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Home My WebLink AboutPC Reso 14-19 Subarea 3 Stage 2 Dev Plan rec to CC RESOLUTION NO. 14 - 19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A STAGE 2 DEVELOPMENT PLAN FOR DUBLIN RANCH SUBAREA 3 PLPA 2013-00033 WHEREAS, the Applicant, Kevin Fryer on behalf of Integral Communities, submitted applications for a 64-acre site known as Dublin Ranch Subarea 3 ("Project Site") within the Eastern Dublin Specific Plan Area; and WHEREAS, the applications include: a) Stage 2 Development Plan; b) Site Development Review; and c) Vesting Tentative Map 8171. The project proposes a total of 437 single-family units and townhomes within six neighborhoods. Neighborhoods 1, 2, 3, 4, and 5 include detached units on small and mid-size lots for a total of 330 units within the 38 acres designated and zoned as Medium Density Residential (MDR) (6.1 to 14 units per acre). Neighborhood 6 would be developed as 107 attached condominium townhomes within 7.5 acres of Medium-High Density Residential (MHDR) (14.1 to 25.0 units per acre) along Lockhart Street. The areas designated as Neighborhood Park (2 acres), Stream Corridor (2 acres) and Rural Residential/Agriculture (14.5 acres) would be improved as 18.5 acres of recreational and open space. The applications collectively define this "Project;" and WHEREAS, the Project site is located along the north side of Dublin Boulevard, south of Central Parkway, east of Lockhart Street, and west of Fallon Road within the Dublin Ranch planned community; and WHEREAS, the Project site generally is vacant land; and WHEREAS, the proposed project initially was addressed pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines by the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ("EIR"), which is a Program EIR (SCH No. 91-103064) certified by the City Council by Resolution No. 51-93, subsequent Addenda dated May 4, 1993 and August 22, 1994, and by a Negative Declaration for Dublin Ranch Areas B - E adopted by Resolution 140-97; and WHEREAS, a CEQA Addendum was prepared to address the General Plan and Eastern Dublin Specific Plan Amendment and Planned Development Stage 1 Rezoning PLPA-2013- 00033 for Dublin Ranch Subarea 3; and WHEREAS, on February 18, 2014, the City Council held a public hearing and adopted Resolution 17-14 approving the CEQA Addendum for Dublin Ranch Subarea 3; and WHEREAS, on February 18, 2014, the City Council held a public hearing and adopted Resolution 19-14 approving amendments to the General Plan and Eastern Dublin Specific Plan; and Page 1 of 2 WHEREAS, on February 18, 2014, the City Council held a public hearing and adopted Ordinance 05-14 approving a Planned Development Rezone with a related Stage 1 Development Plan for Dublin Ranch Subarea 3; and WHEREAS, a Planning Commission staff report dated April 29, 2014 and incorporated herein by reference described and analyzed the Project and recommended approval of the applications; and WHEREAS, General Plan and Eastern Dublin Specific Plan land uses and Planned Development zoning with Stage 1 Development Plan allow for the uses and densities proposed by the Project, and the project is consistent with the respective land use category of the Dublin General Plan, the Eastern Dublin Specific Plan, and the Stage 1 Development Plan; and WHEREAS, the Planning Commission held a duly noticed public hearing on April 29, 2014 at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered the CEQA Addendum, prior related environmental documents, and all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission, based on the findings in the attached ordinance, recommends that the City Council approve the ordinance attached as Exhibit A and incorporated herein by reference, which ordinance adopts: Stage 2 Development Plan which, among other things, establishes the maximum number of development units along with unit type and distribution within Dublin Ranch Subarea 3; provides development regulations to regulate development and building standards in Dublin Ranch Subarea 3; approves a Site Plan; and identifies Architectural Design Guidelines for Dublin Ranch Subarea 3. PASSED, APPROVED, AND ADOPTED this 29th day of April, 2014 by the following vote: AYES: Bhuthimethee, Do, Goel, Kohli NOES: ABSENT: O'Keefe ABSTAIN: PI nning Commission Chair ATTEST Assistant Corgi ity Development Director G:IPA#120131PLPA-2013-00033 DUBLIN RANCH Subarea 3IPC Mtg 04.29.14 Stage 2 PD SDR VTM Sub 3IPC Reso-recomd- PDStage 2.doc 2 of 2 ORDINANCE NO. XX — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN PLANNED DEVELOPMENT STAGE 2 DEVELOPMENT PLAN FOR DUBLIN RANCH SUBAREA 3 PLPA 2013-00033 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. Dublin Ranch Subarea 3 ("project") is in the Eastern Dublin Specific Plan area and within a planning area known as Dublin Ranch. On February 18, 2014, the City Council adopted Ordinance 05-14 approving Planned Development rezoning and a Stage 1 Development Plan pursuant to Section 8.32 of the Dublin Municipal Code for the 64 acre area known as Dublin Ranch Subarea 3. The Planned Development rezoning and Stage 1 Development Plan concurrently were approved with City Council Resolution 19-14 approving Amendments to the General Plan and Eastern Dublin Specific Plan. Planned Development rezoning established permitted uses, development standards, and other regulations for future development for as many as 437 residential units in six neighborhoods. B. Planned Development Stage 2 Development Plan adopted by this Ordinance would not require amendments to the General Plan and Eastern Dublin Specific Plan as no changes to the land uses are proposed. D. Planned Development Stage 2 Development Plan adopted by this Ordinance remains subject to a Development Agreement between the City of Dublin and Lennar Homes, adopted by Ordinance 06-14, which has an option to purchase and develop the Subarea 3 site pending approval entitlements. SECTION 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. PD-Planned Development zoning and Stage 2 Development Plan for Dublin Ranch Subarea 3 meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. PD-Planned Development zoning and Stage 2 Development Plan for the Project under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that it provides residential development in an area that supports residential uses, such as the sports park to the north, but is also a transition to planned medical center and mixed uses to the south and east. The Project provides a high degree of design and landscaping to complement existing and planned uses in the area. EXHIBIT A TO ATTACHMENT 1 B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. PD-Planned Development zoning and Stage 2 Development Plan for the Project will be harmonious and compatible with existing and future development in the surrounding area in that the Project is located in a master planned community that includes a variety of residential densities various as well as commercial and office spaces. The Project provides residential development in an area that supports residential uses, and the sports park to the north, but is also a transition to planned medical center and mixed uses to the south and east. The Project provides a high degree of design and landscaping to complement existing and planned uses in the area. 2. The Project takes advantage of the flatter areas of the site to locate development. Project g Grading on the site will ensure that much of the development is behind the small hill with limited visibility from Interstate Highway 580 (1-580). The project site is in an infill area that is fully served by public services and existing roadways. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the proposed residential development. 3. PD-Planned Development zoning and Stage 2 Development Plan for Dublin Ranch Subarea 3 will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards. 4. The PD-Planned Development zoning and Stage 2 Development Plan for Dublin Ranch Subarea 3 are consistent with and in conformance with the Dublin General Plan and Eastern Dublin Specific Plan, as amended, in that the proposed residential and other uses and the site plan are consistent with the land use designations for the site approved in connection with the Project. C. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines by the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ("EIR"), which is a Program EIR (SCH No. 91-103064) certified by the City Council by Resolution No. 51-93, subsequent Addenda dated May 4, 1993 and August 22, 1994, and by a Negative Declaration for Dublin Ranch Areas B - E adopted by Resolution 140-97. SECTION 3. APPROVALS Stage 2 Development Plan Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map has been amended to rezone the property described below ("Property") to a Planned Development Zoning District: 64 acres North of Dublin Boulevard, south of Central Parkway, east of Lockhart Street, and west of Fallon Road (APN 985-0027-012) 2 Exhibit A to Attachment 1 A Planned Development zoning and Land Use map is shown below: /.� M ;. l RR/A ! 1 NP ; ornnur 9 iw MH -� W - -- - y a xarArnai ;u3 M i SECTION 4. The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 or Stage 2 Development Plans shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as part of the PD-Planned Development zoning for Dublin Ranch Subarea 3 PLPA 2013-00033. The PD-Planned Development District Stage 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of permitted, conditional, and accessory uses. Permitted, conditional, and accessory uses were approved as part of the PD rezoning and Stage 1 Development Plan. 3 2. Stage 2 Site Plan. /�P� l {_...__ -• Sl1B AREA 3 K Dublin Ptanth "\4 STAGE II PLANNED Sc _ Qt . DEVELOPMENT SITE RM ( I I NP i I �j hiI wrnvrt -------- I MARCH 3011 -{ _d J �• _ o loo 10��0 +oo I 3. Site area, proposed densities. Gross/net area: 64 acres. Maximum number of units: 437. Allocation of units: Medium Density Residential — 330 units; and Medium High Density Residential - 107 units. TABLE 1: Land Use - General Plan and Eastern Dublin Specific Plan PLPA 2013-00033 Symbol Land Use 738 ) Density Units MDR Medium Density 6.1 to 14.0 units per acre 330 Residential MHDR Medium High Density 7.5 14.1 to 25.0 units per acre 107 Residential Rural (2) 14.5 1 unit per 100 acres 0 RR/A Residential/Agriculture SC Stream Corridor 2.0 -- NP Neighborhood Park 2.0 -- Total 64 437 (1) Gross acres. Actual would be less based on the re-design and construction of public streets. (2) The Rural Residential/Agriculture land use would serve as an alternative Open Space. However, since one unit requires a minimum of 100 acres, no units would be permitted within this area. 4 4. Neighborhood Summary Neighborhood Layout Floor Plans No. of Units • Single-family detached (Medium Density) 1 Green Court 4 (+ Plan 2-Alt) ' 112 2 Auto court 3c2� 63 3 33 4 Green Court/Small Lots 3 69 (30 ft x 50 ft) 5 Green Court 4 (+ Plan 2-Alt) 53 Subtotal 330 • Townhomes Attached (Medium-High Density) 6 6 units or less per building 1, 2 and 3A & B 107 Total 1 437 Same Plans 1, 2, 3 &4 for Neighborhoods 1 and 5 (2) Same Plans 1, 2 & 3 for Neighborhoods 2 & 3 5. Neighborhood Plan. The Project will include six neighborhoods. 1 B AREA 3 %1 , i •�� (� Dublin Ranch 1 at 1 , F—.O SPORTS /�� - k-!~• \ `,! PARK 1 STAGE II PLANNED ti N2 N1 `�� DEVELOPMENT 1 NEIGHBORHOOD PLAN THE GROVES /! N6 -- N3 .MK t ---------. AGRIOATOS R[ N3 % NDTA►ART; NOT EOCENGEN EP <PRaPOSEO w� _ MARCH 7014 1 ' N4 'l COMMERCIAL N6 N5 NEIGHBORHOOD/PRODUCT BREAKDOWN: Mlt7 �iR/ P c"°°Are.�,cDg1o�: ; nz a ioc eon —boa MAKNUM .` to -- -- i . FA GTEWAV i • RETAIErAI L CENTER I `� e.e�crno°'�.n°Poe� SHEET , , . i0iA1.IINI6'. AJ1 -____-.— 5 6. Master Neighborhood Landscaping Plan. — S UB AREA 3 at = ', - Dublin -Ranch-- R114E 11 PANNW DFVLO-ENT ( EOIMENf b � y A _ L� J a e. DO IT T °1AN SHEET..N.w... 7. Landscape Guidelines see Exhibit A 8. Development Regulations/Standards Standards Single-family Detached Single-family Detached Neighborhoods may include one Neighborhoods (Alley or Auto court-loaded) or both configurations 1, 2, 3, 4, and 5 Minimum Lot Width 30 30 (12> Maximum Lot Coverage(11)(12) 12 Maximum Building Height 38 ft 38 ft Maximum Stories 3 3 Minimum Front Yard Setbacks(1)(2) 6 ft to public/private street 6 ft to Paseo Green Court ROW or and/or ROW public/private street Living Area 3 ft to private drive aisle or alley 3 ft to public/private street Porch ROW and/or private drive aisle or alley 3 ft to public/private street N/A Garage ROW and/or private drive aisle or alley 6 Minimum Side Yard Setback")�2)�')�')�9) Living Area 4 ft 4 ft Porch 4 ft 4 ft Corner Lot 5 ft 6 ft (Living Area Space to property line) �3) Encroachments �3) Minimum Rear Yard Setback(')(')(')('o) Living Area 5 ft 2 ft Porch N/A N/A Garage N/A 3 ft Garage Face to Garage Face N/A 28 ft Accessory Structures X11) X11) Parking Spaces Required(8) renclosepd per unit 2 2 ce per unit 1 1 able Private Open Space 150 sf with a min. 150 sf with a min. dimension of 10 ft dimension of 10 ft ROW= right-of-way public/private street (1) Setbacks measured from property line. (2) Graphic depiction of standards listed shown below. (3) Items such as, but not limited to, air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4 feet in height, media centers, etc. may encroach up to 2 feet into the required setback of one side yard provided a minimum of a 3-foot wide flat area is maintained for access around the house. (4) Subject to Building Code requirements for access. (5) Building setbacks shall be subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to building overhang shall be s feet minimum or as required by current City Building Code or standards. (6) The third floor must be stepped back from front and rear elevation to reduce building mass. (7) Retaining walls up to 4 feet high may be used to create a level usable [yard] area. Retaining walls in excess of 4 feet to create a usable yard area are subject to review and approval by the Community Development Director. Retaining walls 30 inches in height are subject to safety criteria as determined by the Building Official. (8) Two enclosed side-by-side shall be provided. Curbside parking may be counted toward required number of guest spaces. Guest spaces may be counted for any private driveway that is a minimum of 18 feet. (9) All corner lots are to have enhanced rear and side yard elevations as identified on Enhanced Lots Key (Sheet PD 2.8). (10) Any elevation visible from a public/private right-of-way shall be enhanced as identified on Enhanced Lots Key (Sheet PD 2.8). (11) Accessory structure setbacks will follow the City of Dublin Zoning Ordinance, Chapter 8.40: Accessory Structures and Use Regulations. (12) Due to the nature of a small lot product, no maximum coverage is required. 7 IF .......... f ROW LEGEND EDPRIVATE YARD AREA ROW RIGHT OF WAY FC FACE OF CURB Yom&n cai be delved as a yard.&-dL Pow wurt)srd,.siTAw Wft) 38'MINIMUM LOT WIDTH SINGLE FAMILY DETACHED GREEN COURT PRODUCT N=Amh!M=re Oww is(or iluWll6ft Purposes WdY. PL r dt -41 v I I a MA' Iz- at ROW FC LEGEND PRIVATE YARD AREA ROW RIGHT OF WAY (150 SF Wlfhd area Minimum Owwim of lly. FC FACE OF CURB Y.m woo am be dor-w n a wd.Oak pelt coudymd,ew amity sm) 42'MINIMUM LOT WIDTH SINGLE FAMILY DETACHED GREEN COURT PRODUCT FC ROW 150 SF. ISO SF-- ---- -A-5 150 SF ,VIM 150 5F _4 150, Af�NIMUM )Ad:: °.- LEGEND PRIVATE YARD AREA ROW RIGHT OF WAY I'll SF WW(W vs&minkmm cg,.,Nb d 1q, FC FACE OF CURB .r..',m be datn-d—a yafd.deck.psft• owr,p,d.or o"ar area} 1500 SF TYPICAL NEIGHBORHOOD LOT SIZE 30'MINIMUM LOT WIDTH SINGLE FAMILY DETACHED GREEN COURT PRODUCT 10 Standards Attached Townhome Structures Neighborhood 6 Maximum Building Height 38 ft Maximum Stories 3 Minimum Setbacks Building to right-of-way 8 ft Living area to alley or common driveway 4 ft Garage face to alley edge 3 ft Minimum Building Separation Garage Door to Garage Door 28 ft Porch/Balcony to Porch/Balcony loft Between Buildings 15 ft Parking Spaces Required enclosed per unit 2 guest space per unit 1 Minimum Usable Private Open Space 150 sf with a min. dimension of 10 ft 9. Architectural Design Standards — see Exhibit B As a concept, the proposed architectural design for all products is based on current influences to classic styles. For Dublin Ranch Subarea 3, the architectural styles are: • (A) Contemporary Craftsman • (B) Modern Bungalow • (C) New Prairie These styles would be available for each of the floor plans within each Neighborhood of single-family detached homes (Neighborhoods 1. 2. 3, 4, and 5). For the attached townhome condominiums in Neighborhood 6, all exteriors Contemporary Craftsman. 10.General Plan and Specific Plan Consistency. The Stage 2 Development Plan is consistent with the General Plan, Eastern Dublin Specific Plan, the Planned Development zoning, and the Stage 1 Development Plan adopted previously. 11.Inclusionary Zoning Regulations. The Subarea 3 project is subject to the Affordable Housing Agreement (AHA) for Dublin Ranch over all which establishes the amount and location of affordable housing. In general, the affordable housing requirement for Dublin Ranch is satisfied through the provision of affordable housing within Fairway Ranch, collectively now referenced as The Groves, located west of the proposed project (and more specifically as Oak Grove, Cedar Grove, and Pine Grove) bounded by Central Parkway on the north, Lockhart Street on the east, Maguire Way (private street) on the south, and Keegan Street on the west. SECTION 5. OTHER ZONING REGULATIONS. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project shall be governed by the provisions of the closest comparable zoning district as determined by the 11 Community Development Director and of the Dublin Zoning Ordinance except as provided in the Stage 1 and Stage 2 Development Plans. SECTION 6. POSTING. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE. This Ordinance shall take effect and be enforced thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPAM20131PLPA-2013-00033 DUBLIN RANCH Subarea 31PC Mtg 04.29.14 Stage 2 PD SDR VTM Sub 31CC Ord-Sub 3 Stage2-PD.doc 12 r Sub Area 3 Design Guidelines Dublin, California April 15, 2014 I I 1 EXHIBIT A DESIGN TEAM Landscape Architect R3 Studios 201 4th Street, Suite 101 B Oakland, CA 94607 (510)452-4190 Civil Engineer MacKay & Somps 5142 Franklin Dr, Suite B Pleasanton, CA 94588 (925) 225-0690 Architect KTGY 580 Second Street Suite 200 Oakland, CA 94607 2 TABLE OF CONTENTS INTRODUCTION 5 ILLUSTRATIVE PLAN 6 STREETSCAPE 7 ENTRIES AND THEMATIC ELEMENTS 13 TRAILS & OPEN SPACE 21 WALL & FENCING 27 LANDSCAPE SYSTEM 31 SITE ELEMENTS 38 APPENDIX 43 3 INTRODUCTION VISION KEY DESIGN PRINCIPLES 4 INTRODUCTION VISION The Sub Area 3 Property envisions a premier residential community nestled within the hills of the City of Dublin. This community, surrounded by hundreds of acres of Regional Parkland, Commercial and Retail uses, is connected to the greater Dublin community via Dublin Boulevard to the South, Lockhart Street to the West, Central Parkway to the North and Fallon Road to the East. The character of the community is rooted in the natural features of the site. As a reflection of California's agrarian and ranch heritage open space and agricultural heritage will be used throughout the community to provide a historic context. The goal is to create the "flavor" of the new communities built around the historic past. The guidelines in this document are conceptual, and are intended to guide in the vision of the community. KEY DESIGN ELEMENT • Entry signage will reflect architectural and historic elements to define the project entry. The entries will feature stone veneer and brick walls, slate and precast concrete walls and planters. • The streetscape system shall unite the community through a legible hierarchy, while respecting the historic nature of the site. • The trail open space system will be developed as a series of interconnecting pathways connecting various neighborhoods and access to the "top of the hill". • Integrated into the trail and open space system shall be a sequence of outlooks which provide viewing opportunities and rest stations. • The fencing and wall system maximizes views, defines neighborhoods, and reinforces the character. • Management of open space and maintenance of common areas will be an integral component of the landscape system. 5 F MW ..z.. IM 3 M ?LCC' e� m 19, 'ff�G � �C��r��a� i 00. Un- p ?L'ti Q LPL,' 0a A0 woondou 14 VdarWIVO o ; a all, Colto7A9 � r wag tip try° s '! ! � ! � ! c° $' 6 ✓:Y � :r o STREETSCAPE STREETSCAPE PLAN DESIGN CONCEPT MAIN ENTRY ROAD AT LOCKHART STREET AND CENTRAL PARKWAY NEIGHBORHOOD ENTRY ROADS NEIGHBORHOOD STREETS 7 STREETSCAPE PLAN DESIGN CONCEPT The road hierarchy is designed to legitimize the structure of the community while simultaneously supporting the rural, historic character. MAIN ENTRY ROAD AT LOCKHART STREET AND CENTRAL PARKWAY Collector roads flanked by parkland on the north and proposed development to the south leads into the community. From the north, Central Parkway connects with other neighborhoods, and existing regional parks while a Lockhart Street with existing residential to the west and proposed development to the East leads into the community from the west. NEIGHBORHOOD ENTRY ROADS Entry roads into the development from the North and West lead toward the heart of the residential community maintaining a rural ambiance with entry monuments on each side of the road, terraced walls and planting formal groupings of trees walkways and enhanced landscape. NEIGHBORHOOD STREETS There are three neighborhood street conditions in the development • Residences on both sides of the street • Residences on one side, open space on the other • Residences on one side, park on the other 8 ENTRY ROAD AT LOCKHART STREET AND CENTRAL PARKWAY The Entry Roads establish the agrarian character of Sub Area 3 with an understated curvilinear stone and brick retaining walls, clusters of Olive trees, roses, tumbling over stone or brick with large specimen trees lining both sides of the road. To maintain the rural theme, much of the road has been divided into two separated travel lanes with a median containing small flowering trees, accent shrubs and water quality features. The sidewalk on each side of the road is separated by a landscaped parkway containing a secondary neighborhood monument in the form of a low stone wall containing neighborhood and project name in slate tile with a precast concrete cap, low flowering ground cover accent the planting in the parkway. The design of this area is meant to reflect elements and materials found not only on the architecture but to compliment adjacent neighborhoods and communities. For more detail on the entry gateway design see Entries and Thematic Elements Chapter. • 2- 20' travel lanes • 8' median with flowering trees • 5' parkway with accent trees & 5' sidewalk, on each side _ c = ------Parkway Pilaster Enlargement- -————————————1 Refer to Entry Monument sheet L-5 4'-6'high stone veneer wrner monument Refer to Site Materials sheet L-29 4'-6'high stone veneer wall- shee - Refer to Site Materials t L-29 2'-6'high brick veneer wall- Refer to Site Materials Sheet , ,t -Y L-29 ELEVATION 9 NEIGHBORHOOD ENTRY ROADS After continuing through the entries the residential community is enclosed by flowering upright trees coupled with pedestrian sidewalks on both sides of the street. Streetscape scene includes residential units on both sides of the street, sidewalks, flowering up right street trees, enhanced landscape at residential frontage and opportunities for arrival at a proposed park and open space areas. 1. Two 18" travel lanes 2. Street trees on both sides of the street 3. 5' wide sidewalks on both sides of the street 4. In Street concrete pavers T-6"high stone veneer wall- Refer to Site Materials sheet L-29 C 2'-6"high brick veneer wall- J Refer to Site Materials sheet L-29 [- 4'-6"high stone veneer corner monument wall- , Refer to Site Materials sheet L-29 i Large Accent Trees- Refer to Proposed Plant Palette MW sheet L-2 r `� WNW � r � Accent trees in treatment area to be located on earthen pedestals. M I =W (typical) 3 U F > a _ = Concrete unit pavers- Accent Trees- �� .. , Refer to Site Materials sheet L-29 Refer to Proposed Plant Palette sheet L-2 4'-6"high stone veneer corner monument wall- Refer to Site Materials sheet L-29 G� Large Accent Trees- Refer to Proposed Plant Palette sheet L-2 Flowering perennials- — Refer to Proposed Plant Palette #A sheet L-2 — T-6"high stone veneer wall- Refer to Site Materials sheet L-29 2'-6"high brick veneer wall--- Refer to Site Materials sheet L-29 10 2'-6" high brick veneer wall- Refer to Site Materials sheet L-29 3'-6"high stone veneer corner monument wall- Refer to Site Materials sheet L-29 Accent Trees- 3' CENTRAL PARKWAY Refer to Proposed Plant Palette -6"high stone veneer corner p monument wall- sheet L-2 Refer to Site Materials sheet L-29 r 11a _ y 0 i O i Concrete unit pavers- Refer to Site Materials sheet L-29 11 a. NEIGHBORHOOD STREETS Within the neighborhoods the streets are reduced to a residential scale with monolithic sidewalks and upright street trees on each side. The following are the neighborhood street conditions: Neighborhood Streets: • 2 — 18' travel lanes • 5' monolithic sidewalks, both sides • Flowering upright trees in a 6' landscape easement (6' from back of walk), both sides. t IIIYlu:.=�I lomw i 12 ENTRIES & THEMATIC ELEMENTS ENTRY MONUMENTATION LOCATION PLAN CORNER MONUMENTS NEIGHBORHOOD ENTRIES GATEWAY MONUMENT 13 ENTRY MONUMENTATION LOCATION PLAN The corner monuments at Dublin Boulevard and Lockhart Street, Fallon Road and Central Parkway establishes the graceful essence of the rural community of Sub Area 3 with a series of neighborhood corner monuments and project entry monuments along the primary roads and neighborhoods within the overall community. The rural and historic context is interwoven into the community fabric with the treatment of each entry. The gateway monument at Dublin Boulevard and Fallon Road introduces the City of Dublin from the east. The gateway monument has been designed to utilize materials found throughout East Dublin including stone and brick. The monument borrows aesthetics from the retail commercial center to the south while staying true to the rural nature of the region. The monument is highlighted by the use of a metal clover leaf panel similar to other existing panels throughout the city. In addition, a large metal monolith with the name of the city back lit is also proposed. The low stone walls house rambling roses while an orchard grid of flowering accent trees is proposed behind the monument. c.anrerarngarbry RaM1a1aIMN ( i PPP Vie^ /i' a ��low c ��-.. v leer• .;.. ._ I �' {t� OaryaArire / $31If' i4, it 40, •w,aM.W".aaewrr.rr rrw `'"��6I Ali ( i f Lacllvn s,re.,r Rqw Envy . R.M man.ru / • �� ``�� .rya' �\ �� ,� .. i. ! Y � MM f� �4 ..� 'i it ! 1 n 1 ri a Farm RoeC r -' ✓/.r �1 R.ir ro epee,L.6 -jr LochNn SttaN a PNn ' Boubvwd ReM rusMe,lE � 14 CORNER MONUMENTS At Fallon Road and Central Parkway to the northeast and at Dublin Boulevard and Lockhart Street to the south west, curvilinear stone walls with project lettering etched in tile plates embedded into the wall with brick veneer wing walls on each side. Large specimen trees are proposed behind the curved stone walls with low growing, spilling roses cascading down the stone face. A line of accent trees similar to the orchard grid shall be proposed behind the brick wing wall with cascading ground cover below. The corner monument invokes a special sense of place that stands apart from other communities. AW T-6"high stone veneer wall- ---- Refer to Site Materials sheet L-29 Lr r g 8 } T-6"high stone veneer corner monument wall- Refer to Site Materials sheet L-29 " -__--2'-6"high brick veneer wall- Accent Trees------- --- Refer to Site Materials sheet L-29 Refer to Proposed Plant Palette sheet L-2 - Flowering perennials- —. Refer to Proposed Plant Palette sheet L-2 W61-114 BLVD. v.EW Slate plates with lettering 3'-6"high stone veneer monument wall- Refer to Site Materials sheet L-29 --. = - 3'1"high stone veneer wall- "y., $ Refer to Site Materials sheet L-29 2'b"high brick veneer wall- Refer to Site Materials sheet L-29 ELEVATION 15 Flowering perennials- Refer to Proposed Plant Palette sheet L-2 cekrRAL PARKWAY Brick veneer wall and stone veneer monolith- °'E'w Refer to Site Materials sheet L-29 Orchard grid - - -- 3'-6"high stone veneer comer monument wall- Refer to Site Materials sheet L-29 -- Accent Trees- Refer to Proposed Plant Palette sheet L-2 11 12 _ p< zC O ---- Community Wall- Refer to Walls and Fencing Styles sheet L-12 2'-6"high brick veneer wall- ie t� to t6 Refer to Site Materials sheet L-29 Slate plates with lettering .-- T-a'high stone veneer Corner --Composition roof with rafters monumenlwall- -`---Stone veneer monolith- Refer to Site Materials sheet L-29 Rater to Site Materials sheet L-29 2'-6'high brick veneer wall- r --Openings Refer to Site Materials sheet L-29 Brick veneer- Refer to Site Materials sheet L-29 ELEVATION 16 NEIGHBORHOOD ENTRIES There are two neighborhood entries sited along Lockhart Street and Central Parkway. Each entry is unique incorporating elements of the corner monuments including stone, brick and slate. The goal at these entries is to highlight each neighborhood with a design vocabulary of curvilinear stone veneer walls, terraced brick veneer wing walls stone veneer entry walls with slate tile project name in the parkway, decorative lighting, and street signage integrated with bold foliage such as carpet roses and flowering accent trees to further complement the entries. 3'-6"high stone veneer wall- O Refer to Site Materials sheet L-29 33a 2'-6"high brick veneer wall- Refer to Site Materials sheet L-29 00 4'-6"high stone veneer corner monument wall- Refer to Site Materials sheet L-29 i Large Accent Trees- Refer to Proposed Plant Palette sheet L-2 Accent trees in treatment area to be located on earthen pedestals. g (typical) W i I t;°y ) riP � u;Fg ii d ii w o > Concrete unit pavers- Accent Trees- Refer to Site Materials sheet L-29 Refer to Proposed Plant Palette sheet L-2 - 4'-6"high stone veneer corner ' monument wall- Refer to Site Materials sheet L-29 00 Large Accent Trees- -- - Refer to Proposed Plant Palette sheet L-2 O Flowering perennials- Refer to Proposed Plant Palette sheet L-2 _ 3'-6"high stone veneer wall- Refer to Site Materials sheet L-29 2'-6"high brick veneer wall- Refer to Site Materials sheet L-29 17 2'-6" high brick veneer wall- Refer to Site Materials sheet L-29 T-6" high stone veneer corner monument wall- Refer to Site Materials sheet L-29 Accent Trees- 3'-6"high stone veneer corner CENTRAL PARKWAY Refer to Proposed Plant Palette monument wall- sheet L-2 Refer to Site Materials sheet L-29 z,A 114 O A + 113 \ _ 1 Concrete unit pavers- Refer to Site Materials sheet L-29 Parkway Pilaster Enlargemenl- r —————————————��" Refer to Entry Monument sheet t.-5 4'-6"high stone veneer eomer moms Refer to Site Materials sheet L-29 I 4'-6'high stone veneer wall- -- - ttil Rater to Site Materials sheet L-29 2'-6'high hriek veneer wall Refer to Site Materials sheet L-29 f '1k, ELEVATION -------- -- ------- ---------- - - 18 i • A ..rr.��s-. .d�•"• i• i. a S U B A R E A S Precast concrete cap Slate plates with lettering Stone veneer wall- Refer to Site Materials sheet L-29 i Entry,PARKWAY PILASTER ENLARGEMENT(Lockhart Street GATEWAY MONUMENT 0 x Orchard grid of Prunus cerasifera • 'Krauter Vesuvius'- •. .... , .«. Refer to Proposed Plant Palette sheet L-2 Low-growing flowering groundcover- Refer to Proposed Plant Palette sheet L-2 Low-growing perennials Refer to Proposed Plant Palette sheet L-2 DUBLIN BOULEVARD Orchard tree: Pro—cemsifera'Krauter Vesuvius'- �e o' Refer to Proposed Plant Palette sheet L-2 -- --- -Illmnated metal panel with lettering --Illuminated City of Dublin clover leaf metal panel - Brick veneer- -- - Refer to Site Materials sheet L-29 -Staneveneer- Refer to site Materials Sheet L-29 ...v, ..u... ,� .. ELEVATION • TRAILS & OPEN SPACE SYSTEM TRAILS & OPEN SPACE PLAN TRAILS TOT LOT 21 TRAILS & OPEN SPACE PLAN The open space system at Sub Area 3 is comprised of a riparian corridor, rolling hillside with native grass, and special landscape areas designed to reflect the rural theme. The continuous interface between the neighborhood streets and the open space system is a fundamental part of the rural character of Sub Area 3. The trail system is designed to enhance the interaction and appreciation of the natural open space system, provide recreational amenities and opportunities. Evsdng vegelntbn and sireem - sP•� J4 tl1T � ..__ Rewreruee lane:<me aaycenl to cnnrcal � - - CxtwryroVenaWpaiMhca t+ , Ro,IIOM YINetaq at ptapoaea twvstng mteNace d'"^�-� t y;Rp�.��bHyp��/�y�ws and seasonal M pl and pr e o=(East f "S, ) QO tee—W nq IP nnmt et a1.r,g.1 - -- southeast 10 souls slppes rr �-Va b.0.-u d0"k and Re4N,. rr- I i t _ •. eeouM Oren ark proposed houvn9 Canvrwn area Enlargement iTot bll- 4 Refer b sheet 1-21 Srdnst, ma dm �posee Enbr9emenl.Refer b stet L-26 , r ., , ,�1 ® ,4 .a,.aa4pa. m,kent spaang of wrtdXvxers al grassos Intl (`*-'�� 1>? _ 'p� 1 1 14 so 01 ICA tier; r�?I gyp.•' M�..$a..� �L - ,� Ss� ( �X��\\{�I� � 1�' lee ` mi ~ Om%WRW00M l+n Wet.Wel WOW fa M"- - .—__-__� --------_ -. Rely b6Y R10—a L-W bYmMFnl pbnWOOA eAII hCin,scope-- __ AabOb Rrppplae PW�PaYlb atel L2 f ObdlWnhetl eaislYq vtgrtNep Osipr ron-urigaled - MtlYe wYOFawe aa0aalorf grates. 22 TRAILS 8' WIDE TRAIL A public trail interfaces with the existing Dublin Ranch Trail System and is designed to connect with the proposed neighborhoods to the South with the neighborhood to the North by an 8' wide compacted decomposed granite path. Trail shall enter the lower neighborhood along the existing riparian corridor and connect with the proposed park and continue up the hillside through native vegetation including wild flowers and seasonal grasses, stopping at key overlooks that take advantage of distant views. Each outlook and top of the hillside are staged with large stones and sealed timber for natural sitting areas. _. laws / ___Perlung —T// 8'-0•witla sbdl¢ad EecpniposM granite trail L.w brerclnrg tree tluslera a—d—d-k t.pr.ride Made R.W to Pro .d M-Palede Meet L-2 -1--tent planwv &Ca f—,native trees and MivEa do —p —lacing sb .'- Reler m Proppse0 Plant Palen.Meet L-2 �� -Undisturbed exiefng vegMafwn with mnimgatetl native wiktbwere.nd ceas 1 gras.es Overlook at dP d W . ,P _ i � 23 ACCESS TRAIL TO DUBLIN BOULEVARD An 8' all weather access trail has been created at the interface between the homes and Dublin Boulevard to provide a pedestrian trail for the homeowners to access the public sidewalk and surrounding uses, including shopping and recreation. The trail surface will be concrete and accessible to all. A mix of native and non-native trees and shrubs provide a variety of flowering plants that cascade down the slope and provide for seasonal interest and color. -.------------------ Natural form Ouercus agrifolia adjacent to lot: LLRefer to Proposed Plant Palette sheet L-2 (} ?- l �� -------- -- Cascading groundcover on slopes. v -= i.e.Rosmarinus prostratus Refer to Proposed Plant Palette sheet L-2 ' 4'wide concrete walk �� - J ---- Transitional landscape adjacent to open space: Evergreen trees at unit ends: ----------------------—--—� t \ - i.e.Arbutus'Manna' Refer to Proposed Plant Palette sheet L-2 Refer to Proposed Plant Palette sheet L-2 Y gtPfE f \\ I y�x - - — Cascading grasses and shrubs on slopes: i.e.Muhlenbergia ngens Refer to Proposed Plant Palette sheet L-2 10 6'high wood good neighbor fence with lattice: Refer to image sheet L-12 ------------ — Evergreen trees to screen unit: i.e-Pinus species Refer to Proposed Plant Palette sheet L.2 Low branching evergreen screen trees and or-- - > large evergreen shrubs: 8'wide concrete walk i.e Schmus molle'Multi',Lavatera species Refer to proposed plant palette sheet L-2 Dublin Boulevard street tree: Platamus ulia Elloodgood'with 01�� flowerin g grondcover in park way 111 l Refer to Proposed Plant Palette sheet L-2 TRAIL INTERFACE AT NEIGHBORHOOD STREETS 8' wide trail is accessed from the upper neighborhood along the neighborhood streets. These entry points are highlighted by the use of native and non-native vegetation where streets abut open space. The trail leads to the neighborhoods to the south as well as to the top of the hill. 24 TOT LOT A children's play area (Tot Lot) is proposed in line with the entry road in the upper neighborhoods to provide an additional amenity for younger families with children. The Tot lot contains play equipment for children ages 2-5 years with a variety of colorful interactive structures supported with a safety play surface. Walkways, benches are proposed along with bike racks to support residents who wish to access the site on foot or bicycle. F7`1* R] E ® (lost 10'wide concrete aaA al play area erllry LoY e --MaAbox slatrons and Waste Receptatle- v��•� "fs y. �— Refer to Mailbox Location Plan shell L-9 Parking Open space w th naluntued planting (axtsan9lalMSCapa) stabn¢M decomposed gnaft tray Accent Tmes- Rater to Proposed Plant Palaae e11N1 L-2 Play stnx M Refer to Playground Images sheet L-28 Be—hes.Waste Receplade,and Bicyde Racks- Refer W Ste F—tum sheet L-30 Open space trees -_._...._._..___......_._-...__ .e.Ou S—agdfdla- Refer W Proposed Plant PMebe sheet L-2 25 1 t f � r. L° yet-fG�.`:4� 3w tip". � !.. �,y s.� ' ryc� i:?:=*•:�/Iu ♦T + ` 1 At 11.E s 26 WALL & FENCING WALL & FENCING PLANS WALL & FENCING WOOD FENCING 27 WALL & FENCING PLANS The wall and fencing system at Sub Area 3 was designed to minimize the visual impact of the fences and walls. To this end where the fences and walls are required they are designed to be semi-transparent, as well as screened by landscaping or designed to be part of the rural theme. LEGEND REFER T CONCRETECOMMUNIiYWALI- 1 REFER TO IMAGE SHEET L-12 l) Pgit TO OF PRECAST CONCRETE COMMUNITv WALL TO BE RETAINING GOOD NEIGHBOR FENCE GVER RETAINING REFER TO MADE SHEET L-t2A 4 S HIGH WCOO G000 NEIGHBON FENCE �f ANG GATE WITH LATTICE- REFER TO IMAGE SHEET L 12 4_ �i B'RIGH O00 GOOD NEIGHBOR FENCE T1I\ REFER TO MAGE SHEET L 12 THIGH VIEW FENCE FFFF1 REFER TOE-05 ST CHEETL-12 01 \ • ............. 3HIGH PRECASTCONCRETE FENCItt ujJ WALL WRH THIGH METAL VIEW FENCE- ��/ REFER TO IMAGE SHEET L 12 I FLOW-THROUGH PLANTER W -��`°--_\• . REFER TO THIS SHEET FOR i1MGE r� _ PARCEL F (FUTURE PARK) 1 ` '712 31\\0 314 324. \ •\.. -® T 32i, _ 1376 329., -�- J -1347 4 320 r K' f� 300 .. n 302 ^JDi .. ._ 294. 283 M, .-- z69 zvo �91 -� � �, �✓�X86 zesi ti i � s • 28 LEGM _ �� FRELNST CdgXETE COFM.MTH WKL- !_- R ROIa11To OF PRECABT GONG FTECdYMITL' typl- ro eE RETNNHc N� � �'- ! 116 1 4 5 6 OOOO NEIGHBOR FENCE OVER RETNNMO �.�[�. 1 gEFER TOIFNOE 9iEET L11A 1 y 110 117 118 it3� ` .p 3 ] 6 ] 10 ,1) ��$ 1� ,11 � tlNC.H wOOO OOOO NEX31lOR FENCE \ ANO GNTE WITH LATTICE, ' l__... _ .. t REFER IO FLNOf 4NEFTL.1] LOOP C LOOP B ` �. .. 41 °wcN wo°u c°°°rE.weaR FExcE' \, gEFER LO NWiE SHEET L17 19 I] 15 t5 .. RIBCNI wFW FENCE (� � IOT 10E �� tiG 11' tt) 1 gEFEq TO RNN.E SMEETL to {X153 151 1]O '176" tOti - FEFFFFFEFEFEFI �.'. • 3U 31 , WINLLwOFI 3 NIOR METU VFW IB10- 1 19 r 13 gEFERT0 E1WFSatEETL to 6j..1 156 1]t 171H. .. wJs.:...>- < 1E5 .� 10J Inz IUI IDO %9 MM uFER TO wcE SHEET UV, Kl m m) - a ' m 33 5 a vEW FENCE ABOVE RETNwNGw O ` Lveo 161 166 167 91 � i 85 96 99 96 25 ii _ �'� r M. as ST ah es �32� r T/ '126 E �� LOOP C --ti�� ., PL r N53 Alo 141 1 31 "1 �H 75 ]y 73 33 66 h`143 1) 4 4 46 ,l T :7 >f_�, 1R -may ,� ;.� ,� � � ,m �.— 1.9 � �� -- - B In w . LOOP 8 f PARM t F 29 WALL & FENCING COMMUNITY WALL A 6' high precast concrete stucco wall will be provided where the side yards of the individual homes abut the primary road system. The wall will be painted dark tan and buffered by landscaping to obscure views of the wall from the road. At intersections and grade transitions, pilasters will be located. VIEW FENCE Where the open space abuts the individual yards or side yards a view fence will be provided. In the areas where this fence is visible from the primary road it shall be 6' tall brown ornamental iron fence. VIEW FENCING AT OPEN SPACE Where the view fence is not visible from the primary road, a 6' tall wire mesh fence framed with hardened timber, per the fire department requirements, will be proposed. COMMUNITY WALL AND VIEW FENCE A low community wall and View fence will be used in locations where end of drive alleys are visible from the primary roads. A 3' high precast concrete stucco wall with a 3' high view fence shall be proposed to screen vehicles while providing view corridors. In addition, community wall and view fence shall be located where side yards abut the future park. WOOD FENCING GOOD NEIGHBOR FENCE The good neighbor fence occurs between lots. The design will be a 6' tall vertical board wood fence with cap and fascia board. Wood posts shall be a minimum of 8' o.c. Fence will be setback a minimum of 5' from front fagade. Where fence is adjacent to street a minimum of 3' landscape buffer will be provided between walkway and fence. GOOD NEIGHBOR LATTICE FENCE The lattice fence will be used parallel to the front of the home and where side yards abut a residential street. Similar to the good neighbor fence, 18" of top panel vertical lattice will be integrated into the overall height of 6'. 30 O LANDSCAPE SYSTEM STREET TREE PLAN PLANT PALETTE 31 STREET TREE PLAN DESIGN CONCEPT In addition to supporting the agrarian and rural theme of Sub Area 3 Street trees are used to accent entries, from strong street edges, provide privacy, and emphasize open space. PLANT PALETTE LARGE CANOPY STREET TREES Large canopy street trees frame the edge of the project on four sides as well as the neighborhood entries. Large canopy street trees line the north side of the project at Central Parkway the east side at Fallon Road, south side at Dublin Boulevard and west side at Lockhart Street. Street trees will continue an already existing pattern of single row trees with the exception of Dublin Boulevard where they are triangulated. The following are large canopy street tree options: • Celtis sinensis (Central Parkway) • Pyrus calleryana `New bradford' (Fallon Road) • Platanus acerifolia `Bloodgood' (Dublin Boulevard) • Ulmus parvifolia (Lockhart Street) I I 4 v� III tip 32 FLOWERING TREES Small flowering trees will add charm to the ambiance of the community starting in the median at the project entries and continuing toward the residential units. Once past the entry the median ends exposing the heart of the primary neighborhood where the flowering upright trees reemerge along the edges of the neighborhood streets and at key pedestrian nodes and paseo entries. Flowering trees are located on each side of the entry road and in the parkway to set the stage for a dramatic arrival. The following are flowering tree options: • Lagerstroemia faurei • Prunus cerasifera • Crataegus phaenophyrum • Pyrus calleryana `Chanticleer' MOMF 9 � .. MI • 33 OPEN SPACE/RIPARIAN TREES Open space and riparian trees are interlaced throughout the open space and hillside reinforcing a balance between nature and development. A palette of Oaks, Sycamores, Willows, Alders, and Maples will be used along the trailheads, and open space areas. Low branching forms shall be utilized on the upper slopes of the hillside with more standard forms below towards the corridor and development. The following are open space/riparian tree options: • Acer macrophyllum • Alnus rhombifolia • Cercis occidentalis • Quercus agrifolia • Quercus lobata • Platanus racemosa • Salix laevigata • Salix lasiolepis Nk e 34 I NEIGHBORHOOD TREES A variety of narrow upright deciduous and evergreen flowering trees are proposed along the street/residential frontage to provide a strong visual corridor, connecting one neighborhood to another, accenting the architecture highlighting key pedestrian links and providing seasonal color and interest. The following are windrow tree options: • Pyrus calleryana `chanticleer' • Carpinus betula `Fastigiate' • Magnolia `teddy bear' • Arbutus `marina' 35 EVERGREEN SCREEN TREES Evergreen screen trees shall be small to medium trees which soften the interface between residences and the neighborhood streets. Located where they will soften architectural walls and simultaneously maintain views outward. Screen trees soften architectural walls, provide contrast, and protect residential units from ambient noise. The following are evergreen screen tree options; • Pinus canariensis • Arbutus marina • Geijera parvifolia • Laurus nobilis `Saratoga' � 4 e a ' f • 36 ACCENT TREES AT CORNER MONUMENTS Accent trees will be used at entries and corner monuments. The preferred evergreen accent species is fruitless Olive trees which will be prominently featured at the project corners amongst the stone and brick walls monuments. They will also be used to accent neighborhood entries in combination with stone and brick walls, and monuments. Accent trees such as Prunus cerasifera `Kruater vesuvius or Purple-leaf plum will be used as an orchard grid at the corner of Fallon Road and Central Parkway to maintain consistency with the Jordan Ranch project across Fallon Road. The orchard grid pays homage to the historic context of the region. 37 SITE ELEMENTS PAVING LIGHTING SIGNAGE LANDSCAPE ACCESSORIES 38 PAVING ENHANCED PAVING To enhance the roadway vehicular pavers will be added at the two entries to the site. Concrete pavers made to look like stone in mottled tan and beige tones will tie into the stonework, which is the backbone of the project theme. Pavers shall be designed to meet ICPI guidelines for vehicular strength and the recommended manufacturer is Belgard, or similar. 39 LIGHTING Lighting, an important safety component of the site also presents design opportunities which contribute to the rural community character. The following categories of lighting will be woven throughout the site: STREET LIGHTING Along the Neighborhood Entry Roads, and the Neighborhood Streets decorative single head lights will be placed to provide required lighting levels consistent with safety and aesthetics. The Lumec Hexagonal series, or similar, is recommended. 'fj r TRAIL LIGHTING The trail shall only be lighted at the interface with the future park, residential streets and at the tot lot. Lighting will not be proposed along the trail. FEATURE LIGHTING Lighting can add a dramatic impact to the elegant architectural features throughout the site including signage, the stone and brick walls, and tot lot. Such lighting shall be coordinated in the detailed design phase of each element. 40 SIGNAGE Integrated signage is a key component of Sub Area 3 project identification. At this preliminary project phase sign envelopes are provided within which final logos and names will be places later in the design process, At the gateway a metal clove-leaf sign will be embedded into the tiered brick and stone monument with etched lettering in a vertical panel. It is intended as a gateway to Dublin from the east and shall be illuminated by the use of landscape accent lights and recessed lighting. The project corner monuments shall incorporate the Sub Area 3 project name onto etched slate tiles fastened to the stone veneer walls. The project name shall be lit by the use of landscape spot lights mounted to the ground. Additional accent lighting shall be used to wash the walls and the stone column. Signage will be more subtle at the project entries where it will only be provided at the parkway monuments only. There is also opportunity to establish unique identity signage, neighborhood name throughout the neigbhorhoods, especially for the multi-family product which will require a variety of way finding and fire/police address maps. LANDSCAPE ACCESSORIES Landscape accessories will be woven throughout the site referencing rural uses. Decorative elements such as seating will be provided along the pedestrian trail. Benches and bollards shall be classic similar to those shown below to fit in with the simple elegance of Sub Area 3. Informal seating will also be located at overlooks along the trail to provide seating. The tot lot is designed to provide recreation in addition to the trail system. 41 k per4. y, T < yn 1 jJw M n F � i� i' r o APPENDIX • 0 43 SUB AREA 3 at Dublin Ranch, Dublin, CA } Sub Area 3 is comprised of four residential neighborhoods made of high-quality homes and open spaces. These neighborhoods aim to achieve the City's goals of healthy, walkable, sustainable, and placemaking neighborhoods through the use of pedestrian paths and walkways that link to the larger circulation network, open space boulevards and parks designed with natural and native plants, and high- quality homes indicative of the vernacular character. Architectural Styles Sub Area 3 Design Guidelines EXHIBIT B e � Single Family Homes CONTEMPORARY CRAFTSMAN The Contemporary Craftsman style is a variation of the California Bungalow style deeply influenced by the Arts and Crafts styles within California. Contemporary Craftsman essentially strips down and combines the many Craftsman styles to emphasize functional comfort design. This style is most recognizable by its use of shed roofs, clean geometric lines, large glass windows and doors, and modern interpretations of detail elements. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) Low Pitched Gable Roofs • Pitch Breaks • Concrete Shake Roof Tile • Standing Seam Metal Roof Accents • 3:12 to 5:12 Pitch Roofs . 15 to 24" Eaves 10 to 18" Rakes • Stucco Finish . Stone Veneer • Lap Siding . Shingle Siding Exterior Finish . Asymmetrical Facade of Multiple Layers of Textures • Fixed Accent Windows • Sectional Carriage Style Garage Door • Upper Half Mullions at Windows with Accent Glazing Windows and Doors . Accent Painted Entry Door Full Surround Window Trims • Accent Panels (Grooved or Smooth) Corbels or Outriggers at Roof Gables . Wood Railing and Cantilevers • Wood Trim and Accents . Gable End Treatments of Vertical . Decorative Shutters Boards and Board and Batten • Tapered End Head Trims j • Example of Contemporary Craftsman Example of Contemporary Craftsman ........................................................................................................................................ .Atea Styles ........ ....rchi .......ct. ur ......l.... Sub Area 3 Design Guidelines 61 . u low Ll � im �. rim - Y f Single Family Homes MODERN BUNGALOW The Modern Bungalow is an eclectic, contemporary blend of Arts and Crafts and Farmhouse styles. It is notable for its use of clean lines, shed roofs, and simply decorated gables. Construction features often include lap siding, low-pitched roofs, and open floor plans. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) Low Pitched Gable Roofs with Pitch . Standing Seam Metal Accent Roofs Breaks • Porches • Concrete Flat Roof Tile Roofs • 3:12 to 5:12 Pitch 12 to 24"Eaves 10 to 18" Rakes Stucco Finish with Lap Siding Used . Stone Veneer Exterior Finish to Enhance Horizontal Lines • Board and Batten Accent Siding Accent Painted Entry Door • Metal Sectional Carriage Style Garage Window Patterns of 2 or 3 Single Door with Accent Glazing Windows and Doors Hung Full Surround Window Trims • Thickened Stucco Wainscots Trim and Accents • Outlookers • Wood Railings Fatter tails _ w .. " ti ■ • Example WModern Bungalow Example of Modern Bungalow Architectural Styles Sub Area 3 Design Guidelines y t Pv.r n '* M r Ir it Single Family Homes NEW PRAIRIE The New Prairie style is a fresh interpretation of the Prairie style. It is notable for its horizontal articulations, clean lines and textures. Construction features often include low-hipped roofs, horizontal siding, brick in new f forms,brackets at roof lines, and deep overhangs. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) • Low Pitched Hip Roofs Shed Accent Roofs • Concrete Flat Roof Tile • 3:12 to 5:12 Pitch Roofs 12"to 24"Eaves • 6"to 12"Rakes • Stucco Finish with Veneer Base to • Combination of Brick and Stone Veneer Exterior Finish Create Strong Horizontal Read • Lap Siding • Single Hung Windows • Sectional Carriage Style Garage Door • Fixed Accent Windows with Accent Glazing Windows and Doors . Accent Painted Entry Doors • Metal Sunshade Awning with Angled Supports • Wood Brackets and/or Kickers at Wood Railings Trim and Accents Eave Line Shutters • Soffited Overhangs 791 ---------- 1 1 I Example of New Prairie Example of New Prairie i Architectural Styles ................................................................................................................................................ ..D.........G..u.id..... Sub Area 3 Design elines NEW PRAIRIE ,k ■.■■ r:. ■■■ t mom ® y, WE MME i i Architectural Styles................................................................................................................................................� ................... Sub Area 3 Architectural Styles Townhomes ® The design of the townhomes along the western edge of Subarea 3 shall integrate the approved design of the Lot 3 block,just to the west,to create a recognizable place along the Dublin Boulevard frontage. The design shall integrate the traditional detailing,while providing a greater diversity of veneer types and color palette for the appropriate amount of variety and interest.Due to the high visibility from three public streets,the detailing and material use shall wrap all four sides of each building. ARY CRAFTSMAN LVl\ 1 L1�J. The Contemporary Craftsman style is a variation of the California Bungalow style deeply influenced by the Arts and Crafts styles within California. Contemporary Craftsman essentially strips down and combines the many Craftsman styles to emphasize functional comfort design.This style is most recognizable by its use of shed roofs, clean geometric lines, large glass windows and doors, and modern interpretations of detail elements. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) Low Pitched Gable Roofs • Pitch Breaks Concrete Shake Roof Tile • Standing Seam Metal Roof Accents Roofs • 3:12 to 5:12 Pitch 15 to 24"Eaves 10 to 18"Rakes Stucco Finish • Stone Veneer Lap Siding • Shingle Siding Exterior Finish Asymmetrical Facade of Multiple Layers of Textures • Fixed Accent Windows • Sectional Carriage,Style Garage-Door Upper Half Mullions at Windows with Accent Glazing Windows and Doors - Accent Painted Entry Door Full Surround Window Trims Accent Panels(Grooved or Smooth) Corbels or Outriggers at Roof Gables Wood Railing and Cantilevers Wood Trim and Accents • Gable End Treatments of Vertical Decorative Shutters Boards and Board and Batten Tapered End Head Trims • Example of Townhomes Example of Townhomes Example of Townhomes Architectural Styles ............................... . ...................................................................................................................................Sub Area 3 Design Guidelines