image. The rail fence shall conform to the typical elevation as shown. The two-rail fence shall be placed along the frontage of the stream/open space corridor adjacent to Grafton Street and residential streets ,adjacent to open space 30 and the future middle school. In addition, the two-rail fence shall be placed at the ends of all cul-de-sacs adjacent to residential streetsIHOA parcels and open space with the exception of the cul-de-sac which opens onto the Fallon Road stream corridor, which shall be a three-rail fence. Adjacent to the stream corridor along Fallon Road, the three-rail fence shall be used to provide separation. The three-rail fence shall also be placed at the ends of cul-de-sacs and at single-loaded streets that visually open onto Gleason Road. Dimensions The two-rail fence shall be held at 3' in height and the three-rail fence at 4' in height to the top rail. Materials The rail fence should be constructed of a high grade concrete to simulate a wood rail fence. Stone pilasters shall occur at any terminus and change in direction of the rail fence and at 48' on center for a two-rail fence and at 72' on center for a three- rail fence. All intermediate posts shall be approximately 8' on center. Refer to "Materials Source Lisf' page llI-33 for specifications and availability of precast rail fence. PRECAST CONCRETE CAP WITH CHAMFERED TOP STONE VENEER PILASTER CONCRETE POST (8' O.C.) CONCRETE RAIL RAIL FENCE (2-RAIL) WITH PILASTERS AT 48' O.C. . S ~ . .. PRECAST CONCRETE CAP WITH CHAMFERED TOP STONE VENEER PILASTER CONCRETE POST{8' o.c.) CONCRETE RAIL RAIL FENCE (3-RAIL) WITH PILASTERS AT 72' a.c. 31 Good Neighbor Fences Location Good neighbor fences shall occur between lots and adjacent to residential streets. Where fencing sections face onto streets, a 12" high lattice panel shall be incorporated within the top portion of the good neighbor fence. Good neighbor fences shall conform to the typical elevation as shown. Dimensions Good neighbor fences will be 6' in height. Where a 12" high lattice panel is incorporated into the top portion of the good neighbor fence, the overall height will remain at 6' in height. Decorative post caps shall be incorporated into the good neighbor fence with lattice top at all changes of direction and at 16' on center. Materials Good neighbor fences will be constructed of wood. i ...¡ ! r-" "'-"WOOD POST (8' O.C.) / - DECORATIVEPOSTCAP06'O.C.) ;c GOOD NEIGHBOR FENCE (LOCATED BE1WEEN AND AT REAR OF UNITS) 32 Retaining Walls Location Retaining walls shall be incorporated into areas with slopes when necessary to retain grade at entries into the community and neighborhoods, around street light pole bases, hydrants, utility vaults/equipment, etc. and where retaining walls between lots are required to accommodate grade changes. Dimensions The height of the retaining wall shall be determined by the existing and proposed grade but in no case shall it exceed 3' in height ITom finish grade or surface. Any retaining wall with an overall height of 3' or less from finish grade will not require approval ITom the City of Dublin. Materials All portions of retaining walls that are viewable by the public or facing public areas (i.e. streets) shall be faced in stone to match the stone pilasters within the community. The stone pattern shall be stacked ledgestone with random larger angular stone accents. Retaining walls that are veneered with stone shall be finished with a precast concrete cap to match the community wall. Retaining walls in all other locations shall comply with City of Dublin Standards. Refer to "Materials Source List" page 111-33 for specifications and availability of stone and precast concrete cap. -,,~·-SLOPE LINE WHEN WALL IS REQUIRED TO RETAIN GRADE TRANSFORMER. PG&E BOX ETC... PRECAST CONCRETE CAP TO MATCH CAP AT COMMUNIífY ENTRIES STONE VENEER CI) ¡,¡J ~ > ELBVATION RET AININO AND/OR SCREEN WALL ø;TJON NOTE: ALL RET AININOIGARDEN WALLS VIEWABLE BY THE PUBLIC OR fACING PUBLIC AREAS (1£ STREETS) SHALL BE CONSTRUCTED WITH STONE VENEER (BOTH SIDES WHERE VISffiLE) AND WITH A PRECAST CONCRETE CAP THA T MA TeMES COMMu¡...lTY ENTRY CAP. 33 Materials Source List The following materials were utilized within Phase I of Dublin Ranch and shall be used throughout Area F 1 and F2 to maintain a consistent community visual image. Stone - Stone shall be Cultured Stone "Country Ledgestone - Caramel" #CSV- 20007 . Available tTom Cultured Stone Corporation, (800) 255-1727. Mortar - Mortar shall be Davis Colors #5447. Available from Davis Colors, (800) 356-4348. Stucco - Stucco shall have a "Texcoat" finish and painted to match La Habra X-82, Hacienda. Precast Wall and Pilaster Caps ~ Color to be "Pacific Coast Sandstone" #15W. Grout to be Hydroment "Cameo by Bostic, Inc. Available tTom Napa Valley Cast Stone Systems, (707) 252-3933. Rail Fence - Rail fence shall be a "Woodcrete Rail System" fence. Color to be Tan. Available tTom Dynamic Pre-Cast Company, (707) 829-2664. Tubular Steel Fence - Tubular steel fences shall be painted with #99-1554 'green' Deluxe Paint by Sinclair Paints. Interlocking Concrete Pavers - Pavers shall be "Basalite Cobble IIf'. Use 80mm thickness for streets and 60mm elsewhere. Color blend to be 45% Sandalwood, 45% Carmel, and 10% Marin. Available tTom Basalite, (209) 833-3670. Street Lights/Poles ~ Poles shall be 5" round straight aluminum, 20' high with cast aluminum clamshell base cover. Fixtures shall have 24" diameter straight hood, Type III reflector, 70w metal halide lamp, house side shield and photo receptacle. All fixtures to have arm assembly for either single or double head luminaries with adapter for fitter to slipfit a 5"pole. All components shall have dark green finish. Street lights and poles to be components from Universe Series as manufactured by Architectural Area Lighting, La Mirada, CA. (Fixture: UCM-SR-STR-H3-70MH- MT-DGN-HSS; Pole: DBIO-55R20-188-DGN; Arm Assembly: SLA17-DGN- AD5-PCR) Bollard Lights - Bollard lights shall be 42" high, 8" round, flat-topped units with 70w metal halide lamp and cutoff option. Housing to have extruded or cast aluminum components. All components shall have dark green finish. Bollard light to be manufactured by Architectural Area Lighting, La Mirada, CA. (ALR 8- 70MH-Green). Benches ~ Benches shall be "Fairweather" Model #TD-5. All wood members shall be Ipe and all metal shall have a dark green finish to match the street light poles. Trash Receptacles ~ Trash receptacles to be "Fairweather" Model TR-4 with flat top and shall have a dark green finish to match the street light poles. 34 8. In addition to the Stage 1 Development Standards of the Landscape & Open Space Guidelines! Standards stated above, Stage 2 Development Standards also include: Residential Development Standards and the Architectural Design Standards (pp. 11-23 of the AS booklet, attached as Attachment A to this Ordinance) Table 3: Residential Site Develo Setbacks/Standards Lot Size Minimum. Street Front e 35 feet Maximum. Lot Covera e(l) 45% 50% Maximum. Buildin Rei ht 35 feet 38 feet Maximum. Stories 2 3(2X3) Maximum. Front Yard Setbacks Living Area 15 feet for 2-story<4) or 12 feet 12 feet for s' e 10 feet 10 feet 19 feet(S) 18 feet(S) 12 feet(6) N/A 4 feet minimum(8) 4 feet minimum(8) 4 feet minimum(8) 9 feet Front Porch(8) N/A Encroachments D Minimum. Rear Yard Setbacks(7) (10) Living Space (D) 5-foot minimum, 12-foot av; lot 3feet 1 O~foot minimum contiguous flat area: minimum area of 300 sf & minimum dimension of 5 feet E Parki 2 covered + 1 2 covered + 1 Notes: (A) All setbacks are measured from the property line. (B) See pages in the Architectural Design Standards for a graphic depiction of the standards listed in the Table above. (C) See Pages II~ 12 to II~23 of the Architectural Style Guidelines for additional Architectural Treatment requirements. (D) Items such as (but not limited to) air conditioning condensers, porches, chimneys, bay windows, media centers, etc. may encroach 2 feet into the required setback provided that a minimum of 36 inches flat and level area is maintained for access around the house. (E) Setbacks for accessory structures shall be in accordance with the building code in effect at the time of construction/installation. Noise generating equipment such as pool and spa equipment shall be acoustically screened or located outside of the setback area. 35 (I) Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with buildings and structures. Buildings and structlU"es include: all land covered by principal buildings, garages & cmports, pennitted accessory structures., covered decks & gazebos, and other covered and enclosed areas. It does not include: standard roof overlmngs, cornices., eaves, uncovered decks, swimming pools, and paved areas such as walkways, driveways, patios, uncovered parking areas, or roads. (Dublin Zoning Ordinance Section 8.36.100) Subject to Building Code requirements for access. (3) The 3n1 floor must be stepped back fÌ"om fÌ"ont and rear elevations to reduce building mass. (4) Where 50% or more of the elevation of the home is a single-story element and there is a 5~foot minimum offset between the I sI and 2nd story elements, the setback for the single-story and 2-story elements shall be considered as that for a single-story building. (5) Three-car front-on garages are prohibited in Neighborhood Fl. In Neighborhood F2, three-car front-on garages are limited to one floor plan type. Additional architectural requirements pertaining to garage facades, etc. are included. in the "Building Mass & Fonn" and the "Architectural Treatment" sections of the Architectural Design Standards. (6) Turn-in garages are prohibited on lots less than 55 feet wide. (7) Retaining walls up to 3 feet high may be used to create level usable areas. Retaining walls in excess of 3 feet high to create level usable area are su~ect to review and approval of the Building Official or Community Development and Director of Public Works. Walls over 30 inches in height are su~ect to safety criteria as detennined by the Building Official. Setbacks su~ect to review and approval of the Building Official for Building Code and Fire Code issues. Setbacks to building overhang to be 3-foor minimum or as required by the current City Building Code standards. (9) Where a minimum 5-foot wide Homeowners Association (HOA) parcel lies between a lot and an adjacent street the adjacent lot is not considered a comer lot. (2) (8) (10) At cul-de-sac bulbs where lot depths are less than the standard 100 feet, minimum rear-yard setback requirements may be reduced by an amount equal to 100 feet minus the actual depth of the lot (e.g., 100 feet - 90 feet = lO-feet) fu no case will the rear yard setback be reduced to less than 10 feet. (11) Curbside parking may be counted toward the required nmnber of guest parking spaces. Tandem parking within a garage is pennitted. 36 SINGLE FAMILY RESIDENTIAL SITE DEVELOPMENT STANDARDS 50' t 50' ± 50' ± - ---"1.-- b.~ b5 ~ ~ ~:;:¡;: .... ~ .... <{ - ¿ N·- ....:;:¡;: ð1 ,~ ....~ . ¿ 0> ._ ....::E ~m-1 J I , ___ i 5' 5' 7.5 7.5 7.5 ~ +I. b o .... to N.5 .... ....:;:¡;: 1 STORY 2 STORY 2 STORY 2 STORY 5,000+ SF LOTS TYPICAL PLOTTING CONCEPTS. k;J 2NO STORY MASSING 37 SINGLE FAMILY RESIDENTIAL SITE DEVELOPMENT STANDARDS [Minimum usable (level) rear yards = 300 S.F. with a minimum 5' dimension. (Typ) 45'± 45'± 45':1; 45':!: .. ---'1.---- t.·. -:-.~" ..' _ ". .' . I. ;.. ..0 .., in'~ ii' '.' ....<,..,:. :~~, ën ~ .; .II.,~"'" 0lIl: ,-........;.....* ; '; . .' ' . , ".~.. N_É ~:::"': ã:>'; ....:::¡; ã:>'; ....:::¡; . ~ ¿ rn c; N__ ;:~ --;:E 4' 4' 4' +I. o' ..... 1 STORY 2 STORY 2 STORY 2 STORY 3.150+ SF LOTS TYPICAL PLOTTING CONCEPTS I·----·--·······_······.._.._·~---~-"..·· .......--..-...-..-------.. ......"..................----, i D 2ND STORY MASSING I I I L§] USABLE REAR YARD MINIMUM A~ 38 ARCHITECTURAL DESIGN STANDARDS PURPOSE The purpose of this document is to provide specific architecture, planning and neighborhood design standards for the development of Neighborhoods F -1 and F-2 in Dublin Ranch. These standards have been developed to establish pedestrian- friendly neighborhoods with variety and interest and uphold a high level of quality and value in the overall community. The goal for these neighborhoods is to achieve a safe and pleasant neighborhood environment within which varied architecture, reduced dominance of automobiles, pedestrian scaled landscapes and walkways and connections to other community areas are all present. Relative to this document is Attachment A - "Architectural Style Guidelines" which is intended to further define the architectural design intent of this project. This attachment can be found following the Architectural Design Standards of this PD document. NEIGHBORHOOD DESIGN Neighborhood Plotting and Massing One important goal of these guidelines is to create a functional street scene possessing visual quality and variety. Plotting and design criteria are intended to provide this variety in appearance as well as a sense of individuality for each home. Projects where nearly identical buildings line streets without variation in placement and architectural form are not permitted. This and the following section lists plotting and massing techniques which will aid in the creation of a successful street scene. While it is not necessary that every method be utilized, selective and appropriate use will greatly contribute to achieving the desired results. The following techniques address the use of plotting and massing to improve the street scene: · Reversing and varying adjacent house plan forms. Avoiding obviously repetitious patterns. Opening corner lots through plan selection and reduced building heights. Varying setbacks. Giving attention to composition of building mass. Incorporating single story elements into two story buildings. Stepping second stories. Minimizing visual impact of the garage. · · · · · · · Architectural Plan and Style Mix In order to achieve varied and interesting street scenes, the following architectural style mix and plan requirements must be met: 39 In each neighborhood provide: · a minimum of3 plans · a minimum of 3 elevations per plan . a minimum of 4 different architectural styles per neighborhood Or: · a minimum of 4 plans · a minimum of3 elevations per plan . a minimum of 3 different architectural styles per neighborhood Where the same plan is plotted across from or adjacent to another, it must be reverse plotted and have a significantly different elevation and color scheme. The use of style-appropriate materials and color schemes helps to achieve greater variety between homes with identical plans and elevations. It is the intent to avoid an overall monotonous color scheme through the use of a varied neighborhood color and materials palette. Varied color schemes shall be applied to homes according to each individual style color palette as shown in the architectural guidelines section of this document. Setbacks Front yard setbacks shall vary for visual interest. A 2' minimum offset between adjacent buildings is required for lots where minimum rear and ftont yard setbacks can be met. (Refer to Table I-I for specific setback requirements). Treatment of Comer Conditions The treatment of comer lots is key to a successful site plan. All units occupying corner lots shall be designed and placed so that: · The driveway and garage is placed against the interior side yard or accessed ftom the side street at the rear of the lot. · A clear line of site acroSs the corner is maximized. · The building wall adjacent to the exterior side yard is as short as practical. · The exterior side and front yard setbacks are maximized. Rear Elevations Rows of units seen ftom a distance or on elevated lots are generally perceived by their contrast against the background. Here the dominant impact is the overall shape of the building and roof lines instead of the surface treatment or materials. In these circumstances: · Maximize the rear yard setback ftom the top of slope. · Design the rear elevation and roof forms to provide diversity. (Refer to Table 1-1 for specific setback requirements). 40 These buildings should appear as varied as practical with particular attention given to avoiding repetitious architectural elements such as fireplace placement, flat rear elevations, and major gable conditions. Each plan shall differ based on rear roof tÌ'aming so that no rear roofs appear identical in form. There shall be a combination of shed, hip and gables, etc. as seen tÌ'om adjacent streets. Areas of particular concern include those lots in Area F North Neighborhoods that abut Gleason Drive, Grafton Street and Fallon Road. Refer to Site Development Standards Table I-I and Massing and Articulation of Side and Rear Elevations, pg. 11-11 for additional specific criteria. Building Side Yard Separations There are numerous effective techniques for mitigating the aesthetic and practical aspects of side yard building adjacencies. Side yards in the 10' range are useful in that they optimize density and affordability of a site while minimizing the amount of street paving and length and cost of common utility runs on a site. Various design and plotting techniques can successfully overcome concerns such as privacy, adjacency and accessibility. The Uniform Building Code (UBC) mandates a minimum of 3' clear side yard and/or 6' clear of building separation for non-fire rated single family residences. This is to provide both physical separation to limit the spread of fire and to allow accessibility around structures for fire fighting personnel. Typically, side yards are a minimum of 5' with 10' of building separation to allow forthe placement of flTeplaces on the side yard and eave overhang of the roof while maintaining the UBC separation criteria. Where setbacks are less than 5', extra attention must be paid to location of such encroachments to comply with UBC and any/all other applicable codes. See Table 1-1 for specific setback requirements. The typical aesthetic criticism with the building separations in the 10' range are that they lack privacy where windows align, are too dark and canyon-like when between adjacent two story buildings and the accessibility is reduced because of the placement of storage sheds, air conditioning units and trash storage. Setbacks for encroachments have been established (see "encroachments"), however, local fire authority standards may supersede those stated in this document. Modern planned communities should address these issues through the design guidelines and community standards planning process. Placement of sheds and air conditioners shall be controlled and enforced to insure accessibility. Plan designs shall provide for the placement of air conditioning and trash storage units that do not intrude into either side or rear yard setbacks. Plan designs with attention to the placement of windows must insure privacy. Many of the same techniques used to vary the street scene should also be used to prevent dark canyon- like side yards and rear yards. These include: single story massing elements, hipped roofs, and stepped second stories to minimize side and rear yard depth. 41 Encroachments The following encroachments may project up to 2' into yard setbacks: (all non-fire rated encroachments must be at least 3 feet from property lines), eaves, architectural projections, fireplaces, log storage, entertainment niches, balconies, exterior stairs, bay windows, window seats, decks, and air conditioning equipment. Local fire authority standards which may exceed those stated here must be adhered to. SLOPE CONSIDERATIONS Grading Sloped Conditions Where there is adequate space, slope conditions in Area F North should be addressed by creating a series of terraces generally stepping down from north to south. At locations within blocks or at interim points within larger parcels, slope banks or walls shall address any excess slope. The intent is to provide a reasonable number of terraces rather than creating large level areas. Plotting on Cross Slope Conditions When plotting where the elevation difference between lots is greater than 3 feet, the units should be placed so that the driveway is on the high side of the lot. Plotting on Lots at the Bottom of a Slope When plotting and designing the home, maximize the rear yard depth and consider stepping back the rear elevations on the second story to avoid a "canyon-like" rear yard effect. BUILDING MASS AND FORM Residential Massing Exterior mass and form can be manipulated to improve the street scene by reducing the impact of certain home elements as they relate to corner conditions, adjacent units, setbacks and the street. Massing should be designed to decrease perceived density. Architectural Form Building mass should be formulated to reflect interior uses, to create a positive relationship with adjacent homes and land use, to provide visual emphasis and to reflect the architectural style. Methods for maximizing the variety of architectural form within these constraints include: · Creating recessed alcoves or projected overhangs which cast shadows. 42 · Sculpting major chimney forms. . Utilizing dormers, bay windows and other architectural projections. · Using porch/entry projections. Relationship of One and Two Story Buildings A key technique for creating a sense of variety within a neighborhood is to vary the heights and forms of the homes. This can be accomplished by using a combination of one and two story buildings and staggering the massing. It is preferable to use single story elements on ftonts and outside edges of corner lots to provide a transition from taller, two story vertical planes to the horizontal planes of sidewalk and street. Introducing an intermediate transition between one and two story buildings helps to improve the visual relationship between the two. Two Story Buildings Style-appropriate, significant single story architectural elements shall be used on two story buildings to lessen their apparent height. (see "Architectural Style Guidelines" of this document for description of style-appropriate elements). Stepping the second story mass, where appropriate to the architectural style, should be used to improve the street scene. The second stories must be set back in relation to the garage face below. Designers shall create the building form as a series of interlocking masses rather than a box. Single Story Architectural Elements A single story architectural element on the ftont or side provides a transitional step between a two story home and the sidewalk level, helping to create a sense of pedestrian scale. Significant single story architectural elements include: · A single story room (interior living space) A front or wraparound porch ( minimum 6' deep and 1 0' wide) applied when appropriate to the architectural style (See additional porch requirements below) Extended entry alcove A single story garage (iflocated at the side of the home) · · · All architectural elements shall be appropriate to each architectural style as described in the" Architectural Style Guidelines" section of this document. A minimum number of single story homes and/or architectural elements are required in Dublin Ranch neighborhoods according to the following lot sizes and building types. Area F-2 Neighborhood: · At least one plan in the architectural plan package for the neighborhood shall include a significant single story element at the front or side. 43 In Area F-2 neighborhoods where lots are equal to or greater than 5,000 square feet with minimum lot widths of at least 50'. all corner homes are required to have a significant single story element that provides added interest and articulation at the ftont corner. Any portion of the single story architectural element requirements may be satisfied with the use of corner homes. A corner home may be designed specifically for use on corner lots. Ifnot designed specifically for a corner location a home plan must have the flexibility to be easily altered for use on corner or interior lots. Homes located on corner lots require the following: · Front and side façade articulation using materials that wrap around the side of the home. · A significant single story architectural element (interior space) at the front corner of the plan · Garage placement that allows the option of entry ITom the side street - (where garage is mid to deep recessed) Area F-l Neighborhood: Corner plans for these neighborhoods may be designed for interior lots with the flexibility to be adapted for corner use. Homes located on these corner lots require the following: · Front and side façade articulation using materials that wrap around the side of the home. · A pop out side gable or added single story element (exterior - such as a wrap around porch) Comer Homes Neighborhood quality is enhanced by the addition of a home plan designed specifically for the corner, or by enhancing an interior plan for use on the corner with additional architectural elements and/or details as typically found on front elevations. The use ofthe required single story elements is highly encouraged on corner homes. The use of the same plan on every corner however, is prohibited. The intent is to provide a pleasing variety in the street scene using a combination of massing forms and heights. Porch Requirements In addition to corner lots, in neighborhoods where lots are smaller than 5,000 square feet with minimum lot widths ofless than 50', a minimum of 1 plan per neighborhood (on appropriate styles only) is required to have a porch. Where a porch is included as a single story element, it is desirable for the following design dimensions to be present: 44 . Front porches should be a minimum of6' depth and 1/2 the width of the rront living area facade. · Side porches should be a minimum of5' depth. . Side porch length should be a minimum of 12' measured rrom rront corner of porch. · Eaves must be a minimum of 12" or 18" deep, as appropriate to style. ~~~-~---~~ See individual Architectural Style Guidelines of this document for guidance regarding style-appropriate elements, colors and materials. Refer to Residential Site Development Standards for Setbacks. Garage Criteria The home and the yard, rather than the garage, should be the primary emphasis of the elevation as seen rrom the street. In order to achieve this, the following standards are required: · The use ofrront-facing, 3-car garages is limited to one plan per neighborhood. · Swing-in garages are limited to lots 55' wide or greater. . All homes are required to have both automatic garage door openers and "roll up" doors. * . With the exception of lots along substantial street slopes, plans should be reversed and plotted so that garages and entries are adjacent to each other. This creates an undulating sense of setback. Occasionally this pattern should be broken so that it will not become overly repetitious nor reflected by the units directly across the street. · Locate all garages at least 5' behind the ftont face/living space of the home -except swing-in garages. (see "Residential Site Development Standards" for setbacks) · Vary garage placement mix within neighborhood plotting plan · Vary garage door appearance · Vary garage placement rrom plan to plan * The use of a sectional "roll up" garage door is required since it maximizes the availability of useable driveway length. Residents often tend to misjudge the necessary swing-up distance of conventional garage doors. As a result, they often park with the rear of car extending into the sidewalk path. The following design techniques are encouraged to reduce the emphasis on the garage: Vary garage placement within neighborhood plotting plan: · Vary garage placement where possible by alternating rront setbacks along street rrontage. . Alternate plans with different garage types when plotting adjacent homes. 45 Vary garage door appearance: · Vary garage door pattern, windows and/or color as appropriate to individual architectural styles. · Where possible, use two single doors instead of a large one. · Additional garage treatments are encouraged to buffer direct view of the garage door. · Stagger the setback between individual adjacent garage doors. Vary garage placement from plan to plan: · Incorporate the garage with the architecture of the house. The design treatment should strive to reduce the overall visual mass of the garage. · De-emphasize the garage by highlighting other parts of the house with architectural forms. · Where lot depth allows, recess the garage at least 20' behind the primary ITont facade on one plan. 1. Recessed - (may be detached) 2. Corner with side street entry (may be detached) 3. Swing-in -limited to a maximum of33% of units in each neighborhood (or 1 plan per package) Recessed Garage All front facing garages shall be located a minimum of 5 feet behind the front elevation! living space. Additional garage treatments are encouraged to further reduce the impact of the garage door. Corner with side-street entry Garage This garage placement allows the option of entering ITom the side street, thereby eliminating the garage and driveway ITom the front face of the house. Swing· In Garage This garage placement is limited to 33% of homes in single-family detached neighborhoods. Swing~in garages greatly reduce the impact of garage door faces on the streetscape. The resulting front-facing garage wall shall be articulated with the same level of detail as the ftont façade of the home including windows, trim. etc. Swing-in garages are prohibited on lots less than 55' wide. Swing-in garage doors shall be recessed a minimum of 12" behind the garage wall plane. Detached Garages Detached garages may be deep recessed or located adjacent to the corner with side street entry access. Detached garages are located· toward the rear of the lot behind the primary structure. They are enhanced by applying the same details found on the home. 46 Where ftont-facing, long driveways should be improved by adding texture, pattern or a 'ribbon' driveway. - 3-Car Front~Facing Garage Requirements 3-car garages with all doors facing ftont are limited to: · one plan per neighborhood plan package. · lots that are 5,000 SF or greater . being located at least 5' behind the ftont façade of the home (living space) · all other standard garage requirements When a 3-car ftont-facing garage is used, in addition to standard garage requirements it shall provide at least one of the following additional front-facing plan requirements: 1. Provide and offset a single door at least 2' tÌ"om a double door. 2. Provide three single garage doors each separated by at least 1'. Additional garage placements and/or treatments are highly encouraged to reduce the impact of a 3-car front-facing garage on the street scene. These include: · Providing a minimum 6' deep by 10' wide porch forward of all garages. · Constructing the additional car bay in tandem behind the standard 2-car garage door. Optional Garage Treatments The following optional treatments are highly encouraged to reduce or buffer the direct view of all garages and garage doors ftom the sidewalk or street. Porte Cochere: A recessed garage plan with a port cochere creates an additional, partially covered, parking space and also serves an occasional outdoor private space. Garage Door Screening Elements: . Install elements such as attached trellis' beneath single story garage roof fascias and/or above garage door header trims. . Span the driveway forward of the garage with a gated element or an overhead trellis. 47 ARCHITECTURAL TREATMENT ELEV A TION TREATMENT It is the intent of these guidelines to achieve a high quality product that reads well ITom all sides. The following section provides guidance to help the designer and builder achieve this requirement for "4-sided" architecture. Major Elevations Proper visual balance and sense of cohesiveness creates a successful project design. The differences between the plans and elevations must be readily discernible and create variety, yet at the same time design elements, styles and materials should not contrast to such an extent as to result in visual chaos. All elements, materials and colors shall be appropriate to the architectural style. Siding materials shall be ended inside chimney corners, fence and wall corners, etc. and finished with detail. They shall be brought down to within a reasonable distance ITom finished grade so that the slab is not discernible. Large expanses of blank walls shall be avoided. Elevations shall be designed and articulated consistently with requirements in the Architectural Style Guidelines section of this document. Creation of Form and Relief Recesses and Shadow The manner in which light strikes or frames a building is instrumental in how that structure is perceived. The effect of sunlight is a strong design consideration since shadow and shade gives the building a sense of both depth and substance. Projections, offsets, overhangs and recesses are all tools in the creation of shadow. Architectural Projections Projections not only create shadow but also provide strong visual focal points. This can be used to emphasize some aspect of the design such as an entry or major window. It can also distract the observer's attention away from other elements such as the garage or a large wall plane. Stepping Forms Elevations shall be stepped both horizontally and vertically. Desired changes in material must occur at a step. Entry Statement 48 The entry should be designed to serve as a focal point of the elevation and be readily discernible. The approaching observer should be drawn into it by its visual impact. Buried side-facing entries behind front-on garage plane will not be permitted. Massing and Articulation of Side and Rear Elevations Interior Conditions It is not acceptable to "build out" plans to the maximum at side and rear conditions without articulating the mass of those wall planes. This is intended to prevent a two story stucco box, producing a canyon-like effect without vertical or horizontal relief Required solutions include, but are not limited to, the following: · Create a single story plate at the rear by recessing the second story. · Improve the articulation of the plan forms by offsetting the garage and providing plans that do not utilize the full lot width or depth. · Recess or project the elevation and plan to enhance usable and accessible yard space. Elevations Subject to Public View The rears and sides of homes backing onto streets or open space areas may be highly visible from surrounding areas and shall be treated in a similar manner to the front elevation. This is particularly true of second story conditions visible above the fence line. These elevations are viewed in three ways: first, as seen fÌ'om adjacent units, second, as semi-public foreground with visible details as seen trom adjacent streets, and third, as distant silhouettes viewed trom adjacent neighborhoods and public areas. It is required that ftont elevations and those portions of side and rear elevations of homes that abut a street and are visible from a street shall substantially share common materials and degrees of articulation. Architectural trim. design treatments and materials shall be provided as follows: · Provide detailing of the second floor, to include materials, color, window surrounds and changes in wall planes on first and second floors where appropriate to style. · Trim shall be provided on all windows. · At a minimum. second story windows shall have break-ups (muntins) that match the front elevation windows. · Continue trim and accent materials well beyond the ftont elevations (see individual style requirements). · Homes shall be detailed in an authentic manner. · Address issues of second story privacy and scale in design of building plans and elevations. · For homes backing onto streets provide detailing of the second floor, to include materials, color, window surrounds and changes in wall planes on first and second floors where appropriate to style. 49 · As seen rrom a distance, ridge lines and ftaming of homes shall appear varied with particular attention given to avoiding repetitious elements such as continuous gable-ends and similar building silhouettes and ridge heights. . Where possible, maximize and vary the rear yard setbacks within rows of lots. . Design the rear elevation and roof plane to minimize negative visual impact. ROOF CONSIDERATIONS Roof Forms Homes seen ftom a close range or a distance are generally perceived with the contrast against their immediate background or skyline, respectively. Overall building lines are predominant, and appearance is directly impacted by roof massing, not the wall plane articulation or materials. The use of different roof types will add variety and interest to the street scene, however the roof characteristics shall always be consistent with whatever architectural style is chosen. To achieve this, roof forms shall be addressed by the following criteria: · Vary the height of ridge lines and fascias in combination with different architectural styles, to create a variety of roof forms and visual interest. · Provide a balance of hip and gable forms that avoid repetitious elements. · Provide a balance of architectural massing and forms that minimize negative visual impact of silhouettes and ridge lines. . Provide plans that maximize their rear yard setback so that building outlines are varied and not as dominant. Acceptable Roof Forms There is no single form of roof that is preferred. Hip, gable and sheds may, within reason, be used separately or together on the same roof Care should be taken to avoid a canyon effect in side and rear yard when both buildings have front to rear gables. Roof forms with pitch changes at a porch or projection are acceptable. Inappropriate Roof Forms Roof forms having dual pitches such as Gambrel or Mansard should not be used. Flat roofs are not permitted. Allowable Roof Pitch The principal roof forms shall have a pitch of between 3 1/2:12 and 8:12 depending upon dwelling style and character (See Architectural Style Guidelines section of this document). A single roof pitch should be used on opposite sides of a ridge. Shallow pitches tend to lessen the apparent building mass. 50 Design of Rakes and Eaves The designer may choose fÌ'om a variety of rake and eave types based on climatic and stylistic considerations. Moderate or extended overhangs are acceptable if properly designed. Tight fascias with appropriate styles are acceptable. Single fascia boards, double fascia boards, or exposed rafters when adequately scaled are acceptable. Care should be taken to ensure material sizes avoid a weak or flimsy appearance. Exposed rafter tails without fascias should be at least 3x. Overhang Projections and Covered Porches Substantial overhangs are encouraged as a response to solar and climatic conditions. The inclusion of covered porches and entries expand sheltered living spaces, create entry statements and provide elevation relief Covered porches may differ fÌ'om the roof in both pitch and material but fÌ'ont porches should retain at least one of these two characteristics. Stepping the Roof Form Steps in the roof respond to the interior room arrangement and provide visual relief and interest. A vertical step within the ridge line should be at least 18" in order to create visual impact and allow for adequate weatherproofing. ARCHITECTURAL DESIGN ELEMENTS The following sections provide guidance concerning specific elements of residences such as entries, doors, windows and garages. Unit Entries Use of Entry Statements The entry serves several important architectural and psychological functions: · Identifies and fÌ'ames the fÌ'ont doorway. · Acts as an interface between public and private spaces. · Acts as an introduction to the house while creating an initial impression. Placement and Visibility The entry should be designed and located so as to readily emphasize its prime functions. If the fÌ'ont door locations is not obvious or visible because ofbuìlding configuration, the entry should direct and draw the observer in the desired path. The design ofthe entry in merchant built housing shall be strong enough to mitigate the impact of the garage on the facade. 51 Incorporation of Roof and Architectural Features Proper use of roof elements, columns, feature windows and architectural forms contribute to the overall impact and success of the entry. A covered entry is a traditional American housing element. It may no longer serve as a living activity area (i.e., porch or veranda) but still has an important function as a semi-private transition between the public walkway and the private interior. Even when the entry visually obscures the door, it still announces the door. Doors Design Emphasis should be placed on the design and type of entry door used. It functions as the major introduction to the interior of the house and concern should be given to the image it creates. . The entire door assembly should be treated as a single design element including surrounding trame, molding and glass side lights, if present. . Typically, the door should be covered by an overhead element or recessed into the wall plane. Materials/Colors Traditionally, wood is used for the entry door. Wood grain texture and raised or recessed panels contribute to the appeal of the door. Greater use is being made of metal entry doors but in order to be acceptable, they must possess the same residential "feel" provided by the wood grain and panels. Flexibility is allowed concerning the color of the door. It may match or contrast the accent trim, but should be differentiated from the wall color. Use of Glass The use of glass in the door and overall assembly is encouraged. It expresses a sense of welcome and human scale. It can be incorporated into the door panels or expressed as single side lights, double side lights, transom glass or fan windows. Residential Address Numbers and Entry Lighting All residential addresses shall be clearly marked, located and sufficiently lit for ease of recognition by postal and public safety agencies. Windows Placement and OrganiZJltion Typically, the location of windows is determined by the practical consideration of room layout, possible furniture placement, view opportunities and concern for privacy. Greater design emphasis shall be directed to insure that window 52 placement and organization will also positively contribute to the exterior architectural character. Windows greatly enhance the elevation through their vertical or horizontal grouping and coordination with other design elements. This relationship to one another and the wall/roof plane creates a composition and sense of order. All windows in a specific plan elevation shall appear compatible. This should not be interpreted that they are all the same shape, size or type but rather that a hierarchy of windows exists which visually relate to and compliment one another. Feature/Theme Windows Feature or theme windows on the ftont elevation create a strong visual focal point. These focal points may be used to decrease the visual impact of the garage door, draw attention to the entry or emphasize some other element of building. Within the window hierarchy, this window creates the dominant theme or form. Window Frames Vinyl clad, aluminum, wood or cementitious simulated wood window frames are acceptable. When using aluminum, bronze anodized frames or those complementary to the color palette shall be used while natural, silver or gold anodized frames are unacceptable. All windows must be articulated and/or trimmed appropriately to individual style as described in the architectural style section of these guidelines. Use of Wood and Stucco Trim When aluminum frame windows are used, they shall be surrounded or trimmed with other desig,:¡ elements. These may include wood or cementitious simulated wood trim, stucco surrounds and shutters or recessed openings as appropriate to the architectural style. Considerations of Rear Elevations Merchant built housing typically fails to adequately address proper window design and placement on rear and side elevations. This is usually due to prioritization and cost factors. Since side elevations and second story rear windows are frequently visible, greater design effort and budget prioritization need to be given. The guidance concerning window placement organization, trim and incorporation of architectural elements is applicab1e to all elevations and will be enforced through the design review process. Integrations with Roof and Architectural Details The window is important to the proper articulation of the wall and roof elements. Focal points can be created by the placement of windows in architectural projection or recesses incorporated with gable, hip or shed roof overhangs. 53 Consideration should be given to using overhangs and projections to shadow windows with south and west exposures. Skylights Skylights and roof windows are permitted where they are not visible !Tom any street, if properly installed and weather proofed. The skylight should be designed to appear as an integral part of the roof plane. Skylights should be clear or bronzed with the !Tamework matching the roof or trim color. Balconies The inclusion of balconies is encouraged for both aesthetic and practical purposes. They are useful in breaking up large wall planes, offsetting floors, creating visual interest and adding human scale to the building. They provide the practical advantage of creating outdoor living areas and elevated open space. Balconies may be covered or open. They may be either recessed into the mass of the building or serve as a projecting element. In whichever manner they are used, they must appear to be an integral element of the building rather than an after thought or add-on. the details, eaves supports, and railing must be consistent with the balance of the building design elements or style. Concern should be given to avoid designing balconies in plans in such a manner that they are plotted side by side. Exterior Stairs Stairs should be compatible in type and material to the deck and landing. Use of open stair treads can only be justified where the balcony or landing element is a projecting element. Location of exterior stairs is permitted on the side or rear of the home except on facades that side or back onto public streets or open space areas. Columns and Posts It is important that both columns and posts project a substantial and durable image. Posts should be of wood, not less than 6" in diameter, and may be built up !Tom multiple pieces. Use of 4" posts and metal pipe columns is prohibited. Columns may be clad in wood, masonry or stucco. They should be square, rectangular, or round and at least 14" wide with a height of approximately 4 to 5 times the width. It is desirable that columns incorporate both base and capitals. Related arches may be flat, round or segments of an inch. Other variations such as parabolic curves are unacceptable. Railing The type of exterior railing used on balconies, decks and stairs, creates a significant impact on the elevation. An extensive variety of rail types are permitted including open wrought iron and wood rail or picket. Extruded aluminum is prohibited. Choice of rail type should reflect taste and be consistent with the chosen design vocabulary or be historically correct for the style. 54 Gutters and Downspouts Exposed gutters shall be colored to match fascia material. Exposed downspouts will likewise be colored to match the surface to which they are attached unless they are finished with a false copper patina. Chimneys Properly designed and located chimneys can serve as a major design element and focal point for the building elevation. It is frequently the major architectural element on exposed side or a rear elevation. Chimneys should be constructed of style-appropriate materials as described in the architectural styles section of this document. Care must be taken concerning the selection of any accent materials and the cap design. The use of steps, curve and banding on the shaft and capital have major visual impact against the sky and roof plane. Attention should be given to the City setback requirements. Garages and Garage Doors Materials "Roll up" garage doors shall be used on all single-family homes. Metal, wood or fiberglass garage doors are permitted when they include either textured or raised panels of a "residential" nature. The use of window elements is encouraged. The design of garage doors should reflect the theme or style of the overall design of the residence. Proper use of accent colors will compliment the architecture and provide visual variety along the street scene. Refer to the individual color palette for each style. Face Design The design of the door face should result in a tasteful treatment which breaks up the expanse of the door plane while not being so excessively decorative as to draw attention away from the architectural elevation. Recessing It is highly desirable to recess the garage door 6" -12" fÌ'om the garage face. This allows for a strong shadow line and decreases the impact of the door while increasing the apparent sense of mass of the surrounding walL Patio Covers Patio covers, trellises, pergolas and other exterior structures should reflect the character, color and materials of the building to which they are related. Supports and framing members will conform to the guideline criteria for columns and posts. The pitch of the patio roof may be less than the adjacent building. The materials for the horizontal elements are limited to either wood or the dwelling's roof material. 55 The side elevation of the structure will not be enclosed except in the case where a wall of the dwelling forms a natural enclosure. Ensure that building plans allow space for the later addition of usable patio covers within the buildable envelope and setbacks. Storage Structures If storage structures are used, they must be designed and constructed in accordance with the criteria for the residence as stated in the Architectural Style Guidelines of this document. Prefabricated metal or vinyl sheds are prohibited. All such structures must be screened from view where adjacent to public streets or open space areas. Further Design Considerations All mechanical or other equipment, including utility meters, junction boxes, trash receptacles and air conditioners should be screened from public view. Further consideration should be given as to the placement of these items within the side yards so as not to restrict pedestrian access in emergency situations. They may be accommodated within the rear yard with minimal impact on yard use and layout. All antennas shall be placed in attics or interior of the residence. Inclusion of exterior compact satellite dishes is limited to locations that are not visible from the street or side yards from adjacent lots wherever possible. Canvas awnings of solid accent color may be permitted with moderation. Refer to individual style color palettes for criteria. Metal awnings are prohibited. The decision whether to provide awnings should include consideration of their maintenance and deterioration in neighborhoods without maintenance associations. Both the Stage 1 and Stage 2 Development Plan Areas satisfy the following required elements: 1. General Plan and Specific Plan Consistency. The Dublin Ranch Area F North project includes a General Plan amendment which modifies General Plan maps and text for the project. The project also includes an amendment to the Eastern Dublin Specific Plan. The project PD- zoning and both the Stage 1 and Stage 2 Development Plans shall not be effective until the above General Plan and Specific Plan amendments are approved and effective. 2. Inclusionary Zoning Regulations. As agreed upon between the City and the Developer the City's 12.5% affordable housing requirement will be provided and satisfied within the Fairway Ranch residential community south of the project area. 3. Applicable Requirements of the City of Dublin Zoning Ordinance. Except as specifically provided in these Stage 1 and Stage 2 Development Plans, the use, development, improvements and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to section 8.32.060.C. 56 4. General Plan and Specific Plan Consistency. The Area F North project includes a General Plan Amendment which modifies the General Plan maps and text for the project. The project also includes an Amendment to the Eastern Dublin Specific Plan to modify the land use designation. The project PD-zoning and this Stage 1 and Stage 2 Development Plan shall not be effective until the above General Plan Amendment and Specific Plan Amendment are approved and effective. SECTION 4. This Ordinance shall take effect and be enforced upon the effective date of the general plan and specific plan amendments in PA 01-037. 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 S~ate of California. PASSED AND ADOPTED By the City Council of the City of Dublin, on this 6th day of April 2004, by the following votes: AYES: Council members McCormick, Oravetz, Sbranti and Zika. and Mayor Lockhart NOES: None ABSENT: None ABSTAIN: None ATTEST: Aau). ~ v- City Clerk' ~ ( PI -r-1) 57