HomeMy WebLinkAboutDesign Guidelines
DESIGN GUIDELINES and STANDARDS
Wallis Ranch
Open Space, Landscape, Community Elements,
Architecture and Development
Wallis Ranch
These Design Guidelines and Standards for the Wallis Ranch Project
address the full range of site development improvements anticipated for
the site. This document accompanies the Site Development Review
Submittals, the Tentative Maps for each Parcel, and other supporting
documents. Please refer to these documents for additional information.
The purpose of this document is to describe the vision and establish
minimum standards for site planning, engineering, architecture and
landscape architecture. The primary purpose for establishing these
Guidelines and Standards is to visually unify the various neighborhoods at
Wallis Ranch.
Table of Contents
Chapters
Page
I. Open Space and Recreation
A. Project Description
B. Open Space
C. Neighborhood Parks
D. Detention Basin
E. Trails and Pedestrian Connections
F. Fire Buffers
1-1
1-1
1-5
1-6
1-9
1-14
II. Landscape
A. Landscape Character
B. Street Character
C. Neighborhood Character
D. Planting Applications
E. Existing Trees and Mitigation Planting
F. Plant Palettes
II-I
II-5
II-19
II-19
II-20
II -20
III. Community Elements
A. Community Entry
B. Primary and Secondary Intersections
C. Street Lighting
D. Wall Elements
E. Retaining Walls
F. Bridges
G. Fences
H. Street Furnishings
I. Mailboxes
1. Summary Specifications
III-I
III-6
III-18
III - 22
III-35
III-46
III - 50
III-73
III-73
1II-78
IV. Scenic Corridor Policies
V. Community Site Planning and Development
A. Purpose
B. Slope Conditions
C. Neighborhood Design
V-I
V-I
V-2
VI. Site Development Standards
A. Single Family Detached
B. Multi-Family Attached
VI-l
VI-7
Table of Contents i
Wallis Ranch
VII. Architectural Design Standards
A. Neighborhood Design
B. Building Mass and Form
VIII. Multi-Family Attached Homes Architectural Treatment
A, Elevation Treatment
B. Architectural Design Elements
IX. Single Family Detached Architectural Treatment
A. Elevation Treatment
B. Massing and Articulation of Side and Rear
Elevations
C. Neighborhood Design
D. Roof Considerations
E. Architectural Design Elements
X. Architectural Style Guidelines
A. Purpose
B. Residential Architectural Styles
C. American Farmhouse Revival
D. Craftsman
E. I talianate/I talian Revi val
F. Monterey
G. Shingle
H. Spanish
XI. Glossary
VII-l
VII-3
VIII -1
VIII-4
IX-l
IX-2
IX-3
IX -10
IX-ll
X-I
X-2
X-4
X-7
x-to
X-13
X-16
X-19
Table of Contents ii
Wallis Ranch
List of Figures
Figure
Title
Page
Open Space and Recreation
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Landscape
Figure 8
Figure 9
Figure 10
Figure 11
Figure 12
Figure 13
Figure 14
Figure 15
Figure 16
Figure 17
Figure 18
Figure 19
Figure 20
Community Elements
Figure 21
Figure 22
Figure 23
Figure 24
Figure 25
Figure 26
Figure 27
Figure 28
Figure 29
Figure 30
Figure 31
Figure 32
Figure 33
Figure 34
Figure 35
Figure 36
Figure 37
Figure 38
Figure 39
Figure 40
Figure 41
Figure 42
Figure 43
Figure 44
Figure 45
Figure 46
Figure 47
Open Space and Land Use Plan
Community Green
Storm Detention/Water Quality Basin Plan
Pedestrian Connectivity Plan
Multi-use Trail Section
Multi-use Trail Street Crossing
Fire Buffer Plan
1-2
1-7
1-8
1-10
1-11
1-13
1- 15
Master Neighborhood Landscape Plan
Entries and Street Classification Plan
Street Tree Master Plan
Tassajara Road Section
Median E VA Gate Detail
88-Foot Right-of-way Street
72-Foot Right-of-way Street
68-Foot Right-of-way Street
54-Foot Right-of-way Street
46-Foot Right-of-way Street
41.5-Foot Right-of-way Street
27-Foot Right-of-way Street
20-Foot Right-of-way Alley
II-2
II-3
II-4
II-6
II-7
II-II
II - 12
II-13
II - 14
II - 15
II - 16
II - 17
II - 18
Community Entry Detail Plan III - 2
Community Entry Elevation III - 3
Community Entry Monument III - 4
Creekside Plaza at Primary Intersection/Basin III - 5
Primary Intersection Plan 1 III - 8
Primary Intersection Elevation 1 III - 9
Primary Intersection Plan 2 III - 10
Primary Intersection Elevation 2 III-II
Primary Intersection Planting III - 12
Secondary Intersection Plan 1 III - 13
Secondary Intersection Elevation 1 III - 14
Secondary Intersection Plan 2 III - 15
Secondary Intersection Elevation 2 III - 16
Secondary Intersection Planting III - 17
Street Light In Parkway III - 19
Street Light Behind Walk III - 20
Pedestrian Light III - 21
Wall and Fence Plan III - 23
Type 'A' Wall III - 24
Type 'B1' Wall III - 25
Type 'B2' Wall III - 26
Type 'C' Column III - 27
Type 'D' Low Wall III - 28
Type 'E' Low Column III - 29
Type 'F' Trail Marker III - 30
Type 'G' Pilaster/Column III - 31
Feature Wall III - 34
List of Figures - i
Wallis Ranch
List of Figures
Figure
Community Elements
Figure 48
Figure 49
Figure 50
Figure 51
Figure 52
Figure 53
Figure 54
Figure 55
Figure 56
Figure 57
Figure 58
Figure 59
Figure 60
Figure 61
Figure 62
Figure 63
Figure 64
Figure 65
Figure 66
Figure 67
Figure 68
Figure 69
Figure 70
Figure 71
Figure 72
Figure 73
Figure 74
Figure 75
Figure 76
Figure 77
Figure 78
Site Development
Figure 79
Figure 80
Figure 81
Figure 82
Figure 83
Title
Page
Slope Conditions Between Units - Plan III - 36
Slope Conditions Between Units - Sections 1 III - 37
Slope Conditions Between Units - Sections 2 III - 38
Stucco Wall III - 41
Culture Stone Veneer Wall III - 42
Keystone Wall III - 43
Simulated Rock Face Wall III - 44
Utility Vault Wall III - 45
Bridge Elevations III - 47
Bridge Sections III - 48
Bridge Barrier Detail III - 49
Split Wall View Fence III - 51
Privacy Fence III - 54
Privacy Fence With Lattice III - 55
Comer Lot Fencing - Case 1 III - 56
Comer Lot Fencing - Case 2 III-57
Lot Fencing at Fire Buffer III-58
Decorative Wood Railing at Neighborhood 5 III-59
Rail Fence with Help. Barrier 1 III - 61
Rail Fence with Help. Barrier 2 III - 62
Herp. Barrier at Rail Fence Section III - 63
Rail Fence III - 64
View Fence III - 66
Wire Mesh Fence III - 67
Herp. Barrier with V-ditch Section III - 70
Herp. Barrier in Open Space Section III - 71
Barbed Wire Fence III - 72
Cluster Mail Box Structure III - 74
2 Mail Box Structure (Neighborhoods 1 and 5) III - 75
5 Mail Box Structure (Neighborhood 2) III - 76
5 Mail Box Structure (Neighborhood 6) III - 77
65' x 100'; 6,500 + SFD
Typical Plotting Concept
SFD Hillside Split Detached Alley Garage
Typical Plotting Concept
SFD Motor Court Cluster
Typical Plotting Concept
Attached Row Townhomes
Typical Plotting Concept
Podium Stacked Townhomes and Rats
Typical Plotting Concept
VI-4
VI-5
VI-6
VI-9
VI - 10
List of Figures - ii
Wallis Ranch
OPEN SPACE AND RECREATION
A. PROJECT DESCRIPTION
Wallis Ranch encompasses 184 acres of land in the northwest corner of
the City of Dublin. It is bounded by Alameda County and Contra Costa
County open space to the north, United States government land (Parks
Reserve Training Facility) to the west, City of Dublin and East Bay
Regional Park District lands to the south and residential, private school,
rural and agricultural properties to the east.
An approximate 12-acre parcel, also owned by the applicant, is located
immediately to the north of the Project boundary, in Contra Costa County.
This parcel will be used to provide an emergency vehicle access (EVA)
route and allow contour grading between the two parcels and for the EVA.
Revegetation on this parcel will be completed with the biological
mitigation plantings as approved by environmental agencies.
The development concept for Wallis Ranch strives to preserve the natural
environment while creating a community that is compatible with the
natural systems of topography, hydrology and habitats. Approximately
107 of the 184 acres would be converted from vacant or grazing land to
urban/suburban uses. The developable area has been arranged into six
distinct neighborhoods, with parks and open spaces intertwined to
optimize pedestrian connectivity and protect the surrounding natural open
spaces. These Design Standards define the site, architecture and landscape
parameters upon which Wallis Ranch shall be created.
The site design shall tie the community to the existing environment
through the formation of view corridors, trail connections to open space,
sensitive landform, building relationships and a shared public realm of
community and neighborhood public space connectivity. The arrangement
of low, medium and medium-high density residential neighborhoods shall
be carefully integrated with neighborhood parks, multi-use trails and
passive and natural open spaces in order to preserve and enhance the
dominant natural features of the Tassajara Creek corridor and the
surrounding rolling grasslands and hills.
B. OPEN SPACE
The character and livability of Wallis Ranch is established and enhanced
by the structure and focal elements of the Tassajara Creek and hillside
grassland open space corridors woven into the project. The influence of
these natural features, from within the project and from Tassajara Road
and other locations in East Dublin, provides an emotional connection and
physical interface with the natural environment, and is a defining amenity
and asset for the community. These natural features set the standard for
the integration of the built landscape framework, including parks,
streetscapes, and trail systems. Additionally, these open space corridors
are retained in the natural state, providing habitat connectivity for wildlife
and indigenous plant species and communities. (See Figure 1)
Open Space and Recreation I-I
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DUBLIN RANCH PHASE 1
LEGEND
PARKS
TASSAJARA CREEK MANAGEMENT ZONE
TASSAJARA CREEK PRIVATE OPEN SPACE
OPEN SPACE I HOA PARCEL
SEMI-PUBLIC
DETENTION BASIN
NEIGHBORHOOD 1 - SINGLE FAMILY
DETACHED RESIDENTIAL
NEIGHBORHOOD 2 - SINGLE FAMILY
DETACHED RESIDENTIAL, 5-PACK CLUSTER
NEIGHBORHOOD 3 - TOWNHOUSE
NEIGHBORHOOD 4 - FLAT, TOWNHOUSE AND
PENTHOUSE PODIUM .-
NEIGHBORHOOD 5. SINGLE FAMILY
DETACHED RESIDENTIAL, WITH ALLEY
NEIGHBORHOOD 6 - FLAT AND TOWNHOUSE
PODIUM
Wallis Ranch
Existing Open Space Character
Tassajara Creek Corridor
The Tassajara Creek Conservation Area, which includes both the
Tassajara Creek Management Zone and Private Open Space areas,
comprises a minimum 100-foot set back from the top of bank of the creek
itself and two tributaries that drain into it. These tributaries are referred to
as the Moller Drainage (located more northerly) and the Northern
Drainage (located southerly). The Wallis Ranch Project proposes to
preserve and enhance these waterways and corridors within the Tassajara
Creek Management Zone and Open Space.
The Tassajara Creek Conservation Area has been identified through
discussions with the permitting resource agencies as part of the
applicant's permitting agreement to preserve and maintain the Tassajara
Creek Corridor as permanent open space for biological impacts associated
with Dublin Ranch projects (Areas B, C, F, and H). Mitigation measures
associated with the Conservation Area include conducting a creek clean-
up, enhancing and restoring native riparian and wetland vegetation
throughout the Tassajara Creek Conservation Area, and installing in-
stream structures composed of natural materials, such as boulders, logs,
and rootwads in two locations to create deep scour pools suitable for
California red-legged frog. Additional habitat enhancement measures
that are consistent with the goals and objectives of the Tassajara Creek
Conservation Area (e.g., establishing Congdon's tarplant as mitigation
associated with the Wallis Ranch project) may be implemented within the
Tassajara Creek Conservation Area at a future point in time.
Open Space and Recreation I - 3
Wallis Ranch
The Tassajara Creek Management Zone is generally the area between the
creek centerline and a stable top of bank line along both sides of Tassajara
Creek as defined by the project geologists. A barbed-wire fence shall
demarcate the outer boundary of this Zone.
The Tassajara Creek Management Zone will be managed to protect and
conserve mixed riparian woodland and aquatic bio-systems in support of
the California red-legged frog along with other animal and plant species.
No grading beyond remedial grading, erosion control, bridge construction
and maintenance, and repair of improvements on the property are
permitted within this zone, with the exception of maintenance of the
restoration areas as described in the site habitat management plan (H,T.
Harvey & Associates 2003), and implementation of habitat enhancements
in addition to those described in the project's mitigation and monitoring
plan (H.T. Harvey & Associates 2003). This area will be managed by a
private or public entity approved by the permitting resource agencies. The
Center for Natural Lands Management (CNLM) is a non-profit
organization that owns and/or manages lands in an ecologically beneficial
manner consistent with federal and state environmental laws. The CNLM
has expressed a strong interest in becoming the Tassajara Creek
Management Zone long-term manager.
Private Open Spaces include the areas between the Tassajara Creek
Management Zone and the outer edges of the corridor. These areas shall
be designed to function as ecotones between the creek corridor and
developed land. The Private Open Space areas will also remain as
permanent open spaces. However, features such as multi-use trails,
grading, storm water quality elements, fire management buffers and
project fencing can occur here. As named, these areas shall be owned, and
infrastructure maintained by the Project Homeowners' Association. (See
Figures 4, 6) In addition, these areas shall be encumbered by a
conservation easement held by a third party (perhaps the CNLM) who
manages the Tassajara Creek Management Zone.
Open Space and Recreation I - 4
Wallis Ranch
Surrounding Hillside Grassland Corridor
The project is sited within the natural rolling grassland topography that
dominates the Tri- Valley area. This viewshed serves as a backdrop to the
project, providing wind protection and separation from adjacent uses, and
may provide some wildlife movement opportunities, connecting the
Tassajara Creek Conservation Area to other open space areas on adjoining
properties.
Grading within this area will be implemented to stabilize minor landslide
formations and to accommodate adjacent housing and infrastructure.
Graded hillsides will be revegetated with a native hydroseed mix and oak
tree species. Some shrub planting will occur along the project boundary to
provide protection for wildlife. These areas will be owned and maintained
by the project Homeowner's Association. A conservation easement will
be placed upon the majority of these lands,
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Existing Hillside Character
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This parcel will be revegetated with a hydroseed mix of grasses and
wildflowers on graded areas. Additional plantings will occur as part of
project mitigation plan, as approved by the environmental agencies. A
conservation easement will be placed upon this parcel as well.
c. NEIGHBORHOOD PARKS
A neighborhood park is located in the southern portion of the property and
straddles Tassajara Creek. This location enhances the open space setting
for Wallis Ranch and offers a respite from development along the
Tassajara Road corridor. This park is to be designed and developed by the
City of Dublin, and will offer a variety of passive and active play facilities
for other neighborhoods in the general vicinity.
Open Space and Recreation I - 5
Wallis Ranch
Community Green
A Community Green has been proposed within Wallis Ranch near the
center of six surrounding neighborhoods. Its location is selected to
connect with all open space features of Wallis Ranch, be equally
accessible to and from other residential neighborhoods, and create a
highly visible public gathering place in the heart of the Wallis Ranch
community.
Features of the one-acre Community Green are focused on the historically
significant Antone School building. This school building served the local
community as an elementary school in the early 1900's and is currently
located on the Wallis Ranch property. The building is approximately 400
square feet in area. It is anticipated that the school building will be
relocated to the northwest comer of the Community Green. The structure
will be upgraded to a habitable structure for use as a small meeting room
by Wallis Ranch homeowners.
Picnic settings, promontories and accessible, lighted paths shall be
carefully designed and integrated into the Community Green to reflect
community character while integrating the sloping topography. Local and
regional trail systems shall be accessible from the Community Green.
(See Figure 2)
D. WATER QUALITY AND STORM WATER DETENTION
BASIN
Introduction
The Wallis Ranch water quality and storm water detention basin is
proposed to treat and detain the project's post-construction storm water
runoff. This basin is located south of Neighborhood 4 at Wallis Ranch
Road. Runoff that cannot be directed to the basin will be directed to
bioswales located within the Tassajara Creek open space areas. All storm
runoff will eventually be released into Tassajara Creek. The basin
incorporates water quality and hydro-modification mitigation design
parameters specified by the Regional Water Quality Control Board
(RWQCB). (See Figure 3)
Specifically "first flush" storm drain runoff is held in the basin for
"extended detention" treatment (settling of pollutants) of the storm water
runoff. Secondary storm water treatment benefits will be obtained through
storm water contact with basin vegetation and soil surfaces. Hydro-
modification impacts are mitigated by detaining storm water in the basin
such that the post-development runoff is matched to predevelopment
runoff for storm frequencies that have impacts on the creeks and channel
drainage systems that lie downstream of the project. Basin design may
evolve as the project applicant works with the RWQCB to gain approval
and construct this feature.
Storm water enters the basin through two inlets, opposite each other, and
is detained for a short period of time. The collected and partially treated
water then exits via one outlet pipe and weir structure. The outlet structure
is designed to detain potentially "critical flows" (as defined by RWQCB
accepted analysis) and to allow for flows that exceed the "critical flows"
Open Space and Recreation I - 6
Wallis Ranch
ANTICIPATED RELOCATED AND RENOVATED ANTONE SCHOOL HOUSE
NEIGHBORHOOD 3
NEIGHBORHOOD 5
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Figure 2
COMMUNITY GREEN
Open Space and Recreation I - 7
Wallis Ranch
NEIGHBORHOOD 4
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GATHERING
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CREEKSIDE PLAZA and
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NEIGHBORHOOD
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NOTE:
BASIN PLANTING MAY CHANGE
IN ACCORDANCE WITH
ENVIRONMENTAL AGENCY
DIRECTION.
Figure 3
STORM DETENTION I WATER QUALITY BASIN
Open Space and Recreation I - 8
Wallis Ranch
to be routed through the basin and into the downstream storm drain
system which outfalls into Tassajara Creek.
A maintenance and monitoring guide details the proposed operations and
maintenance of the water quality and hydro-modification mitigation basin
for the Wallis Ranch project. Governing regulations, site characteristics
and site constraints have been considered in proposing the design of this
facility. This document can be found as an appendix to the concurrent
Tentative Map submittal for this Project.
Monitoring and Maintenance
The Wallis Ranch Master Homeowner's Association (MHOA) will be the
responsible entity to hire a consultant to monitor and maintain this
facility. Conditions, covenants and restrictions (CC&R) will require the
MHOA to regularly monitor and maintain this basin and other water
quality infrastructure in accordance with a final Maintenance and
Operations Plan and the project's Storm Water Management Plan. The
CC&R's will give the City the right to assume these duties if they are not
adequately performed.
A framework for providing the necessary operations and maintenance of
the facilities is critical to its longevity and effective operation. The
following tasks will aid in this program:
Provide knowledgeable personnel to monitor and maintain the facilities.
Identify, and revise as necessary, a monitoring and maintenance schedule.
Provide formal reviews, maintenance and monitoring records.
Incorporate adaptive maintenance and management to address changing or
unexpected conditions and to utilize new techniques.
Elements of the specific tasks needed to monitor and maintain the basin
are to be outlined in the final edition of the Operations and Maintenance
Guide. As warranted, monitoring and maintenance may be adaptively
managed in response to changing circumstances or unforeseen conditions
so long as modifications are consistent with the intentions of the Guide.
E. TRAILS AND PEDESTRIAN CONNECTIONS
Trails and sidewalks will provide an interconnected pedestrian and bicycle
system within the six Wallis Ranch Neighborhoods, as well as to other
areas of Dublin, and Alameda and Contra Costa Counties. These facilities
will ultimately tie into existing trails and walkways to provide a
continuous system. Pedestrian connections will be owned and maintained
by the Master Homeowner's Association. The East Bay Regional Park
District may maintain the regional creek-side multi-use trail, with
associated site furnishings and appurtenances. (See Figures 4 and 5)
Regional Multi-use Trails
The East Bay Regional Park District (EBRPD) has agreed to accept a
regional multi-use trail along the western side of Tassajara Creek.
Open Space and Recreation 1-9
Wallis Ranc~
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Open Space and Recreation I - 10
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PEDESTP~-\..l\l CONNECTIVITY PL.A_l\l
Open Space and Recreation I - 10
Wallis Ranch
COFFEEBERRY
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TASSAJARA CREEK
MANAGEMENT ZONE
BOUNDARY
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SECTION
Fipre 5
MULTI-USE TRAIL DETAIL
Open Space and Recreation I - 11
Wallis Ranch
Portions of a regional multi-use trail system will be built in conjunction
with the neighborhoods of Wallis Ranch, This trail is to be located
generally on the west side of Tassajara Creek between a future connection
to the EBRPD trail at the south end of Wallis Ranch, following the Creek
northward to where Tassajara Creek leaves the property, north of
Neighborhood 3.
In addition, EBRPD owns a public trail easement on the easternmost
boundary of Parks Reserve Forces Training Facility (RR A) that is
immediately adjacent to the western property line of Wallis Ranch.
EBRPD has indicated that they may locate and construct a rustic, unpaved
regional trail within this easement sometime in the future.
Local Multi-use Trails
Local multi-use trails provide access for pedestrians and bicyclists and
predominantly occur along portions of the east bank of the Tassajara
Creek open space corridor. Connections between local and regional trails
occur along sidewalks at two bridges that cross Tassajara Creek. These
bridges provide primary and secondary vehicular access to Wallis Ranch.
Multi-use Trail Features
These trails are 14 feet wide, with 10 feet of asphalt bounded on both
sides by 2 feet of gravel or decomposed granite. These facilities will be
owned and maintained by the Master Homeowner's Association, except
where located within a street right-of-way. In this instance, multi-use
trails will be owned and maintained by the City. Local multi-use trails will
provide a connection to the future East Bay Regional Park District
regional multi-use trail that is proposed adjacent to the project. Where
these facilities cross a street, a stop sign or, in the case at Tassajara Road,
a signal shall be located to monitor pedestrian and bicycle traffic.
Pedestrian crossing signs may be provided on the street, prior to the
crossing, as appropriate. All trail crossings at streets shall be demarcated
by accent paving of interlocking concrete pavers. Removable bollards will
be placed to prevent unauthorized vehicle access onto multi-use trails.
(See Figures 4 and 6)
Sidewalks and Inter-neighborhood Pedestrian Links
A pedestrian system shall be established that links the various
neighborhoods to each other and to community-wide parks, open spaces
and trails.
Residential unit entries shall be clearly identified, creating separation
between private entries and public walkways. Accessible routes from
parking areas to designated accessible units shall be designed such that a
minimum of ramps and handrails are needed.
Walks within each neighborhood, particularly in multi-family attached
units, shall connect all residents to recreation and gathering areas in the
most efficient and accessible means. Walkways shall cross local streets at
designated crosswalks to create clearly discerned connections between
neighborhoods and with the perimeter open space trail and sidewalks. The
pedestrian network shall include the creation of a one-mile pedestrian
Open Space and Recreation 1- 12
Wallis Ranch
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REMOVABLE BOLLARDS BY
LANDSCAPEFORMS
Fipre 6
MULTI-USE TRAIL STREET CROSSING
Open Space and Recreation 1-13
Wallis Ranch
loop, or a loop of known distance, so that walkers and joggers can
measure and time their exercise regimen. (See Figure 3)
Other Trails and Pathways
Class II bicycle lanes shall be provided along Tassajara Road. This
facility will be owned and maintained by the City of Dublin.
Sidewalks of varying widths shall be provided as shown on Figure 3,
Pedestrian Access Plan, and associated tentative and master vesting maps.
Both monolithic and separated walks are required, and the widths may
vary from 5 feet to 8 feet (measured from face of curb). See Street
Sections (Figures 13 through 19) for widths and locations. Pedestrian
pathways should be provided in conditions where cul-de-sacs open up
onto an adjacent residential street and grade changes permit. Pavement
materials will match the design and width of the adjacent sidewalks.
Removable bollards will be placed to prevent unauthorized vehicle access
through the pedestrian pathway. These facilities will be owned and
maintained by the Homeowner's Association.
Emergency Vehicle Access
Emergency vehicle access (EVA) and maintenance paths in open space
areas and within neighborhoods will be incorporated to provide access for
emergency or maintenance vehicles and/or personnel. Maintenance will
include cleaning out storm drain facilities, repairing eroded slopes and
providing hillside fire maintenance at the toe of the hillsides adjacent to
residential lots. Although these are intended to function as service routes,
these access ways will be available for hiking or biking and will act as a
shortcut to connect to other trail types and destination points in the
project. These facilities will be surfaced in all-weather crushed rock or
gravel, with emergency vehicle access being 20 feet wide and
maintenance paths being 6 feet wide. These facilities will be owned and
maintained by either the Master or Neighborhood Homeowner's
Association.
Emergency vehicle access facilities may be required within
neighborhoods, depending upon density and housing product. These
EV As shall have upgraded surfaces and be integrated with common area
walks and gathering places. Since EV As are required for project safety,
paving widths of at least 20 feet, and vertical clearances of at least 14 feet
shall be maintained at all times.
F. FIRE BUFFERS
Site improvements will result in residential lots backing onto open spaces.
Fire buffers, and structures adjacent to open spaces shall be designed in
accordance with City of Dublin Wildfire Management Plan. (See Figure 7
for fire buffer areas)
The minimum width of fire buffer shall be 30'-0" when adjacent to private
properties or buildings, measured from the property line or building wall.
Fire buffers shall be a minimum of 10'-0" wide when adjacent to a public
right-of-way, sidewalk or trail.
Open Space and Recreation I - 14
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NOTES:
1. FIRE BUFFER TO BE 30'-0" WHEN ADJACENT TO PRIVATE PROPERTY LINE
OR BUILDING AND 10'-0" WIDE WHEN ADJACENT TO PUBLIC RIGHT-OF-WAY,
SIDEWALK, OR TRAIL.
2. NATIVE GRASS AREAS WITHIN FIRE BUFFER TO BE MOWN TO 4" HEIGHT
BETWEEN MAY AND NOVEMBER.
3. THE HOMES! BUILDINGS ADJACENT TO OPEN SPACE SHALL COMPLY
WITH THE WILDFIRE MANAGEMENT PLAN. THE FOLLOWING IS A PARTIAL
LIST OF THE REQUIREMENTS OF THE WILDFIRE MANAGEMENT PLAN:
A.) THE HOMES SHALL BE PROVIDED WITH AN AUTOMATIC SPRINKLER
SYSTEM.
B'l THE ROOF COVERING SHELL BE CLASS A.
C. THE UNDERSIDE OF THE EAVES SHALL BE ONE HOUR RATED.
D. THE EXTERIOR WALL SHALL BE ONE HOUR RATED ON THE SIDES
FACING THE OPEN SPACE.
E.) THE EXTERIOR DOORS SHALL BE NON-COMBUSTIBLE OR SOLID CORE
1 3!4 INCH THICK.
F.) ATTIC VENTS OR OTHER VENT OPENINGS SHALL NOT EXCEED 144
SQUARE INCH AND COVERED WITH NON-COMBUSTIBLE CORROSION
RESISTANT MESH WITH OPENINGS NOT TO EXCEED 112 INCH.
G.) WHEN PROPERTY IS ADJACENT TO OPEN SPACE, REAR LOT FENCING,
AND SIDE YARD IF CORNER LOT, ALONG OPEN SPACE BOUNDARY SHALL BE
NON-COMBUSTIBLE. AT THE SIDE YARD FENCE(S), 10 FEET OF THE FENCE
EXTENDING TOWARDS THE HOME, SHALL BE NON-COMBUSTIBLE.
4. THE LANDSCAPING AROUND THE HOMES! BUILDINGS THAT ARE
ADJACENT TO OPEN SPACE SHALt COMPLY WITH THE STANDARDS FOR
VEGETATION ESTABLISHMENT AND MAINTENANCE AS REQUIRED IN THE
WILDFIRE MANAGEMENT PLAN:
A.) THE AREA WITHIN 3 FEET OF A BUILDING SHALL HAVE
NON-COMBUSTIBLE MATERIALS ONLY (NON-COMBUSTIBLE MULCH,
FLOWERS, PLANTS. CONCRETE, GRAVEL, OR SOILI'
B.) PLANTS 4 TO 14 FEET FROM THE HOMESl BU LDINGS SHALL ONLY BE
THOSE LISTED FOR USE IN AREAS A AND B IN THE PLANT SPECIES TABLE.
C.) TREES SHALL BE A MINIMUM OF 4 FEET FROM THE HOMES!
BUILOINGS. TREES BETWEEN 4 FEET 30 FEET OF THE HOMES SHALL HAVE A
MINIMUM OF 10 FEET BETWEEN CROWNS, THE TREES SHALL BE LIMITED TO
THOSE TYPES LISTED FOR USE IN AREAS B THROUGH 0 IN THE PLANT
SPECIES TABLE. -
D.l PLANTS 15 TO 30 FEET FROM THE HOMESl BUILDINGS SHALL ONLY BE
THOSE LISTED FOR USE IN AREAS A THROUGH C IN THE PLANT SPECIES
TABLE.
E.) THE LANDSCAPE SHALL BE MAINTAINED YEAR .ROUND TO COMPLY
WITH THE WILDFIRE MANAGEMENT PLAN. TREES BETWEEN 4 AND 14 FEET
FROM THE HOMES SHALL HAVE THEIR LIMBS PRUNED 10 FEET FROM
GRADE OR 1/3 OF THE TOTAL LIVE CROWN HEIGHT. TREES BETWEEN 15
AND 30 FEET FROM THE HOMES SHALL HAVE THEIR LIMBS PRUNED 6 TO 10
FEET FROM GRADE. THE DISTANCES INCREASE FOR AREAS WITH SLOPES
OVER 30%. SEE THE WILDFIRE MANAGEMENT PLAN.
Figure 7
FIRE BUFFER LOCATIONS PLA1~
__ _,____.______ _ ________0.___._ __. ...h_._"__. _. ,__......___ ._._____.__ _ _ __ __
Open Space and Recreation 1- 15
Wallis Ranch
Fire buffers shall be planted with native grasses, or in accordance with the
Wildfire Management Plan. Habitat planting, required as mitigation in
association with fire buffer areas, shall be planted within the limits of fire
buffers. Native grass areas within fire buffers shall be maintained at a
maximum height of 4 inches between May and November.
Architectural Requirements
Homes and other building structures located adjacent to open space shall
comply with the Wildfire Management Plan, as applicable to Wallis
Ranch. Home interiors shall be provided with an automatic sprinkler
system. The roof coverings shall be Class A. Undersides of the eaves shall
be one hour rated. Exterior walls shall be one hour rated on the sides
facing the open space, Exterior doors shall be non-combustible or solid
core 1-3/4 inch thick. Attic vents or other vent openings shall not exceed
144 square inches, and shall be covered with non-combustible corrosion
resistant mesh with openings not to exceed 1/2 inch,
Fencing Requirements
Properties adjacent to open space shall have non-combustible fencing
along the rear lot, and along the exposed side yard, if a corner lot. In
addition, the side yard fence separating front from back yard shall
constructed of a non-combustible materials for a minimum of 10 feet in
length, measured from the rear property line, toward the house,
Landscape Requirements
The irrigation and planting design around homes and buildings that are
adjacent to open space shall comply with the standards for vegetation
selection, establishment and maintenance as required in the Wildfire
Management Plan, with the exception of plant materials required by the
California Department of Fish and Game, and the US Fish and Wildlife
Service for mitigation plantings. The area within 3 feet of a building shall
have non-combustible materials only (non-combustible mulch, flowers,
plants, concrete, gravel, or soil). Plants located from between 4 to 14 feet
from the building structure shall comply with those listed for use in areas
, A' and 'B' in the plant species table of the Wildfire Management Plan, or
as approved by the fire department.
Trees shall be a minimum of 4 feet from homes and buildings. Trees
between 4 feet 30 feet from building structures shall have a minimum of
10 feet between crowns. The trees shall be limited to those species listed
for use in areas 'B' through 'D' in the plant species table found in the
Wildfire Management Plan. Plants 15 to 30 feet from the buildings shall
only be those listed for use in areas' A' through' C' in the plant species
table.
Landscape Maintenance Requirements
The landscape shall be maintained year round to comply with the Wildfire
Management Plan, Trees between 4 and 14 feet from the homes shall have
limbs pruned 10 feet up from grade, or 1/3 of the total live crown height.
Trees between 15 and 30 feet from structures shall have limbs pruned 6 to
10 feet up from grade, or as approved by the fire department.
Open Space and Recreation 1- 16
Wallis Ranch
LANDSCAPE
Landscape imagery at Wallis Ranch will emphasize and reflect the
character and plant communities found within the natural environment of
the area, while enhancing the project open space, recreation and
neighborhood elements. Each neighborhood, in turn shall have a unique
plant palette, suited to local growing conditions that will result in a
diverse re-vegetation program. The landscape shall be attractively
maintained thus providing identity and amenity to residents,
A. LANDSCAPE CHARACTER
Landscape design character of Wallis Ranch shall be influenced by, and
reliant upon, the dominant visual statement created by Tassajara Creek,
existing oak woodlands, hillside grasslands, and by the farming and
ranching heritage of the area
The Tassajara Creek corridor consists primarily of Valley Oaks, a few
Califomia Sycamores, California Bay Laurels, and various Willow
varieties within an under-story of native shrubs and ground covers. The
hillside grassland corridor is predominantly non-native grassland. These
plant communities are informal and natural in form and shall influence the
landscape design character of streets, neighborhoods and undeveloped
open space areas at Wallis Ranch.
Farming and ranching influences shall provide the structure for developed
landscape design. This agrarian character is man-made, typified by formal
patterns of orchards, windrows, and row crops. Plant species selected for
Wallis Ranch are influenced by crop and orchard plants and by those
ornamental and manicured plants and specimens favored by early
homesteading families in the Tri- Valley area.
Designed Open Space
Certain open space areas and corridors within the project will be
informally planted to reflect and expand the existing plant communities
and character found onsite, consistent with agreements with various
environmental agencies, Plants shall be predominantly native or
naturalized species. These areas shall be designed as a transition (ecotone)
from natural to the built environment.
BuiU Environment
The built environment character of Wallis Ranch will be formal in
planting, but utilize native, naturalized and historically familiar plant
species, Many of these areas will have a manicured appearance. This
structured landscape will be experienced primarily along streets, By
automobile, the sequence shall transition from informal to formal as one
arrives at the primary entry and drives west to the residences. Street
widths become narrower and more intimate. Street tree and shrub planting
shall be keyed to street hierarchy. In addition, street edges and parkways
shall reflect the character of adjacent land use. (See Figures 8, 9 and 10)
Landscape II - I
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1
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LEGEND
UNITED STATES OF AMERICA
COMMUNITY EN::~TION AND ENTRY
PRIMARY INTER ON AND ENTRY
SECONDARY INTERSECTI
ARTERIAL
88' ROW STREET SECTION
· · · · · · · CTION
72' ROW STREET SE
- - - W STREET SECTION
68' RO
- - 54' ROW STREET SECTION
- . - 46' RO~ STREET SECTION
.- - - - - - - - 41.5' ROW STREET SECTION
- - - - - W STREET SECTION
27' RO
- -- -- - W ALLEY SECTION
20' RO
- - - - - EMERGENCY VEHICLE ACCESS
.....-----
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UNITED STATES OF AMERICA
Figure 9
ETS AND ENTRIE~
~~SIFICATION PLAN
Landscape II -3
. . STANDARD, PACIFIC
/~fiFEIFFER RANCH INVESTORS IIINC,
FREDRICH
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RICHEY AND HUNTER
VARGAS
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.- BOTANICAL NAME COMMON NAME
/ --
/ @ Acer buergeranum Trident Maple
o Acer rubrum 'Autumn Blaze' Red Maple
e Aesculus californica California Buckeye
· Cupressus sempervirens Italian Cypress
o Ginkgo biloba 'Saratoga' Maidenhair Tree
\9 Maytenus boaria 'Green Showers' Mayten Tree
/
UNITED STATES OF AMERICA
z*
100'
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0'
500'
I
200' FEET
ARAC
TYPICAL
SIZE SPACING
24" Box 35 'a" O.C,
24" Box 16 'a" D.C.
Varies* 16 '0" D.C.
15 Gallon See Plan
24" Box
24" Box
o Olea europaea 'Majestic Beauty' Fruitless Olive Tree 24" Box
~ Pistacia chinensis Chinese Pistache 24" Box
e Prunus serrulata 'Amanogawa' Flowering Cherry 24" Box
CD Pyrus calleryana 'Chanticleer' Flowering Pear 24" Box
o Pyrus calleryana 'Trinity' Flowering Pear 24" Box
o Quercus agrifolia Coast Live Oak Varies*
o Quercus ilex Holly Oak 24" Box
E9 Quercus lobata Valley Oak Varies*
@) Quercus rubra Red Oak 24" Box
o Ulmus parviflora Evergreen Elm 24" Box
V Existing Canopy Riparian Vegetation
See Plan
See Plan
See Plan
See Plan
See Plan
See Plan
See Plan
See Plan
See Plan
See Plan
See Plan
See Plan
'NOTE: DUE TO LIMITATIONS SET BY REGULATING ENVIRONMENTAL AGENCIES, TREES IN OPEN SPACE AREAS
MAY BE SIZED AS SMALL AS 4" TREE POTS OR PLANTED AS ACORNS. EVERY EFFORT WILL BE MADE TO INSTALL
LARGER PLANT MATERIAL (15 GALLON OR 24" BOX) AT THE COMMUNITY ENTRY AT TASSAJARA ROAD
"rDR ACQUISITION I, LLC
DUBLIN RANCH PHASE 1
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Wallis Ranch
Figure 10
STREET TREE MASTER PLAN
u ___*..*__.._ '. ._. _____._.____.~___._.______.__.__.__________
Landscape II - 4 ,
Wallis Ranch
Community walls and fences shall transition in a similar fashion, with
rural and agrarian forms utilized at the primary entry, crossing the bridges
over Tassajara Creek to the homes. Open space edges shall utilize view
fences and open rail fencing to provide visual access to the natural
landscape.
Arts and Crafts or Craftsman stylistic elements serve as a design motif for
walls and fences. Walls, fences and entries within the various
neighborhoods shall be designed to be more suitable for higher density
conditions, requiring higher levels of privacy and design refinement.
Public Art
The project will adhere to the City Public Art Ordinance. A public art
compliance report is included in the project site development review
submittal. A cooperative team approach between the project landscape
architect and the artist(s) will be initiated at a future date to create a site
that provides a visual and educational experience, while providing an
entry statement for the project. The applicant proposes that art may
consist of interesting pavements, fence and wall treatments, site furniture
and plant materials, in addition to other more traditional forms such as
sculpture, murals, earthworks, mosaics, and fiber-works.
The southern tip of the water quality/storm water detention basin parcel,
identified as Creekside Plaza, will be the primary location to incorporate
the public artwork. The Community Green and its park elements may be
used as a public art site, if a second location is warranted. (See Figure 9)
B. STREET CHARACTER
A majority of residential streets have been designed with parkway strips
to provide pedestrian safety and more, direct access to open space areas.
The parkway system provides a landscape barrier between pedestrians and
vehicular traffic. Trees planted in the parkways result in a more defined
street corridor. This also creates a long-term safety barrier between
pedestrians and street traffic. Refer to Figure 2 for pedestrian access and
circulation concepts.
Tassajara Road
The Tassajara Road streetscape shall 'have a consistent landscape
character that reflects the Tassajara Creek Corridor oak woodland and
riparian habitats. Trees shall be more randomly spaced in natural groves.
Ground plane landscape shall be predominately native under-story shrubs,
ground covers and native grasses.
The Wallis Ranch project shall be responsible for portions of streetscape
implementation at the west side and possibly the median improvements of
Tassajara Road along the eastern site boundary, Improvements shall
include a community entry statement at Wallis Ranch Road, or north
entry, and an emergency vehicle gate in the median at the southern entry.
(See Figures 9, 11, 12, 21 and 22)
Landscape II - 5
Wallis Ranch
WEST
EAST
10'
PUBLIC SERVICE/~
LANDSCAPE EASEMENT
MULTI-USE TRAIL
PARKWAY STRIP
ULTIMATE
16' 12' 12' 12' 8'
MEDIANI TRAVEl TRAVEl TRAVEL BIKE
TURN LANE LANE LANE LANE
LANE
\J
I
R6w
44'
44'
PUBLIC SERVICE!
LANDSCAPE EASEMENT
SIDEWALK
PARKWAY STRIP
139'
EAST
10'
PUBLIC SERVICE/~
LANDSCAPE EASEMENT
MULTI-USE TRAIL
INTERIM
18' 8' 12' 12' 16' 12' 12' 8' 18'
PARKWAY BIKE TRAVEL TRAVEL MEDIANI TRAVEl RAVEL BIKE PARKWAY
STRIP LANE LANE LANE ~~~ LANE LANE LANE STRIP
139'
PUBLIC SERVICE!
LANDSCAPE EASEMENT
SIDEWALK
FIpre 11
TASSAJARA ROAD SECTIONS
Landscape II - 6
Wallis Ranch
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33'.0"
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20'.0"
MEDIAN
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PLAN
MEDIAN FACE OF CURB
t
20'-0" O.C.
t
33'.0" O.C.
t
20'.0" O.C.
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SLIDING DECORATIVE GATE
TOP OF CURB
ELEVATION
MODIFIED TYPE 'G' COLUMN
4'.6" HEIGHT
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FIpre 12
MEDIAN EVA GATE DETAIL
Landscape IT - 7
Wallis Ranch
The emergency vehicle gate shall have a manual sliding gate mechanism
with locks that will allow access to the Wallis Ranch neighborhoods
during an emergency. The gate is located within the median so as to allow
left turn access into Wallis Ranch and left and right turn exits from Wallis
Ranch, in case of an emergency. Final design shall be approved by the fire
department. (See Figure 12)
Other improvements will include a local multi-use trail that meanders
north of the Wallis Ranch Road entry and a meandering sidewalk south of
the Wallis Ranch Road entry, extending south of the neighborhood park to
the southern boundary of the project. This sidewalk will be designed to
integrate with the future neighborhood park design.
Central Residential Spine - Wallis Ranch Road
The primary street access into Wallis Ranch is the residential spine road
named Wallis Ranch Road. All neighborhood streets tier off of this
centrally located collector. This facility typically has a right-of-way width
of 72 feet and extends from the north bridge crossing to the Dorothy Drive
intersection at the Community Green. A segment of Wallis Ranch Road
has a right-of-way of 88 feet and extends from Tassajara Road to the north
bridge. This street segment adheres to the design of the residential
collector already established in other areas of Dublin Ranch. Wallis Ranch
Road extends to the north from the Community Green to Gate Stone Lane,
with a right-of-way of 68 feet. See Figures 13, 14 and 15 for the three
different right-of-way conditions along Wallis Ranch Road.
Features of Wallis Ranch Road include 8-foot-wide parkways, and the use
of street trees, planted in formal double rows on either side of 8-foot-wide
separated concrete multi-use trails. The double row of street trees shall
continue along the edge of the Community Green. The ground plane shall
be a blend of naturalized grass varieties that do not require mowing. The
first row of street trees shall be planted in the middle of the parkway. The
second row of trees shall be planted midway between back of walk and
the edge of the street right-of-way. Where lots back or side onto the
Wallis Ranch Road, a 5-foot-wide landscape parcel or easement shall be
provided, measured from behind the back of walk.
Street trees shall be spaced a maximum of 70 feet on center within each
row. One row shall be offset 35 feet along the street centerline to create a
triangular spacing pattern.
Neighborhood Streets - Dorothy Drive, Lily Rose Way, Barbara Jean
Street, iJ' Way, iD'Lane, iG'Lane, iC'Street, iE' Street
The local neighborhood streetscapes within the project are influenced by
both the existing natural and agrarian landscapes of the area. Right-of-way
widths vary from 68 feet to 46 feet. Street trees shall be planted in single
formal rows on both sides of the streets, except on Wallis Ranch Road.
Tree species will vary according to neighborhood.
For the 68-foot right-of-way street with 8-foot-wide parkways, street trees
shall be planted in the middle of the parkway and the ground plane will be
Landscape II - 8
Wallis Ranch
planted with a variety of grasses and ground covers, again, according to
neighborhood. (See Figure 15)
A 54-foot right-of-way street with 4-foot wide parkway strips is proposed
in Neighborhood 2. Street trees shall be planted in the middle of the
parkway strip on both sides of the street. (See Figure 16)
Neighborhood Streets with monolithic sidewalks shall have a right-of-way
width of 46 feet. A 5-foot-wide tree planting easement shall be provided
in the front or side yards of private lots on both sides of the right-of-way
for the planting and maintenance of the street trees. Street trees shall be
centrally located with the easement. (See Figure 17)
Each lot shall have a minimum of one street tree, with corner lots less than
or equal to 75 feet deep requiring a minimum of two street trees total,
while corner lots greater than 75 feet deep are shall have a minimum of
three street trees.
Gate Stone Lane
Streetscapes adjacent to the Tassajara Creek corridor shall include
landscape features of both the natural open space character and the built
environment. The Gate Stone Lane right-of-way width is 41.5 feet,
including a parkway strip on the development side of the street. Along the
creek frontage the right-of-way ends at the back of curb. (See Figure 18)
The streetscape character for the eastern side of the Gate Stone Lane shall
be established through extensive native plantings within the linear Open
Space parcel adjacent to Tassajara Creek. Trees planted along the creek
side of the street will be informally massed and of predominantly native
species. The ground plane will be of native grasses and predominantly
native shrubs and ground covers. The Open Space parcel shall also
include grassy bioswales for on-site storm runoff treatment, and a
meandering multi-use trail.
In contrast, trees on the neighborhood side of the Gate Stone Lane will be
formally planted in a single row within an 8-foot-wide parkway. The
ground plane in the parkway shall be planted with mowed turf.
Julie Ann Lane
This 27-foot-wide street section occurs in one location at Wallis Ranch,
providing park access to owners, visitors and emergency vehicles at the
neighborhood park next to Neighborhood 6. This street, named Julie Ann
Lane, widens to 36 feet at one place to provide on-street parking for park
use. (See Figure 19)
'M' Way
This street type occurs in Neighborhood 4 and has a 27.5-foot right-of-
way. Essentially this street serves as a 22-foot-wide driveway with a 4,5-
foot-wide sidewalk on one side. The driveway shall be paved in asphalt.
(See Figure 19)
Landscape II - 9
Wallis Ranch
Alleys and Driveways
The land use plan for Wallis Ranch incorporates higher density residential
neighborhoods with garages located in the rear yards. Alleys shall be
provided for vehicular access to garages and to serve additional purposes,
such as creating attractive and safe connections between blocks. The
width of alleys shall be a minimum of 20 feet. The 20-foot width is
measured from face of curb to face of curb in raised curb instances and to
back of curb in flush curb conditions.
To better provide a human-scaled and aesthetic view of these routes, and
soften the utilitarian function of the alley, trees, shrubs, and groundcovers
shall be provided in planting areas along the alley, to the extent that
minimum access and building separation requirements are met. Street
trees shall be planted in semi-formal rows on both sides of these lanes
when possible. Trees will be located within 5-foot or 6-foot-wide public
service/tree planting easements, where possible. (See Figure 20)
The Wallis Ranch land plan includes a variety of private driveways that
provide access into cluster and multi-family neighborhoods. Access from
public streets shall be defined by driveway cuts. Driveways within
neighborhoods shall be a minimum of 22 feet wide, measured from face
of curb to face of curb. This driveway type has typical 6-inch raised curbs
and may be paved with stamped concrete in some neighborhoods for
enhanced appearance and function. These driveways also serve as
emergency vehicle access easements and public access/service easements.
Landscape II - 10
Wallis Ranch
NEW OAK GROVE
TYPE 'D' WALL AS ENTRY
ELEMENT
TRAVEL LANES
MEDIAN
ENTRY MONUMENT
TRAVEL LANES
PARKWAY STRIP WITH
HARD FESCUE ON LOW
BERM .
10'-0" WIDE INTEGRAL
COLOR MULTI-USE TRAIL
TYPICAL LANDSCAPE PLAN
APPLIES TO:
WALLIS RANCH ROAD ENTRANCE
NEW OAK
WOODLAND
NEW OAKIDl
WOODLAND .
""-...........:
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CL
I
24'-0"
24'-0"
TRAVEL
LANES
TRAVEL
LANES
88'-0"
ROW
MULTI-USE
TRAIL
PARKWAY
TYPICAL SECTION
Figure 13
88-FOOT RIGHT-OF-WAY
Landscape IT - 11
Wallis Ranch
PLANTING AREA - SEE
SPECIFIC NEIGHBORHOOD
PLANT LIST FOR SPECIES
STONE VENEER FEATURE
WALL WITH RETAIINING
FUNCTION AS NECESSARY
8'-0" WIDE INTEGRAL
COLOR MULTI-USE WALK
PARKWAY STRIP WITH
HARD FESCUE ON LOW
BERM
RED OAK
PARKWAY STRIP WITH
HARD FESCUE ON LOW
BERM
8'-0" WIDE INTEGRAL
COLOR MULTI-USE WALK
STONE VENEER
FEATURE WALL WITH
RETAINING FUNCTION AS
NECESSARY
TYPICAL LANDSCAPE PLAN
APPLIES TO: WALLIS RANCH ROAD
DOUBLE ROW OF
RED OAK STREET
TREES EACH
SIDE
PUBLIC SERVICE
EASEMENT/TREE
PLANTING
EASEMENT
MULTI-USE TRAIL
STONE VENEER
FEATURE WALL WITH
RETAINING
FUNCTION AS NEEDED
STONE VENEER
FEATURE WALL WITH
RETAINING
FUNCTION AS
NEEDED
41.<"1
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4' 4'
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I
8'
8'
8'
12'
TRAVEL
LANE
12'
TRAVEL
LANE
8'
8'
Jj ~'
PKG
LANE
PKG
LANE
36'
PARKWAY
-PARKWAY
72'
ROW
TYPICAL SECTION
Flpre 14
72-FOOT RIGHT-OF-WAY
Landscape II - 12
Wallis Ranch
PLANTING AREA - SEE
SPECIFIC NEIGHBORHOOD
PLANT LIST FOR SPECIES
STONE VENEER FEATURE
WALL WITH RETAINING AS
NECESSARY
8'-0" WIDE INTEGRAL COLOR
MULTI-USE WALK
PARKWAY STRIP WITH HARD
FESCUE ON LOW BERM
~..J ~..J
WALLIS RANCH ROAD
~
PARKWAY STRIP WITH
HARD FESCUE ON LOW
BERM
8'-0" WIDE INTEGRAL
COLOR MULTI-USE WALK
PLANTING AREA - SEE
SPECIFIC NEIGHBORHOOD
PLANT LIST FOR SPECIES
TYPICAL LANDSCAPE PLAN
APPLIES TO:
PORTION OF WALLIS RANCH ROAD AND
DOROTHY DRIVE
PUBLIC SERVIC~ I
EASEMENT , I
5'
~ ~
8' 8' 7' 11 ' 11' 7'
j PKG TRAVEL TRAVEL PKG
LANE LANE LANE LANE
RIVATE LOT,
<:j:. MEOWNER
SOCtATION
PARCEL OR
COMMON AREA
PLANTING
PRIVATE LOT,
HOMEOWNER
ASSOCIATION
PARCEL OR
COMMON AREA
PLANTING
PARKWAY
MULTI-USE TRAIL
_J
36'
68'
ROW
TYPICAL SECTION
FIgure 15
6$-FOOT RIGHT-OF-WAY
Landscape IT - 13
Wallis Ranch
\--IV
\--IV
TYPICAL LANDSCAPE PLAN
PRIVATE LOT OR
HOMEOWNER
ASSOCIATION PARCEL
OR COMMON AREA
PLANTING IN NB 2
PUBLIC SERVICE
EASEMENT
SIDEWALK
PARKWAY
PARKING
PARKING
PARKWA Y
SIDEWALK
PR IVATE LOT OR
HOMEOWNER.
ASSOCIATION PARCEL
OR COMMON AREA
PLANTING IN NB 2
APPLIES TO: NEIGHBORHOOD 2 -
BARBARA JEAN LANE AND 'E' STREET
PRIVATE LOT OR
HOMEOWNER
ASSOCIATION
PARCEL OR
COMMON AREA
PLANTING
PKG
LANE
TRAVEL TRAVEL PKG
LANE LANE LANE
4'.0"
4'.0"
PUBLIC SERVICE I
EASEMENT
SIDEWALK
PARKWAY
18'.0"
18'.0"
54'.0"
ROW
PRIVATE LOT OR
HOMEOWNER
ASSOCIATION
PARCEL OR
COMMON AREA
PLANTING
\. "' PUBLIC SERVICE
.~ EASEMENT
SIDEWALK
PARKWAY
TYPICAL SECI'ION
FIgure 16
54-FOOT RIGHT-OF-WAY
Landscape II - 14
Wallis Ranch
PRIVATE WALK WITH STEPS
AND CHEEK WALL AS
NECESSARY
HOUSE
STREET TREE
TYPICAL STREET
LIGHT
STREET
5'-0" WIDE
SIDEWALK
RETAINING WALL AS
NECESSARY.
FRONT YARD PLANTING
AREA
DOUBLE MAILBOX AT
BACK OF SIDEWALK
(VARIES BY
NEIGHBORHOOD)
TYPICAL LANDSCAPE PLAN
APPLIES TO:
PORTION OF DOROTHY DRIVE, 'J' WA Y, 'I' STREET,
'K' STREET, 'L' LANE, '0' LANE, 'e' STREET, AND 'G' LANE.
EO EO
36'
~.,
. 4j..,~
RETAINING WALL
AT FRONT YARD AS
NECESSARY
5'
5'
46'
5' 5':
'- -I-sIDEWALK
~1-PUBLlC SERVICErrREE
: PLANTING EASEMENT
I AT FRONT YARD
PL
PUBLIC SERVICErrREE
PLANTING EASEMENT AT
FRONT YARD
SIDEWALK
I
/
PL
ROW
TYPICAL SECfION
Figure 17
46-FOOT RIGHT-OF-WAY
Landscape II - 15
Wallis Ranch
10'-0" WIDE FIRE
BUFFER AREA
14'.0" WIDE MULTI-USE
TRAIL -10'-0" ASPHALT
TRAIL WITH 2'-0"
DG/GRAVEL SHOULDERS
BOTH SIDES
RAIL FENCE WITH
HERPETOLOGICAL
BARRIER
PEDESTRIAN MARKER
WITH MILEAGE
COAST LIVE OAK
STREET TREE
STREET LIGHT
.....- PARKWAY STRIP WITH
HARD FESCUE ON
LOW BERM '
~ COMMON PLANTING
AREA. SEE SPECIFIC
NEIGHBORHOOD PLANT
LIST
TYPICAL LANDSCAPE PLAN
APPLIES TO:
GATE STONE LANE
PUBLIC SERVICE/ J
TREE PLANTING
EASEMENT
SIDEWALK -
MULTI-USE TRAIL IN CREEK
CORRIDOR/PRIVATE OPEN
SPACE
~
14' 14'
TRAVEL TRAVEL
LANE LANE
6"
28'
41.5'
ROW
PL
PL
TYPICAL SECfION
:FIgure II
41.5-FOOT RIGHT-OF-WAY
Landscape n - 16
Wallis Ranch
TYPICAL LANDSCAPE PLAN
NEIGHBORHOOD
PARK
PORTION OF LANE
WITH PARKING
14'-0" WIDE
MULTI-USE TRAIL
PRIVATE OPEN SPACEI
TASSAJARA CREEK
CONSERVATION AREA
~ PUBLIC SERVICEI
TREE PLANTING
EASEMENT
APPLIES TO:
JULIE ANN LANE
~~
~~
~~~)
PRIVATE OPEN SPACEI "
TASSAJARA CREEK
CONSERVATION AREA
26'
(35' WITH PARKING
5'-0"
27' ROW
PSE (36' WITH PARKIN
14'-0" WIDE MULTI-USE TRAIL
(LOCATION VARIES)
TYPICAL SECTION
NEIGHBORHOOD
PARK
Ftpre 19
27-FOOT RIGHT-OF-WAY
Landscape II - 17
Wallis Ranch
J;j
T
CONCRETE V-DITCH - SEE CIVIL PLANS
GARAGE
TYPICAL LANDSCAPE PLAN
PRIVATE PLANTING
AREA
FLOWERING
CHERRY TREE
CONCRETE APRON
ACCENT
INTERLOCKING
CONCRETE
PAVERS
ITALIAN CYPRESS
TREE
-t
30'-0" CLEAR
BETWEEN
BUILDINGS
t
10'
TRAVEL
LANE
TYPICAL SECTION
20'
ROW IPSE
21' AT RAISED CURB
CONDITIONS
Figure 20
28-FOOT RIGHT-OF-WAY ALLEY
Landscape II - 18
Wallis Ranch
C. NEIGHBORHOOD CHARACTER
Wallis Ranch is comprised of six neighborhoods, each with a unique
housing type, density, building arrangement and potential relationships
with adjacent neighborhoods. The primary objectives guiding residential
neighborhood character include the creation of articulated landscape
spaces and neighborhood inter-connectivity.
Single family detached neighborhoods shall emphasize streetscape
enhancement, with the use of parkway tree planting and front gardens that
flow together. Primary connections to open space and adjacent
neighborhoods will be by sidewalks.
Multi-family attached residential buildings shall be arranged to optimize
views from the street, views and pedestrian connections to adjacent
neighborhoods, and open space. Parking shall be screened from public
areas and the use of structured parking is encouraged.
Pedestrian circulation shall be clearly articulated into a hierarchy of
private entry access and public common walks. Common walks shall
connect neighborhood recreation and gathering places with public
sidewalks and regional multi-use trails. Primary pedestrian circulation
routes shall be accessible and in accordance with current American with
Disabilities Act (ADA) requirements.
Landscape and garden design elements shall reflect the unique potential of
each housing product and neighborhood plan. Podium gardens and green
roofs should be considered as means to reduce ambient temperatures and
increase carbon dioxide absorption. Terraced gardens should be used to
minimize run-off and increase water infiltration. Gathering places shall be
clearly discerned through the use of accent paving, clustering of site
furnishings and spatial articulation. Visible site walls required for building
placement or ADA accessibility shall utilize an enhanced finish that may
be unique to each neighborhood. However, the predominant finish shall
be the standard culture stone veneer pattern and color required in these
Standards.
D. PLANTING APPLICATIONS
New planting at Wallis Ranch will consist of a variety of applications and
situations that call for specific plant communities. General planting
concepts shall reinforce the street hierarchy and entry sequence.
Specialized planting shall include mitigation and habitat restoration, fire
management, storm water quality and ornamental enhancement in each
neighborhood.
All new planting shall be designed according to hydrozone groupings,
each composed of companion plants that share common water usage, sun
exposure and soil requirements. In all cases, irrigation systems and
equipment selection shall be designed to conserve water. Irrigation water
budgets shall be established for each phase of development.
Landscape II - 19
Wallis Ranch
Fire management zones shall be temporarily irrigated, planted and
maintained according to current City of Dublin Wildfire Management
Plan, and environmental agency requirements. Plants shall be low-
resinous species, grouped according to the Wildfire Management Plan
approved plant lists.
On-site storm runoff and water quality facilities may be provided through
vegetated swales located within water quality basins or within private
open space areas along the Tassajara Creek corridor. Planting within the
swales and basin will be installed and maintained in accordance with the
requirements as described in the Water Quality and Hydromodification
Mitigation Basin Operations and Maintenance Guide prepared for Wallis
Ranch, and upon the recommendations of the project engineer.
E. EXISTING TREES AND MITIGATION PLANTING
Existing vegetation shall be assessed and preserved accordingly. Final
maps and improvement plans shall include adequate setbacks from
heritage trees, in accordance to the City of Dublin Heritage Tree
Ordinance. An arborist tree assessment report has been completed for the
Creek habitat areas surrounding the two bridge crossings at Wallis Ranch,
in which trees to remain and to be removed were identified. Subsequent
design and construction documents prepared in accordance with these
Standards shall follow the recommendations and requirements of the
arborist report. Heritage trees for all construction sites shall be identified
and protected during construction, as appropriate and in accordance with
arborist report prepared for this Project. The Report is included in the
appendix to the Tentative Map submittal.
Mitigation planting design and installation in permanent open spaces and
within the Tassajara Creek banks shall conform to mitigation and
monitoring plans developed for the Wallis Ranch project, and as accepted
by the environmental agencies.
F. PLANT PALETTES
Each neighborhood shall have a unique plant palette that is defined by
specific aspects of the architectural design, spatial sequence and micro-
climatic conditions. All plants shall be suitable for the regional setting as
defined by Sunset Western Garden, current edition.
The following are proposed plant species for each of the various
applications and conditions at Wallis Ranch. These selections are not
exhaustive, but are meant to provide the intent of the desired project
character. (See Figures 8 and 10 for street tree, general landscape and
open space planting locations and patterns). Plant species may be
exchanged or substituted with City administrative approval.
Landscape 11 - 20
Wallis Ranch
BOTANICAL NAME
Private Open Space and Tassajara Creek Habitat Areas
COMMON NAME
TREES
Aesculus california
Acer negundo
Platanus racemosa
Quercus agrifolia
Quercus lobata
SHRUBS & GROUND COVERS
Arctostaphylos species
Baccharis pilularis
Ceanothus species
Heteromeles arbutifolia
Eschscholzia californica
Lepechinia cal ycina
Lupinus species
Mimulus longiflorus
Rhamnus california
Rhamnus crocea
Ribes species
Rosa California
Sambucus mexicana
Symphoricarpus albus
Salix species
Bioswales (Hydroseed AppUcation)
BOTANICAL NAME
SHRUBS AND GROUD COVERS
Deschampia c. holciformis
Festuca rubra 'Molate Blue'
Hordeum brachyantherum
Juncus patens
Juncus xiphoides
Scirpus robusta
Native Hillside Restoration
BOTANICAL NAME
SHRUBS AND GROUD COVERS
Clarkia bottae
Deschampia c. holciformis
Eschscholzia californica
Lupinus n. vr. Nanus
Melica californica
Nasella cervna
Nasella pulchra
California Buckeye
Box Elder
California Sycamore
Coast Live Oak
Valley Oak
Manzanita
Coyote Brush
California Lilac
Toyon
California Poppy
Pitcher Sage
Lupine
Monkey Flower
Coffeeberry
Buckthorn
Currant
California Wild Rose
Blue Elderberry
Snow berry
Willow
COMMON NAME
Dwarf Hairgrass
Molate Blue Fescue
Meadow Barley
Valley Rush
Iris Leaved Rush
Bullrush
COMMON NAME
Showy Clarkia
Dwarf Hairgrass
California Poppy
Sky Lupine
California Onion Grass
Nodding Needle Grass
Purple Needle Grass
Landscape II - 21
Wallis Ranch
Streets and Entries
BOTANICAL NAME
TREES
Acer buergeranum
Acer rubrum 'Autumn Blaze'
Aesculus californica
Cercis occidentalis
Chilopsis linearis
Cupressus sempervirens
Ginkgo biloba
May tenus boaria
Olea europaea
Pistacia chinensis
Prunus cerasifera
Pyrus c. 'Chanticleer'
Pyrus c. 'Trinity'
Quercus agrifolia
Quercus ilex
Quercus lobata
Quercus rubra
Ulmus parviflora
SHRUBS
Arctostaphylos species
Berberis
Ceanothus species
Cistus species
Eriogonum fasciculatum
Heteromeles arbutifolia
Lagerstroemia hybrids
Lavandula angustifolia
Mahonia species
Nandina domestica
Phorium tenax
Prunus caroliniana
Prunus ilicifolia
Prunus lyonii
Rhamnus california "Eve Case"
Ribes species
Rosa california
Rosa species
Rosmarinus species
GROUND COVERS & VINES
Achillea species
Bunch and other grasses
Comprosma kirkii
Coprosma p. 'verde vista'
Cotoneaster d. 'coral beauty'
Cotoneaster s.' repens'
Festuca longifolia
Hemerocallis species
COMMON NAME
Trident Maple
Red Maple
California Buckeye
Western Redbud
Desert Willow
I talian Cypress
Maidenhair Tree
May ten Tree
Fruitless Olive Tree
Chinese Pistache
Rowering Plum
Rowering Pear
Rowering Pear
Coast Live Oak
Holly Oak
Valley Oak
Red Oak
Evergreen Elm
Manzani ta
Japanese Barberry
California Lilac
Rockrose
California Buckwheat
Toyon
Dwarf Crape Myrtle
Lavender
Mahonia
Heavenly Bamboo
New Zealand Rax
Carolina Laurel Cherry
Holly Leaf Cherry
Catalina Cherry
Coff eeberry
Current
California Rose
Rose
Rosemary
Yarrow
n/a
Coprosma
Coprosma
Bearberry
Willowleaf Cotoneaster
Hard Fescue
Day Lily
Landscape II - 22
Wallis Ranch
Heuchera species
Iris douglasiana
Scaevola 'Mauve Clusters'
Trachelospermum jasminoides
Tulbaghia violacea species
Wisteria species
Community Green Plant Palette
BOTANICAL NAME
TREES
Chitalpa tashkentensis 'Pink Dawn'
Malus 'Prairiefire'
Nyssa sylvatica
Pyrus calleryana 'Chanticleer'
Quercus agrifolia
Coral Bells
Pacific Coast Iris
Scaevola
Star Jasmine
Society Garlic
Wisteria
COMMON NAME
Chi tal pa
Rowering Crabapple
Tupelo Tree
Chanticleer Rowering Pear
Coast Live Oak
SHRUBS
Berberis thunbergii 'Cherry Bomb' Japanese Barberry
Ceanothus thyrsiflorus 'Skylark' Blue Blossom
Cistus purpurea Orchid Rockrose
Cistus 'Doris Hi bberson , Rockrose
Cotoneaster d. 'Coral Beauty' Bearberry
Lavandula angustifolia 'Twickle Purple' Lavender
Loropetalum chinense 'Burgundy' Loropetalum
Mahonia aquifolium 'Orange Rame' Dwarf Oregon Grape
Nandina domestica 'Fire Power' Heavenly Bamboo
Phormium t. 'Duet' Dwarf New Zealand Rax
Phormium tenax 'Maori Queen' New Zealand Rax
Pittosporum t. 'Wheeler's Dwarf' Dwarf Pittosporum
Trachelospermum jasminoides Star Jasmine
Viburnum tinus 'Spring Boquet' Laurustinus
Detention Basin Plant List
BOTANICAL NAME
TREES
Aesculus californica
Populus fremontii
Salix exigua
Salix gooddingii
Umbellularia californica
SHRUBS & GROUND COVERS
Arctostaphylos species
Baccharis pilularis
Ceanothus species
Heteromeles arbutifolia
Eschscholzia californica
Lepechinia calycina
COMMON NAME
California Buckeye
Western Cottonwood
Narrow-leaf Willow
Goodding's Balck Willow
California Laurel
Manzanita
Coyote Brush
California Lilac
Toyon
California Poppy
Pitcher Sage
Landscape II - 23
Wallis Ranch
Lupinus species
Mimulus longiflorus
Rhamnus california
Rhamnus crocea
Ribes species
Rosa California
Sambucus mexicana
Symphoricarpus albus
Salix species
GROUND COVERS
Achillea species
Bunch and other grasses
Festuca longifolia
Trachelospermum jasminoides
Neighborhood 1 Plant List
BOTANICAL NAME
TREES
Acer rubrum 'Autumn Blaze'
Chitalpa tashkensis 'Pink Dawn'
Prunus cerasifera 'Krauter Vesuvius'
Pyrus 'Chanticleer'
Pyrus'Trinity'
SHRUBS
Abutilon x 'Moned'
Agapanthus africanus
Aucubajaponica'Variegata'
Berberis thunbergii 'Crimson Pygmy'
Berberis thunbergii 'Sparkle'
Camellia japonica 'Glen 40'
Ceanothus 'Julia Phelps'
Correa pu1chella 'Mission Bells'
Euonymus fortunei 'Emerald 'n Gold'
Hemerocallis hybrids
Hibiscus syriacus 'Helene'
Kniphofia uvaria 'Flamenco'
Lantana camara 'Robpatrai I
Leptospermum scoparium 'Ruby Glow'
Nandina d. 'Moonbay'
Nasella pu1chra
Punicagranattun'Nan~
Rhaphiolepis i. 'Ballerina'
Rhamnus californica 'Eve Case'
Santolina chamaecyparissus
Skimmia japonica
GROUNDCOVERS
Helianthemum nummularium
Mahonia repens
Vinca minor
Lupine
Monkey Flower
Coffeeberry
Buckthorn
Currant
California Wild Rose
Blue Elderberry
Snowberry
Willow
Yarrow
n/a
Hard Fescue
Star Jasmine
COMMON NAME
Red Maple
Chitalpa
Flowering Plum
Chanticleer Flowering Pear
Trinity Flowering Pear
Red Flowering Maple
Lily of The Nile
Gold Dust Plant
Dwarf Japanese Barberry
Japanese Barberry
Camellia
Wild Lilac
A ustralian Fuchsia
Euonymus
Daylily
Helene Rose of Sharon
Torch Lily
Rainbow Compact Lantana
New Zeland Tea Tree
Heavenly Bamboo
Purple Needle Grass
Dwarf Pomegranate
Pink India Hawthorn
Coffeeberry
Lavander Cotton
Skimmia
Sunrose
Creeping Mahania
Dwarf Peri winkle
Landscape II - 24
Wallis Ranch
Neighborhood 2 Plant List
BOTANICAL NAME
TREES
Acer buergeranum
Lagerstroemia indica 'Near East'
Magnolia grandiflora 'Little Gem'
Pyrus 'Chanticleer'
Pyrus 'Trinity'
Quercus agrifolia
Quercus rubra
SHRUBS
Arctosaphylos d. 'Howard McMinn'
Calistemon citrinus 'Compacta'
Calycanthus occidental is
Ceanothus 'Centennial'
Ceanothus g. h. 'Yankee Point'
Correa pulchella 'Orange Rame'
Dodonea viscosa 'Purpurea'
Garrya fremontii
Heteromeles arbutifolia
Heuchera sanguinea
Lavatera assurgentiflora
Mahonia aquifolium 'Orange Rame'
Mahonia repens
Muhlenbergia rigens
Nasella pulchra
Penstemon heterophyllus purdyi
Phormium 'Apricot Queen'
Phormium tenax 'Tom Thumb'
Potentilla fruticosa 'Tangerine'
Rhamnus californica 'Eve Case'
Ribes viburnifolium
Salvia leucophylla
Sollya heterophylla
GROUNDCOVERS
Arctostaphylos 'Emerald Carpet'
Coprosma kirkii
Gazania hybrids 'Sunburst'
Neighborhood 3 Plant List
BOTANICAL NAME
TREES
Cupressus sempervirens
Koelreuteria paniculata
Lagerstroemia indica 'Near East'
Pistacia chinensis
Prunus cerasifera 'Krauter Vesuvius'
COMMON NAME
Trident Maple
Crape Myrtle
Magnolia
Chanticleer Rowering Pear
Trinity Rowering Pear
Coast Live Oak
Red Oak
V ine Hill Manzanita
Lemon Bottlebrush
Spice Bush
Wild Lilac
Wild Lilac
Australian Fuchsia
Purple Hop Bush
Fremont Silktassel
Toyon
Coral Bells
Tree Mallow
Oregon Grape
Creeping Mahonia
Deer Grass
Purple Needle Grass
Beard Tongue
Rax
New Zeland Rax
Cinquefoil
Coffeeberry
Evergreen Currant
Purple Sage
Australian Bluebell Creeper
Emerald Carpet Manzanita
Coprosma
Gazania
COMMON NAME
I talian Cypress
Goldenrain Tree
Crape Myrtle
Chinese Pistache
Rowering Plum
Landscape II - 25
Wallis Ranch
Prunus serrulata 'Amanogawa'
Pyrus c. 'Chanticleer'
Pyrus c. Trinity'
Pyrus kawakamii
Quercus rubra
SHRUBS
Aucubajaponica'Variegata'
Berberis 1. 'Crimson Pygmy'
Berberis thunbergii 'Rose Glow'
Berberis 1. 'Sparkle'
Buxus m. japonica 'Winter Gem'
Camellia japonica
Euonymus fortunei 'Emerald 'n Gold'
Euonymus fortunei 'Ivory Jade'
Euonymus japonicus 'Silver King'
Loropetalum chinense
Miscanthus sinensis 'Morning Light'
Nandina domestica 'Fire Power'
Nandina domestica 'Moonbay'
Pittosporum tobira 'Variegata'
Pittosporum tobira 'Wheelers' Dwarf'
Punica granatum 'Nana'
Rhaphiolepis indica 'Clara'
Rhaphiolepis indica 'Dancer'
Sarcococca ruscif olia
GROUNDCOVERS
Abelia g, 'Prostrata'
Trachelospermum jasminoides
Neighborhood 3 Park And Courtyard
BOTANICAL NAME
TREES
Chitalpa tashkensis 'Pink Dawn'
Liquidambar styracifolia 'Rotundiloba'
Malus 'Prairifire'
Nyssa sylvatica
Pistacia chinensis
Platanus acerifolia
Quercus agrifolia
Quercus lobata
Ulmus parvifolia
SHRUBS
Agapanthus 'Rancho White'
Arbutus unedo 'Oktoberfest'
Arctostaphylos d. 'Sentinel'
Berberis thunbergii 'Rose Glow'
Ceanothus 'Julia Phelps'
Choisya ternata
Rowering Cherry
Ornamental Pear
Ornamental Pear
Evergreen Pear
Red Oak
Gold Dust Plant
Dwaf Japanese Barberry
Japanese Barberry
Japanese Barberry
Japanese Boxwood
Camellia
Euonymus
I vory Jade Euonymus
Evergreen Euonymus
Loropetalum
Japanese Silver Grass
Heavenly Bamboo
Heavenly Bamboo
Tobira
T obira
Dwarf Pomegranate
White India Hawthorn
India Hawthorn
Sweet Box
Creeping Abelia
Star Jasmine
COMMON NAME
Chi tal pa
Sweet Gum
Rowering Crabapple
Sour Gum
Chinese Pistache
London Plane Tree
Coast Live Oak
Valley Oak
Evergreen Elm
White Agapanthus
Strawberry Tree
V ine Hill Manzanita
Japanese Barberry
Wild Lilac
Mexican Orange
Landscape II - 26
Wallis Ranch
Euonymus fortunei 'Emerald In Gold' Euonymus
Grewia occidentaIis Lavander Starflower
Hemerocallis hybrids Daylily
Lagerstroemia 'Zuni' Crape Myrtle
Lavandula angustifolia 'Twickle Purple' English Lavender
Myrtus c. 'Compacta Variegata' Dwarf Myrtle
Phormium 'Maori Chef' Flax
Phormium 'Rainbow Warrior' Flax
Phormium t. 'Jack Spratt' (P) New Zealand Flax
Punica granatum 'Chico' Dwarf Pomegranate
Santolina chamaecyparissus Lavander Cotton
GROUNDCOVERS
Acacia redolens 'Postrata'
Gazania hybrids 'Sunburst'
V inca minor
Postrate Acacia
Gazania
Dwarf Periwinkle
BOTANICAL NAME
Neighborhood 4 Common Areas Plant List
TREES
Cedrus deodara
Chionanthus retusus
Crataegus cordata
Lagerstroemia 'Centennial Spirit'
Laurus nobilis 'Saratoga'
Malus 'Snowdrift'
Maytenus boaria 'Green Showers'
Olea europaea 'Majestic Beauty'
Populus x 'Red Caudina'
Pyrus 'Chanticleer'
Pyrus kawakamii
Quercus rubra
Sequoia sempervirens 'Soquel'
SHRUBS
Choisya ternata
Cistus x purpureus
Coleonema pulchrum 'Sunset Gold'
Feijoa sellowiana
Gaura lindheimeri
Grewia occidentaIis
Kniphophia uvaria 'Flamenco'
Lavandula angustifolia 'Hidcote'
Mahonia aquifolium 'Orange Flame'
Myrtus communis 'Compacta'
Osmanthus fragrans
Nasella pulchra
Penstemon 'Midnight'
Plumbago auriculata 'Monlite'
Punica granatum 'California Sunset'
Punica granatum 'Nana'
COMMON NAME
Deodar Cedar
Chinese Fringe Tree
Washington Hawthorn
Crape Myrtle
Sweet Bay
Flowering Crabapple
May ten Tree
Olive
Cottonless Cottonwood
Ornamental Pear
Evergreen Pear
Red Oak
Soquel Redwood
Mexican Orange
Orchid Rockrose
Pink Breath of Heaven
Pineapple Guava
Gaura
Lavander Starflower
Red Hot Poker
English Lavander
Oregon Grape
Dwarf Myrtle
Sweet Olive
Purple Needle Grass
Beard's Tongue
White Cape Plumbago
Pomegranate
Dwarf Pomegranate
Landscape II - 27
Wallis Ranch
Rosmarinus officinalis 'Blue Spires'
Salvia greggii 'Navajo Bright Red'
Santolina chamaecyparissus
Viburnum t. 'Spring Bouquet'
Yucca filamentosa 'Bright Edge'
GROUNDCOVERS AND VINES
Cistus villosus 'Postratus'
Clytostoma callistegioides
Festuca glauca 'Elijah Blue'
Hardenbergia violacea
Rosmarinus officinalis 'Severn Sea'
Teucrium chamaedrys 'Prostratum'
Thymus vulgaris
Neighborhood 4 Courtyard Plant List
BOTANICAL NAME
SHRUBS/GROUNDCOVERS
Abelia grandiflora 'Sunrise'
Aspidistra elatior
Aucubajaponica 'Picturata'
Campanula glomerata 'Joan Elliotte'
Clivia miniata 'Monya'
Heuchera sanguinea 'Ruby Bells'
Liriope muscari 'Silvery Sunproof'
Potentilla fruticosa 'Tangerine'
Sarcococca ruscif olia
Neighborhood 5 Plant List
BOTANICAL NAME
TREES
Acacia baileyana
Crataegus cordata
Cupressus sempervirens
Ginkgo biloba 'Saratoga'
Pyrus 'Chanticleer'
Pyrus'Trinity'
Prunus serrulata 'Amanogawa'
SHRUBS
Artemisia 'Powis Castle'
Aucubajaponica'Variegata'
Buxus m. japonica'Winter Gem'
Callistemon citrinus
Camellia japonica 'Glen 40'
Carpenteria califomica
Choisya ternata
Correa pulchella 'Mission Bells'
Rosemary
Sage
Lavander Cotton
Laurustinus
Yucca
Sageleaf Rockrose
Violet Trumpet Vine
Blue Fescue
Lilac Vine
Trailing Rosemary
Prostrate Germander
Common Thyme
COMMON NAME
Variegated Abelia
Cast Iron Plant
Picturata Aucuba
Clustered Bellflower
Rame Kaffir Lily
Coral Bells
Lilyturf
Cinquefoil
Sweet Box
COMMON NAME
Bailey Acacia
Washington Thorn
I talian Cypress
Maidenhair Tree
Chanticleer Rowering Pear
Trinity Rowering Pear
Rowering Cherry
Artemisia
Gold Dust Plant
Japanese Boxwood
Lemon Bottlebrush
Camellia
Bush Anemone
Mexican Orange
A ustralian Fuchsia
Landscape II - 28
Wallis Ranch
Escallonia 'Newport Dwarf'
Euonymus fortunei 'Emerald 'n Gold'
Fatsia japonica
Leptospermum scoparium 'Ruby Glow'
Mahonia aquifolium 'Orange Rame'
Myrtus communis 'Compacta'
Nandina domestica 'Fire Power'
Pittosporum t. 'Cream de Mint'
Pittosporum tobira 'Variegata'
Rhamnus californica 'Eve Case'
Rhaphiolepis indica 'Dancer'
Sarcococca ruscifolia
Skimmia japonica
Viburnum tinus 'Dwarf'
GROUNDCOVERS
Cotoneaster d. 'Coral Beauty'
Gazania hybrids 'Sunburst'
Mahonia repens
Thymus vulgaris
Neighborhood 6 Plant List
BOTANICAL NAME
TREES
Ginkgo biloba 'Saratoga'
Lagerstroemia 'Centennial Spirit'
Laurus nobilis 'Saratoga'
May tenus boaria 'Green Showers'
Prunus serrulata 'Amanogawa'
Pyrus 'Chanticleer'
Pyrus 'Redspire'
Quercus agrifolia
Quercus ilex
Quercus lobata
Quercus rubra
SHRUBS
Choisya ternata
Cistus x purpureus
Coleonema pulchrum 'Sunset Gold'
Feijoa sellowiana
Grewia occidentalis
Kniphophia uvaria 'Ramenco'
Lavandula angustifolia 'Hidcote'
Mahonia aquifolium 'Orange Ramel
Myrtus communis 'Compacta'
Osmanthus fragrans
Punica granatum 'Nana'
Rosmarinus officinalis 'Blue Spires'
Salvia greggii 'Navajo Bright Red'
Escallonia
Euonymus
Japanese Aralia
New Zeland Tea Tree
Oregon Grape
Dwarf Myrtle
Heavenly Bamboo
Dwarf Tobira
Tobira
Coffeeberry
India Hawthorn
Sweet Box
Skimmia
Dwarf Laurustinus
Bearberry Cotoneaster
Gazania
Creeping Mahonia
Common Thyme
COMMON NAME
Maidenhair Tree
Crape Myrtle
Sweet Bay
May ten Tree
Rowering Cherry
Chanticleer Rowering Pear
Redspire Rowering Pear
Coast Live Oak
Holly Oak
Valley Oak
Red Oak
Mexican Orange
Orchid Rockrose
Pink Breath of Heaven
Pineapple Guava
Lavander Starflower
Red Hot Poker
English Lavender
Oregon Grape
Dwarf Myrtle
Sweet Olive
Dwarf Pomegranate
Rosemary
Sage
Landscape II - 29
Wallis Ranch
Santolina chamaecyparissus
Viburnum t. 'Spring Bouquet'
GROUNDCOVERS AND VINES
Cistus villosus 'Postratus'
Clytostoma callistegioides
Hardenbergia violacea
Teucrium chamaedrys 'Prostratum'
Lavender Cotton
Laurustinus
Sageleaf Rockrose
Violet Trumpet Vine
Lilac Vine
Prostrate Germander
Landscape II - 30
Wallis Ranch
COMMUNITY ELEMENTS
Community Elements are landscape design components that create and
enhance the character and identity of Wallis Ranch. Wallis Ranch is
designed to be reminiscent of the farming, ranching and small town
heritage in the region during the early 1900's. Design character for the
project emerges from the agrarian and town themes by using architectural
styles and ranch settings typically found in the American West at the turn
of the last century. The Arts and Crafts movement in architecture and the
Garden City movement in city planning were dominant influences. The
Craftsman style of architecture was the most notable at that time on the
West Coast.
Community elements are situated primarily within the street right-of-way
and other public spaces throughout the project. Community elements
include: entry graphics and monuments, project identity walls, stone
veneer columns and walls, retaining walls, fences, accent paving, bridges,
street furnishings such as mailboxes, benches, trash receptacles, street
lights and street signage.
Each element must be complementary to the others in order to provide a
cohesive vision and overall character for the project. The arrangement of
Community Elements shall convey spatial order, sequence, enclosure and
focus that define the imagery of the open spaces and neighborhoods of
Wallis Ranch, in addition to reflecting the character already created for
Dublin Ranch as a whole.
These public realm features help to create a livable and walkable
community by enhancing the pedestrian environment, sensitively
addressing site grading, preserving and tying into existing open space
systems, and providing accessible and attractive streetscapes and
residential neighborhoods. All community elements shall utilize materials
and colors that relate to the natural environment and stylistic building
design.
A. COMMUNITY ENTRY
Location
The Community Entry comprises a linear sequence beginning at the
northern vehicular access to Wallis Ranch, extending from Tassajara Road
along Wallis Ranch Road, to the Creekside Plaza at the detention basin.
The general character of this primary entry shall be reminiscent of an old
farm or ranch within an oak woodland setting. This entry provides the first
impression of the project to residents, their guests, and those passing by.
As such, design features should be distinctive yet reflect the character of
the local natural setting and existing Dublin Ranch entries. Entry signage
shall be understated, expressed in context with plantings of oak
woodlands and culture stone columns. (See Figures 9,21,22,23 and 24)
Community Elements III-I
Wallis Ranch
CONCRETE
MULTI-USE TRAIL
NATIVE OAKS AND
BUCKEYE GROVE
DECORATIVE
COLUMNS
NATIVE HYDROSEED
GROUNDCOVER
ENTRY COLUMN
INTERLOCKING
PAVERS
ENTRY MONUMENT
ENTRY COLUMNS
DECORATIVE
COLUMNS
HARD FESCUE IN
PARKWAY STRIP
NATIVE OAKS AND
BUCKEYE GROVE
Figure 21
COMMUNITY ENTRY DETAIL PLAN
Community Elements III - 2
i,
CALIFORNIA BUCKEYE
TYPE 'G' COLUMN
SEE FIGURE 46
RIPARIAN OAK WOODLAND
/'
v~~
/ /'
"'( ~-
., F'--
~
:-,."
~
r'
TYPE 'A' WALL.
SEE FIGURE 39
TYPE 'B1' WALL WITH 1601
WENTWORTH AVENUE
LIGHT. SEE FIGURE 40
f'-----
)
(~
ENTRY MONUMENT TO BE PAIRED
TYPE 'B2' COLUMNS WITHOUT
LIGHTS. SEE FIGURE 41
SAND-BLASTED STONE PLAQUE (36"+ X 36"+)
-~
c:
~:
STREET LIGHT C'- r
SEE FIGURE 35 -s.'
VARIES ROW - SEE CIVIL PLANS
TYPE 'G' COLUMN
SEE FIGURE 46
CALIFORNIA BUCKEYE
COAST LIVE OAK
RIPARIAN OAK WOODLAND
~
r-l, 0
)~_J ~,:;
r~-~ S
Wallis Ranch
.,
~
:-,."
~
r'
Figure 22
COMMUNITY ENTRY EI,EVATION
Community Elements III - 3
10 FT. MULTI-USE TRAIL
(CONCRETE)
Wallis Ranch
b
1
to
,...-- r r ; -- 1 11----
I I I I
I I I I
I I I I
I I I I
I I I I
I I I I
- L___ L_______ ---- j ..Ji---
TOP VIEW
41-2"
4'-0"
(0
_I
~
o
I-W
W"
,,0
b OW C\J
~ ~:J ~
..J~
~
3" THICK CULTURE
STONE CAP,
IBUCKSKIN' COLOR
STONE VENEER
PATTERN TO BE
IMOUNTAIN LEDGEI BY
EL DORADO STONE.
COLOR TO BE
'BUCKSKIN'
STONE TILE WITH
SAND-BLASTED LOGO.
31-0" X 3'-0", CENTERt=D.
NOTE:
ENTRY MONUMENT IS
COMPOSED OF
2 - TYPE 'B2'
COLUMNS JOINED AT
VERTICAL SIDES. SEE
FIGURES 21 AND 22.
}
FIgure 23
COMMUNITY ENTRY MONUMENT
WALL EDGE TO WALL EDGE
(0
1
~
f
8'-0" ::!:
ELEVATION
Community Elements ill - 4
Wallis Ranch
HARD FESCUE AND NATIVE SHRUB
BUFFER AREA
OPEN SPACE WIRE MESH FENCE
SEE FIGURE 71
COAST LIVE OAK
HARD FESCUE IN
PARKWAY STRIP ON
LOW BERM
INTEGRAL COLOR
CONCRETE PAVING
WITH RECYCLED GLASS
AGGREGATE
INTERLOCKING
CONCRETE PAVERS IN
CROSSWALK
WALLIS RANCH ROAD
STONE VENEER SEAT WALL, TYP.
INTEGRAL COLOR SIDEWALK
ORNAMENTAL SHRUB AREA
TYPE 'A' WALL. SEE FIGURE 39
TYPE 'D' LOW WALL. SEE FIGURE 43
RED OAK
FIgure 24
CREEKSIDE PLAZA AT PRIMARY INTERSECTION and BASIN
Community Elements III - 5
Wallis Ranch
Landscape Treatment
The landscape character shall be dominated by planting a woodland of
native oak trees, accented with California Buckeye trees, which frame the
entry drive. The entry woodland will transition into existing groves within
the preserved open spaces along the Tassajara Creek corridor. Taller,
native grasses and wildflowers shall complete the oak woodland imagery.
This groundcover shall include oak under-story and dry-shade-tolerant
plants, which will enhance the oak woodland character.
Within the immediate entry area at the intersection of Tassajara Road and
on both sides of Wallis Ranch Road shall be rows of low, stone veneer
walls framed by taller entry walls with lighting and discreet sign panels
that identify the project. Bands of accent concrete paving shall be used
within the asphalt road to visually link the wall elements across the entry
threshold. Meandering multi-use trails and sidewalks shall be included to
provide pedestrian access to and from Wallis Ranch, as well as for future
trail connections along the Tassajara Creek corridor to the neighborhood
parks.
Signage
Wallis Ranch identification shall consist of one sandblasted stone logo
tile, placed on an entry column. The logo includes the letters oW' and 'R'.
There shall be one logo tile, inset into the stone veneer wall, in the median
at the community entry. (See Figure 23)
B. PRIMARY AND SECONDARY INTERSECTIONS
The street pattern at Wallis Ranch defines the various neighborhoods. A
series of intersections will identify the locations of each of six distinct
neighborhoods within Wallis Ranch. Each intersection marks the entrance
into one or more neighborhoods, and will echo design characteristics of
the Community Entry. Entry walls, enhanced pavement, enhanced
crosswalks and formal planting arrangements define each intersection.
Four primary intersections have been identified along Wallis Ranch Road,
and three secondary intersections are found on Dorothy Drive. The
primary intersections are larger in dimension and shall have larger entry
wall elements, suitable to the scale. The secondary intersections are
smaller in size, utilizing smaller scaled wall elements. (See Figures 9, 25
through 34)
Landscape Treatment
Each entry is composed of a set of freestanding culture stone veneer walls
or columns, with identifying logo for each neighborhood. Each logo
includes the letters oW' and 'R', accompanied by an icon of one of several
native plants and animals that are indigenous to the Wallis Ranch site.
Accent trees shall further distinguish each neighborhood entry.
Freestanding culture stone veneer columns shall be aligned with sidewalks
and crosswalks, and placed within the public rights-of-way to accentuate
Community Elements III - 6
Wallis Ranch
the neighborhood entry points as well as to frame the intersections.
Various types of walls or columns shall be used behind the sidewalks to
fit the available space. All exposed wall surfaces shall have culture stone
veneer. Where retaining walls are required at these entry locations, all
exposed surfaces of the retaining wall shall be veneered with matching
culture stone. See Section D, Wall Elements and Figures 39 through 46
for the design of these entry wall and column elements.
Signage
Neighborhood identification shall consist of natural stone logo tiles,
placed on the entry columns. There shall be one logo tile on each primary
column. The tiles shall be inset into the stone veneer. See Section D, Wall
Elements, for a description of various entry logo options.
Community Elements III - 7
NEIGHBORHOOD 3
II,,"':~\~''': ~.
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NEIGHBORHOOD 4
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H
STOP SIGN AND
STOP BAR
WALLIS RANCH ROAD
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FIgure 25
PRIMARY INTERSECTION PLAN 1
WALLIS RANCH ROAD AND LILY ROSE WAY
Community Elements ill - 8
Wallis Ranch
NEIGHBORHOOD 6
TYPE '0'
WALL
TYPE '0'
WALL
TYPE 'A'
WALL
FEATURE
WALL
FIpre 26
PRIMARY INTERSECTION ELEVATION 1
Community Elements ill - 9
Wallis Ranch
~l t~:-r.... :'::" .:.:. ...r:....
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FIgure 27
PRIMARY INTERSECTION PLAN 2
WALLIS RANCH ROAD AND DOROTHY DRIVE
Community Elements ill - 10
Wallis Ranch
TYPE '81'
WALL
TYPE '0'
WALL
TYPE '0'
WALL
TYPE '81'
WALL
Figure 28
PRIMARY INTERSECTION ELEVATION 2
Community Elements ill - 11
Wallis Ranch
STREET TREE
ENTRY TREE
'CHANTICLEER' PEAR
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DWARF MYRTLE
HEDGE, TYP.
GAZANIA
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ENHANCED
INTERSECTION
WALLIS RANCH ROAD
INDIA HAWTHORN
'CLARA' HEDGE
ENHANCED
PAVING
HARD FESCUE
GRASS
SPECIAL
INTERSECTION
ENTRY
ELEMENTS
FIgure 29
PRIMARY INTERSECTION PLANTING
WALLIS RANCH ROAD AND LILY ROSE WAY
Community Elements III - 12
Wallis Ranch
l ~~}(~~ ,r; 0 j
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FIpre 30
SECONDARY INTERSECTION PLA N 1
DOROTHY DRIVE AND BARBARA JEAN STREET
Community Elements ill - 13
Wallis Ranch
TYPE 1811 WALL
SEE FIGURE 40
TYPE lEI LOW
COLUMN
SEE FIGURE 44
HARD FESCUE
GRASS
ll'fpre 31
SECONDARY INTERSECTION ELEVATION
Community Elements ill - 14
Wallis Ranch
NEIG
LOT
~ ,,,,,,If] ~ .;;:;, f ~\7~?(X'
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LOT 29
INTERLO
PAVERS
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01
FIgure 32
SECONDARY INTERSECTION PLA N 2
DOROTHY DRIVE AND 'K" STREET
Community Elements III - 15
Wallis Ranch
NEIGHBORHOOD
COLUMN
TYPE 'C'
SEE FIGURE 42
LOW COLUMN TYPE lEI
SEE FIGURE 44
NEIGHBORHOOD
COLUMN TYPE 'C'
SEE FIGURE 42
LOW COLUMN
TYPE 'E'
SEE FIGURE 44
Figure 33
NEIGHBORHOOD INTERSECTION ELEVATION 2
Community Elements III - 16
Wallis Ranch
w
~
a:
o
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J:
I-
o
a:
o
o
INTERSECTION
ENTRY ELEMENTS
ENHANCED
CROSSWALK
HARD FESCUE
GRASS
DWARF MYRTLE
HEDGE, TYP.
GAZANIA
GROUNDCOVER, TYP.
BARBARA JEAN STREET
Figure 34
SECONDARY INTERSECTION PLANTING
DOROTHY DRIVE AND BARBARA JEAN STREET
Community Elements ill - 17
Wallis Ranch
C. STREET LIGHTING
Placement
Each public street shall have sufficient street lighting to meet minimum
foot-candle requirements. The minimum foot-candle light level is
determined based on three factors: light bulb wattage, light fixture height
above ground, and light pole spacing. (See Figures 35, 36 and 37)
Light poles shall be placed behind curbs on streets with parkways, and
behind walks when monolithic with curbs and gutters. The typical pole
height to the fixture level is 20 feet. Spacing of lights varies according to
the following street widths and minimum foot-candle requirements.
Placement assumes that light poles are alternating on either side of the
street, using 70-watt bulbs. (Refer to the project Tentative Map submittal
for lighting and photometric calculations.)
Spacing and Light Intensity
Wallis Ranch Road from Tassajara Road to the eastern end of the north
bridge shall have an average minimum of .5 foot-candle. Given the above
placement criteria, the maximum pole spacing would be 70 feet.
An average minimum of .3 foot-candle shall be maintained on Wallis
Ranch Road from the north bridge to Dorothy Drive. This portion of
Wallis Ranch Road has a curb-to-curb dimension of 40 feet. The
maximum pole spacing would be 120 feet, assuming poles are alternating
on either side of the street. An average of .3 foot-candle may also be
maintained on Gate Stone Lane.
An average minimum of .2 foot-candle shall be maintained on the
remaining streets having a curb-to-curb dimension of 40 feet. The
maximum pole spacing would be 131 feet for these streets, assuming
poles are alternating on either side of the street.
An average minimum of .2 foot-candle shall be maintained on the
remaining streets having a curb-to-curb dimension of 36 feet or less. The
maximum pole spacing would be 145 feet for these streets, assuming
poles are alternating on either side of the street.
Community Elements III - 18
Wallis Ranch
21-3"
M
a..
>-
I-
Ct:>
I
Ct:>
... CAST ALUMINUM
LIGHT PAINTED
IIDARK GREEN"
5'-0"
TYP.
10'-0" MEDIAN
5" DIAMETER POLE
PAINTED "DARK
GREEN" (TYP.)
TWO-FIXTURE LIGHT
IN ENTRY MEDIAN '
a..
>-
I-
o
I
o
C\J
PARKWAY
STRIP
SEPARATED
SIDEWALK
VARIES
CL Be
~
TYP
VARIES
ELEVATION
Figure 35
STREET UGHT IN PARKWAY
Community Elements ill - 19
Wallis Ranch
2'-311
M
a.
>-
t-
ew,
I
(t)
CAST ALUMINUM LIGHT
PAINTED IIDARK GREENII
511 DIAMETER POLE
PAINTED IIDARK GREENII (TYP.)
a..
>-
t-
O
I
o
C\I
MONOLITHIC
SIDEWALK
5'-011
6'-611
CL
ELEVATION
TYP
Figure 36
STREET LIGHT BEHIND WALK
Community Elements In - 20
Wallis Ranch
2'-3"
M
a.
>-
J-
Ct:>
I
Ct:>
CAST ALUMINUM LIGHT
PAINTED "DARK GREEN"
511 DIAMETER POLE
PAINTED IIDARK GREENII (TYP.)
PEDESTRIAN
WALK
o
I
N
,...
2'-011
TYP
CL
ELEVATION - SINGLE MOUNTED LIGHT AT 12'
NOT TO SCALE
Figure 37
PEDESTRIAN LIGHT
Community Elements ill - 21
Wallis Ranch
D. WALL ELEMENTS
The next four subsections of these Design Standards discuss the various
boundary conditions, and associated wall and fence designs appropriate to
each. Figure 38, Wall and Fence Plan, depicts the layout of walls, fences
and barriers suitable at Wallis Ranch.
Entry Walls
Description
Freestanding culture stone veneer wall and column elements are used as
visual anchors at entries and neighborhood edges. Similar veneer pilasters
are incorporated into fences, walls and retaining walls. These elements
unify the physical design aspects of Wallis Ranch. Forms and materials
are similar to previous phases of development in Dublin Ranch,
establishing a community-wide consistency. A series of unique culture
stone veneer column applications shall be used at Wallis Ranch to create
various entry statements. (See Figures 39 through 48)
Placement
Entry walls and columns occur at primary and secondary intersections,
and may indicate entry into one or more neighborhoods. Refer to the
following text and figures for additional information on each wall, column
and pilaster type. Refer to the Entries section for precise placement of
freestanding columns and walls within the intersection design. Accent
lighting may be added to the tops of freestanding columns at entries and
bridge crossings.
Dimensions
All columns are 2'-0" square at the top, with a 2'-2" square column cap.
The height and shape of each column and pilaster vary.
· The Type 'A' Pilaster is 6'-3" high and 13'-6" long. The top of
the wall steps down at two locations. (See Figure 39)
· The Type 'Bl' Column is 6'-3" high and 6'-0" long at wall
bottom with one step. (See Figure 40)
· The Type 'B2' Column is 6'-3" high and 4'-0" long at wall
bottom with one step. Several edges of these columns are
battered at a 9-degree angle. (See Figure 41)
· The Type 'c' Column is 6' -3" high with a 9-degree batter on one
side. (See Figure 42)
· The Type 'D' wall is 2' -6" high and either 7' -6" or 9' -6" long for
use within parkway strips. The end facing the street is battered at
a 9-degree angle. (See Figure 43)
· The Type 'E' column is 2' -6" high with a 9-degree batter on one
side, and is used primarily as a secondary neighborhood entry
marker. (See Figure 44)
· The Type 'F' column is the same size as the Type 'E' column
and is used exclusively as a distance and identification marker
along the Wallis Ranch community exercise loop and may be
used along other multi-use walks. (See Figure 45)
Community Elements III - 22
Wallis Ranch
STANDARD PACIFIC
~ ~.-PFEIFFER RANCH INVESTORS II INC.
DR ACQUISITION I, llC
TIPPER
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FREDRICH
(DR ACQUISITION I, llC
RICHEY AND HUNTER
VARGAS
PFEIFFER RANCH INVESTORS II INC.
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DUBLIN RANCH PHASE 1
ARAC
UNITED STATES OF AMERICA
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PARCEL 16
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RAIL FENCE
... RAIL FENCE WITH HERPETOLOGICAL BARRIER
ODD SPLIT WALL VIEW FENCE
I8M8H8I 4'-0" HIGH VIEW FENCE ON PRECAST WALL PANEL
o-o-c VIEW FENCE
- WIRE MESH FENCE
BRIDGE WALL
HERPETOLOGICAL BARRIER AT CONCRETE V-DITCH
HERPETOLOGICAL BARRIER IN OPEN SPACE
FREESTANDING COLUMNS / TYPE 'G'
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NOTES:
1. ALL OTHER FENCING WITHIN NEIGHBORHOODS NOT
ILLUSTRATED ON THIS PLAN IS TO BE WOOD PRIVACY
FENCE, WOOD PRIVACY FENCE WITH LATTICE, OR
DECORATIVE WOOD FENCE.
2. WOOD PRIVACY FENCE WITH LATTICE TO BE
INSTALLED AS FRONT YARD AND SIDE YARD FENCING
WHICH IS VISIBLE TO PUBLIC. ALL OTHER WOOD
FENCING ONLY VISIBLE FROM PRIVATE LOTS IS TO BE
SOLID WOOD PRIVACY FENCE.
3. EXISTING FENCING ALONG THE EBRPD TRAIL
EASEMENT AND RETAINING WALLS ALONG STREET 'N',
WHILE NOT PART OF THE ABOVE LEGEND, WILL
PREVENT PUBLIC ACCESS TO THE PUBLIC OPEN SPACE
CONSERVATION AREA.
Figure 38
. 'VALL ~-m FENCE PLAI"~
Community Elements III - 23
Wallis Ranch
,,-------/1
I
I
I
I
I
I
I
~-------~
I
"', / - r lr-
/ I I I
, / I
,/ I I I
/, I I
/ , I I I
/ , I
IL , L J
o
I
C\J
TOP VIEW
o
I
(0
t
2'-2"
2'-0"
LIGHT FIXTURE TO BE "160 WENTWORTH
AVENUE" (MODEL #6-164-NV-GI) BY OLD
CALIFORNIA LANTERN COMPANY
STONE TILE WITH SANDBLASTED
LOGO TO WRAP AROUND CORNER.
SEE FIGURE 42
71-6"
t
3" THICK
CULTURE
STONE CAP
STONE VENEER
PATTERN TO BE
'MOUNTAIN LEDGE' BY
EL DORADO STONE.
COLOR TO BE
IBUCKSKI~~ TYP
i:o
QUOIN
PATTERN AT
VERTICAL
WALL ENDS
+
FRONT ELEVATION
Figure 3'
TYPE 'A' WALL
Community Elements In - 24
Wallis Ranch
.---- ,- ,- 1':-----:-'1'
I', //,'
I , / Il
,/ I
I /, I
I / , "
I / "I
/ ,
k:-----~-.J
a.....- ,- I- -----
C\J
I
C\J
TOP VIEW
LIGHT FIXTURE TO BE "70 OAK
KNOLL AVENUE" (MODEL
#6-78-A-OP-GI) BY OLD CALIFORNIA
LANTERN COMPANY
STONE VENEER PATTERN TO
BE 'MOUNTAIN LEDGE' BY EL
DORADO STONE. COLOR TO
BE 'BUCKSKIN'
21-2"
to
_I
or-
2'-0"
t
3'-0"
1"TYP
ro
9
to
<0
I
~
+
6'-0"
t
ELEVATION
3" THICK
CULTURE
STONE CAP
STONE TILE WITH
SANDBLASTED
LOGO TO, WRAP
AROUND CORNER.
SEE FIGURE 42
Figure 40
TYPE 'Bl' WALL
Community Elements ill - 25
Wallis Ranch
F:-----~
I', //1
I , / I
I )( I
1/, I
I / 'I
~_____\.J
C\J
I
C\J
Co
I
;..
LIGHT FIXTURE TO BE "70 OAK
KNOLL AVENUE" (MODEL
#6-78-A-OP-GI) BY OLD
CALIFORNIA LANTERN COMPANY
TOP VIEW
2'-2"
2'-0"
3" THICK CULTURE STONE
CAP; 'RUSTIC WALL CAP'
DESIGN
CULTURE STONE VENEER
PATTERN TO BE 'MOUNTAIN
LEDGE' BY EL DORADO
STONE. COLOR TO BE
'BUCKSKIN'
STONE TILE WITH
SAND-BLASTED LOGO TO
WRAP AROUND CORNER.
SEE FIGURE 42
b
I
Co
'~~;tlj~~ (f( '.
,,::.~ . '~; .".
~.~-,,.,..
;I:,.1~.::< ' _ '
~, .{~: :r\"'-
, '~~
J/ .....
CALIFORNIA BLACK OAK
~f~'
~~i.,.....
{~) (~X)<::'. '
COAST LIVE OAK
Co
I
~
~!':I"~':",'"
..J,' ~'
A. . r: ..,...:.....
-" ~'riff../\'~}';:.~
'~' .'*';~" ' '
~';~i~i~ · ,
PIN OAK
t
~~'
-- '\J,
. ~.. ~t" .' .
~ 'j;;: ......
SCARlET OAK SCRUB OAK
4'-0"
t
FRONT ELEVATION
OPTIONAL LOGO ICONS
Figure 41
TYPE 'B2' WALL
Community Elements III - 26
Wallis Ranch
LIGHT FIXTURE TO BE
"70 OAK KNOLL
AVENUE" (MODEL
#6-78-A-OP-GI) BY OLD
CALIFORNIA LANTERN
COMPANY
STONE TILE WITH
SANDBLASTED LOGO
TO WRAP AROUND
CORNER. SEE SIDE
ELEVATION
STONE VENEER
PATTERN TO BE
'MOUNTAIN LEDGE'
BY EL DORADO
STONE. COLOR TO
BE 'BUCKSKIN'
f:-----~
I', //,
I , / I
I )( I
1/, I
I / 'I
~-----~
TOP VIEW
f
3'-0"
N
I
N
3" THICK
CULTURE
STONE CAP
Lnt=
OJ
STONE TILE
WRAP
AROUND
CORNER TO
MATCH LOGO
STONE
o
I
(0
21-2"
21-0"
(:)
I
<0
SIDE ELEVATION
QUOIN PATTERN AT VERTICAL
WALL ENDS
FJpre 42
TYPE 'e' COLUMN
Community Elements III - 27
Wallis Ranch
CULTURE STONE
CAP PATTERN
"I
I
I
I
I
I
I
_____-1
I\)
.-
~
TOP VIEW
t
91-3" OR 7'-3"
t
3" THICK CULTURE
STONE CAP
gOTYP
STONE VENEER PATTERN
TO BE 'MOUNTAIN LEDGE'
BY EL DORADO STONE.
COLOR TO BE 'BUCKSKINI
QUOIN
PATTERN AT
VERTICAL
WALL ENDS
I\)
1-
~
f
9'-6" OR 7'-6"
~
FRONT VIEW
FIgure 43
TfPE'D'LOWWALL
Community Elements ill - 28
Wallis Ranch
(W)
I
C\J
t
2'-2"
t
I-
o
I
C\J
-,
I
I
I
I
I
I
f----___...J
TOP VIEW
~
2'-2"
2'-0"
ELEVATION
+
21-3 "
~
3" THICK CULTURE
STONE CAP
STONE VENEER PATTERN
TO BE 'MOUNTAIN LEDGE'
BY EL DORADO STONE.
COLOR TO BE 'BUCKSKIN'
QUOIN PATTERN AT
VERTICAL WALL ENDS
Figare 44
TYPE 'E' LOW COLUMN
Community Elements ill - 29
Wallis Ranch
STONE TILE WITH
SANDBLASTED MILE
INDICATION TO WRAP
AROUND CORNER.
SEE BELOW.
3" THICK CULTURE
STONE CAP
STONE VENEER PATTERN TO
BE 'MOUNTAIN LEDGE' BY EL
DORADO STONE. COLOR TO
BE 'BUCKSKIN'
.-
C\J 0..
~ <3
Ir----=
P
I
I
I
I
h
L!::-.=:.=:-=____
TOP VIEW
t
2'-2"
C')
I
C\J
2'-0"
FRONT ELEVATION
J
2'-3"
~
SIDE ELEVATION
a:
b W
I ~
C\J a:
<
~
STONE TILE WITH SANDBLASTED MILE
INDICATION TO WRAP AROUND TWO
CORNERS.
FIgure 45
TYPE 'F' TRAIL MARKER.
Community Elements III - 30
Wallis Ranch
t 2'-2" t
r ..,
I I
I I
I I b
I I I
N
I I
I I
L ...J
TOP VIEW
2'-2" t
3" THICK CULTURE 2'-0" QUOIN PATTERN AT BOTH
STONE CAP BATTERED SIDES
STONE VENEER
PATTERN TO BE
'MOUNTAIN LEDGE' BY EL
DORADO STONE. COLOR
TO BE 'BUCKSKIN' cr::
w Z
I-
(f) ::2:
~ ::> w
.-.J ~
0:: 0
.-.J () CJ
.-.J CJ ~
~ ~
0 w
w z z
() ~ <(
Z (5
W (f) W
LL , ::2:
w
(f) W I-
<( cr:: <(
LL
(0 (f) (0
I
(0 <( I
~
b
I
to
f 3'-8" :t t
ELEVATION
Figure 46
TYPE 'G' PILASTER/COLUMN
Community Elements III - 31
Wallis Ranch
.
The Type 'G' column is available in two heights, depending
upon application: 6' -8" when used with steel fences and stucco
walls, and 5'-3" when used with the rail fence or as a
freestanding element. (See Figure 46)
A 3-inch thick, 2'-2" square culture stone cap shall be placed on top of
each column and pilaster, such that there is a one-inch overhang on all
edges.
Pilasters and columns shall have a 9-degree batter on sides indicated, until
it connects with the finished grade. This equates to 2 inches of outward
slope for every foot of elevation. For example, for pilasters or columns
that are 5'-0" high, with the top dimension of 2'-0" x 2'-0" (excluding the
cap), the longer base dimension will be approximately 3'-8".
Where walls are placed on a slope, pilasters and walls shall step at 6-inch
minimum increments. Stone veneer pilasters shall be 6 inches above the
higher adjacent wall or fence panel. All visible surfaces of walls, columns
and pilasters shall have stone veneer.
Materials
The pattern of the culture stone veneer shall simulate dry-stacked ledge
stone. Vertical corners shall incorporate a quoin pattern. The veneer may
be placed on either concrete masonry units or cast concrete. Color and
texture of culture stone caps shall be compatible with culture stone
veneers. (See Section I at the end of this Chapter for manufacturers,
patterns and colors.)
Entry Monuments
A series of freestanding, stone veneer columns and walls shall be placed
at the intersection of Tassajara Road and Wallis Ranch Road to announce
the main community entry to Wallis Ranch.
Type 'A' and 'Bl' columns, and the Community Entry Monument (See
Figure 23) mark the beginning of the entry sequence and include a logo
and accent lighting. In addition, a series of Type 'G' columns (See Figure
46) shall be placed at the edge of landscape easements along Tassajara
Road, and a series of Type 'D' walls (See Figure 43) shall follow the edge
of right-of-way of Wallis Ranch Road, extending up to the north bridge.
The crosswalk and a portion of the entry street into Wallis Ranch shall be
enhanced with interlocking pavers. The interlocking pavers shall have a
cobbled appearance and be colored to match the stone veneer.
The southern sidewalk of the entryway shall be 10 feet wide and separated
from the curb with a lO-foot-wide parkway to provide a sense of openness
along the street and create a welcoming experience for pedestrians. This
multi-use walk passes between the Type 'D' walls. There will be no
sidewalk on the northern side of the Community Entry.
The topographic features of the Community Entry shall reflect the
surrounding existing topography, which is sloping towards Tassajara
Creek.
Community Elements III - 32
Wallis Ranch
Signage
Project identification shall consist of a sandblasted stone tile, placed on
the community entry monument in the median. The panel shall display a
Wallis Ranch logo, and be inset into the culture stone veneer. The project
logo may consist of the initials "WR" and/or sculptural relief images of
animals or plants indigenous to the site and area.
Feature WaUs
This wall type is a freestanding wall element that defines the right-of-way
edges of Wallis Ranch Road and segments of Dorothy Drive. The feature
wall serves to unify the entry experiences along Wallis Ranch Road, and
also unifies architectural massing and design motifs of Neighborhoods 3,
4 and 6. (See Figure 47)
Placement
Feature walls shall be placed outside of the public right of way and
beyond the edge of any public utility easements (PUE), so that the wall is
located within the neighborhood boundary. In some situations, the feature
wall abuts an entry wall. Feature walls are also associated with step and
ramp entries into buildings and as such, will act as retaining walls.
Dimensions
The maximum height of the feature wall is 36 inches, measured from
finish grade to the top of cap. The feature wall may step to follow the
slope of adjacent trails and roads. The minimum wall height shall be 14
inches, measured to the top of wall cap, or 12 inches of exposed veneer.
The wall shall step down a minimum of 12 inches, when the wall height
reaches 36 inches.
The width of all feature walls shall be 10 inches, with the cap width of 12
inches. These dimensions shall apply to both freestanding and retaining
conditions, unless engineering conditions require a wider wall. Ends of
the feature wall shall have a 9 degree batter.
Materials
Feature walls should be constructed with a CMU core, although a poured-
in-place concrete wall may be used if practical. Wherever a feature wall is
visible from the public right-of-way, it must be finished with the standard
culture stone veneer, with culture stone cap. Only visible portions of the
feature wall need to have a veneer finish, as shown in Figure 47.
Community Elements III - 33
Wallis Ranch
it
CULTURE STONE CAP TO BE 'FLAGSTONE CAP' BY EL
DORADO STONE. COLOR TO BE 'BUCKSKIN'.
TYPICAL MODULE IS 12" X 37"
TOP VIEW
CULTURE STONE VENEER PATTERN TO BE
'MOUNTAIN LEDGE' BY EL DORADO STONE.
COLOR TO BE 'BUCKSKIN'
CULTURE STONE CAP TO BE 'FLAGSTONE CAP' BY EL
DORADO STONE. COLOR TO BE 'BUCKSKIN'
b
<9 ~
C\J X
<(
~
ELEVATION - LEVEL CONDITION
t
30'-0" MAX. SEGMENT
WHEN NOT USED FOR RETAINING
b Z
-'
T""" ~
QUOIN PATTERN AT VERTICAL
WALL ENDS AND STEP ACCESS TO
UNITS
ELEVATION - STEPPED CONDITION
Figure 47
FEATURE WALL
Community Elements ill - 34
Wallis Ranch
E. RETAINING WALLS
Description
Retaining walls are used in the design to accommodate grade changes and
unify the community character aesthetic. These Design Standards address
retaining walls in the public right-of-way as well as walls located within
neighborhoods. Various retaining wall systems are allowed, depending
upon the engineering required to prepare the site for habitation. Those
systems include reinforced concrete masonry units (CMU), poured-in-
place concrete, modular concrete gravity wall systems and simulated rock
walls using 'shotcrete' applications. Wall finishes shall be a veneer of
either stucco or culture stone.
Placement
Retaining walls shall be placed according to the engineering design needs
to create building pads, useful lot conditions, street access and accessible
walks. Retaining walls may be required when the pad elevation difference
between adjacent lots exceeds 12 inches and no slope bank is provided.
Retaining walls at corner lots will be required when the resultant slope
adjacent to a street right-of-way is steeper than 3: 1. All retaining walls
resulting from lot grading shall be located on private property, outside the
right-of-way and public service easements. Multiple retaining walls
arranged to create stepped terraces shall be spaced to allow for a minimum
of 24 inches of landscape area. The slope of the landscape area between
terraces can be a maximum of 2: 1. (See Figures 48,49 and 50 for various
wall conditions)
Retaining walls on the street side of corner lots are discouraged unless the
corner lot is at least 6 feet wider than the minimum corner lot width, or
the adjacent side street contains a parkway at least 8 feet wide. These
exceptions will prevent dwelling unit placement and setback problems
when retaining walls are utilized, such as preventing porches and other
allowable encroachments as these elements typically project further out
into side and front yard setbacks than unit facades. If the lot is not
widened or adjacent to an 8-foot wide parkway, the use of a retaining wall
may require the unit to be set back an additional distance from the
minimum side yard setback.
· Provide a minimum of 36 inches between a retaining wall and a
side yard fence when adjacent lots are higher than 2 feet.
Exceptions are granted when using a view fence, a split wall
view fence stepped condition (Figure 59), or when a fence is
located on top of a retaining wall, when the wall is 2 feet or less
in height.
· Provide a minimum of 24 inches of landscape area between a
back yard retaining wall and the back yard fence.
· Retaining walls extending into the front yard shall be behind any
PUE and a minimum of 5 feet from the back of walk.
Community Elements III - 35
Wallis Ranch
c
~
I: r- -- -- -- -- -- -- -- -- -- -1-- -- -- -- -- -- -- -- -- --.......
I: 3'-0" MIN
I: I SIDE YARD WALL
I: : MAX. 4'-0"
, II 1
>- fJ I
!
L.
i ~~ GOOD NEIGHBOR
" FENCE
LATTICE FENCE
ON 24" MAX.
RETAINING WALL 5'-0"
(IF NEEDED) PSE
Dr
st ~
FRONT YARD RETAINING
WALL: MAX. 2 FT. 6 IN. IF
WITHIN CORNER
VIEWSHED; MAX. 4 FT.
HIGH (IF NEEDED)
_..i__
I
!
!
'y-"- t- --
-r-~
I
30'-0"
~~
~~
~-?
"k~
~
~
FRONT YARD
RETAINING
WALL 4' MAX.
bw
-' Cf)
L{')a..
Fipre 48
SLOPE CONDmONS BETWEEN UNITS - PLAN VIEW
Community Elements III - 36
Wallis Ranch
GOOD NEIGHBOR
FENCE ON
PROPERTY LINE
-'
0..
I
SIDE I SIDE
YARD I YARD
I
11 LEVEL
VARIES VARIES 3'-0"
,
MIN
SECTION B
Case 1
.-J
0-
I
I
SIDE I SIDE
YARD I YARD
GOOD NEIGHBOR
FENCE ON WALL
NOTE:
REFER TO FIGURE 48
FOR SECTION LOCATIONS
,llir
t VARIES f VARIES t
SECTION B
Case 2
2:1 MAX SLOPE
2' - 4' RETAINING
WALL (4' MAX.)
2' MAX RETAINING
WALL
Figure 50
SLOPE CONDmONS BETWEEN UNITS - SECTIONS 2
Community Elements ill - 38
Wallis Ranch
.
Retaining walls within a public right-of-way may be located at
community entries, neighborhood entries, around street light pole
bases, fire hydrants, utility boxes or vaults, and elsewhere as
necessary to accommodate grade changes exceeding 3: 1 slopes.
Corner lot retaining walls should have 90-degree or arc curved returns as a
means of transition to meet existing grade when the grade differential
between the upper and lower elevations is greater than 12 inches.
Dimensions
The height of all lot retaining walls will be determined by the difference
between the two finished pad grades plus an additional height of 6 inches
or as determined by the project engineer. The maximum height of any
single retaining wall not associated with a building shall not exceed 48
inches from finished grade or surface, with the exception of those walls
required for retaining slopes in Neighborhood 6, side and rear alley loaded
unit walls in Neighborhood 5, and along the neighborhood park.
Retaining walls in excess of 48 inches in side or rear yard conditions to
create usable area are subject to review and approval of the Building
Official or Community Development and Director of Public Works.
Walls over 30 inches in height are subject to safety criteria as determined
by the Building Official. Weep holes and subsurface drainage shall be
provided for all retaining walls.
Steps providing access to retaining walls and terraces in back yards are
required when the distance between the rear property line and the
retaining wall is greater than 5 feet. (See Figure 49)
Side yard retaining walls that are 2 feet or lower may be located on the
property line, with a 6-foot high fence directly above. In locations where
the side yard retaining wall is between 2 and 4 feet high, the retaining wall
must be located a minimum of 3 feet from the property line, to allow for a
2: 1 slope on the lower lot. The lower lot will require additional width to
accommodate the elevation change. (See Figure 50)
Materials
Wherever a retaining wall is visible from the public right-of-way, it must
be finished in one of two manners. For retaining walls within the public
right-of-way, a culture stone veneer shall be applied that matches the
same stone veneer color, pattern, and materials of freestanding entry and
feature walls. Only visible portions of the retaining wall need to be
veneered.
Private lot retaining walls that extend into the front yard shall have a
culture stone veneer finish that either matches the accent veneer on the
house, or have a stucco finish with culture stone cap. Lot walls in the back
yards can be constructed of a number of different materials, as determined
by the owner/builder or as provided by the builder as a site improvement.
All walls shall be approved by the City for both material and structural
requirements, as necessary.
Community Elements III - 39
Wallis Ranch
All retaining walls shall have a capstone that is compatible with the wall
material or finish. The standard for Wallis Ranch is a culture stone cap, a
minimum of two inches thick with a minimum one-inch overhang on the
visible side of the wall. The cap color shall match the standard culture
stone veneer. Neighborhood-specific exceptions to the above are allowed
as follows:
· Neighborhood 1 - Keystone walls shall be used to create
building pads and useful back yards. The 'Country Manor' style
of Keystone concrete wall unit shall be used. Side yard retaining
walls that extend into the front yard or street setback may be the
Keystone wall system or CMU, wi th a stucco finish and culture
stone wall cap. Stucco color and finish shall match the lot
architecture. (See Figures 51 and 53)
· Neighborhood 2 - Keystone walls shall be used to create
building pads and useful back yards. The 'Country Manor' style
of Keystone concrete wall unit shall be used. Side yard retaining
walls that extend between adjacent units into the front yard or
street setback shall be the Keystone wall system. (See Figure 53)
· Neighborhood 3 - common area CMU walls with culture stone
veneer and cap shall be used to define the neighborhood
perimeter, accentuate unit entries and retain grade changes along
common walkways between buildings. (See Figure 52)
· Neighborhood 4 - common area CMU walls with culture stone
veneer and cap shall be used to define the neighborhood
perimeter, accentuate unit entries and retain grade changes along
common walkways between buildings. CMU with stucco finish
and culture stone cap may be used on retaining walls that slope
down and away from the street or that are not visible from
common areas. (See Figures 51 and 52)
· Neighborhood 5 - poured-in-place concrete or CMU block
retaining walls may be used to establish the garage to house
connections. Visible wall surfaces in back and side yards to have
stucco finish, which match architectural stucco. Side and front
retaining walls at unit entries along Community Green shall have
culture stone veneer and cap. All other side and front walls along
public streets, particularly end units, shall have a stucco finish
with culture stone cap. The stucco color and finish shall match
the Split Wall View Fence concrete finish. (See Figures 51 and
52)
· Neighborhood 6 - common area walls with culture stone veneer
and cap shall be used to define the neighborhood perimeter,
accentuate unit entries and retain grade changes along common
walkways between buildings. (See Figure 47). Keystone walls
are permitted in order to create slope stability between the units
and recreation uses and existing open spaces. The 'Country
Manor' style of Keystone concrete wall unit shall be used. (See
Figure 53)
Community Elements III - 40
Wallis Ranch
~r
TOP VIEW
. . . . . . . . . .
. . . . . . . . . .
. . . . . . . .
. . . . . . . . . . . . .
. . . . . . . .
. . . . . . .
. . . . . . . . . . .
. . . . . . . . .
. . . . . . . - . . .
. . . . . . . . .
ELEVATION
CULTURE STONE CAP TO BE 'FLAGSTONE CAP' BY
EL DORADO STONE. COLOR TO BE 'BUCKSKIN'.
TYPICAL MODULE IS 12" X 37"
CULTURE STONE CAP TO BE 'FLAGSTONE CAP' BY
EL DORADO STONE. COLOR TO BE 'BUCKSKIN'.
2 INCHES THICK
, . . . . . . . .
. . . . . . . . .
. . . . . . . . .
. . . . . . . . .
. . . . . . . . . . .
. . . . . - . . . . . .
. . . . . . . , . . . . . . . .
(j)
w
a:
~
. - . . . . . . . . .
. . . . . . . . . . . . . . .
. . . . . . . . . .
- . . . . . . . .
. . . . . . . . . . .
. . . . . . . . . . .
CAST-IN-PLACE CONCRETE OR
CMU RETAINING WALL WITH
STUCCO FINISH TO MATCH
SPLIT WALL VIEW FENCE
Figure 51
STUCCO FINISH RETAINING WALL
Community Elements III - 41
tu
Wo
LLW
'<:1"1-
'0
~z
~(f.)
. -<(
1-1-
Oil.
Ow
LL()
.....x
ZW
~
Wallis Ranch
CULTURE STONE CAP TO BE 'FLAGSTONE CAP' BY
EL DORADO STONE. COLOR TO BE 'BUCKSKIN'.
TYPICAL MODULE IS 12" X 37"
li
TOP VIEW
CULTURE STONE CAP TO BE 'FLAGSTONE CAP' BY
EL DORADO STONE. COLOR TO BE 'BUCKSKIN'.
2 INCHES THICK
(j)
w
a:
~
tu
UJo
U-w
~I-
.0
~z
:200
. ~<(
1-1-
00..
Ow
U-o
T"""X
.UJ
~
:2
ELEVATION
CAST-IN-PLACE OR CMU RETAINING
WALL WITH STONE VENEER. PATTERN
TO BE 'MOUNTAIN LEDGE' BY EL
DORADO STONE. COLOR TO BE
'BUCKSKIN'
Figure 52
CULTURE STONE VENEER RETAINING WALL
Community Elements III - 42
Wallis Ranch
3" COUNTRY MANOR
CAP UNIT
III] lCITIITI TI
TOP VIEW
3" COUNTRY MANOR
CAP UNIT
TYPICAL COUNTRY
MANOR UNITS (4",6", 1 0",
12",14",16/1 WIDE)
(f)
w
a:
~
. -I-
I-w
Ow
Ou.
u.oo
T"""
.x
~<(
~~
ELEVATION
Figure 53
KEYSTONE 'COUNTRY MANOR' RETAINING WALL
Community Elements ITI - 43
Wallis Ranch
SIMULATED ROCK FACE RETAINING WALL. WALL TO SIMULATE
LOCAL SAND STONE WITH VERTICAL FRACTURE PATTERN
SIMULATED ROCK
FACE WALL
CONCRETE V-DITCH.
SEE CIVIL PLANS
.~ ~
,~. ~ ,,"^~.
uir~ I.,{ ~ '2,.'
~~"'~. ,I:.
\;~'~C..
INTERMITTENT NATIVE SHRUB PLANTINGS TO PROVIDE
COVER FOR CALIFORNIA TIGER SALAMANDER. SHRUB
SPECIES MUST BE FROM PRIVATE OPEN SPACE PLANT
PALETTE ON SHEET II. SHRUBS WILL BE TEMPORARILY
IRRIGATED.
CU:::~Tlnu 'A'
___. ._1. "
Ftoore ~4
- -:-.--.- - .-
SIMULATED ROCK FACE WALL
Community Elements III ~ 44
Wallis Ranch
R 17'-0" MAX
VARIES AS
TO VAULT
SIZE
TOP OF WALL IS LEVEL WHEN ON DOWN
SLOPE AND HAS VERTICAL CURVE ON UP
SLOPE.
FEATURE WALL
SEE FIGURE 44
3'-0" OR 8'-0"
....
"I
MINAT
FRONT ACCESS
9 ~
Ct> ::2E
WALK OR PAVING
UTILITY CABINET
OR VAULT
PLAN
FEATURE WALL
SEE FIGURE 47
,----1
I I ...
CJ)
I 1 ~
~
UTILITY CABINET
I
1
1--
I I
L____.J
~i
UTILITY VAULT
ELEVATION FROM STREET
Figure 55
UTILITY VAULT WALL
Community Elements III - 45
Wallis Ranch
_.m_______.__... ...._._..__ ----~--_..---._------.-,.----.-----------.-----.----.-
'- .........
PAINTED OR STAINED CONCRETE..................
.........
20'-r TYP. SPA11NG
BRIDGE PILASTER
AND WALL
70 OAK KNOLL AVENUE BY OLD CALIFORNIA LANTERN COMPANY
TUBULAR HAND RAILING WITH
DECORATIVE METAL WORK
.........
- - - ~ -.. ....jORIGINAL GRO
-..
-..
---
100 YEAR FLOOD WATER S FACE_ - --
-
"ORDINARY HIGH WAfEFrS FACE
---- ~/"
--------
---
---
-
----
ABUT 4
ABUT 1
NORTH BRIDGE ELEVATION
PIER3
PIER2
RAIL FENCE
SEE FIGURE 69
201_~" TYP. SPACING
{,
70 OAK KNOLL AVENUE BY OLD CALIFORNIA LANTERN COMPANY
TUBULAR HAND RAILING WITH DECORATIVE METAL WORK
---
-......
PAINTED OR STAINED CONCRETE
= J_O~I~INAL GROUND
-- --
-- --
-
--- -
--~-----
100 YEAR FLOOD WATER
- _ _ ORDINARY HIGH WATER
'COR~~~;:- GROUND- --
RFACE
RFACE __ - - -
ABUT 4
PIER3
PIER2
ABUT 1
SOUTH BRIDGE ELEVATION
FtgureS6
BRIDGE ELEVATIONS
Community Elements III - 45
Wallis Ranch
· Neighborhood Park - a simulated rock face retaining wall shall
be used along the western edge of Julie Ann Road to allow
construction of the street and park site. This wall shall simulate
sand stone typically found in the region, with a generally vertical
fracture pattern and minimum horizontal striation pattern. The
top of the wall shall have a fractured, uneven edge that generally
follows the profile of the slope behind. The top shall extend a
minimum of 42 inches above the ground surface behind the wall
to serve as a safety parapet (See Figure 54)
· Retaining walls at utility vaults, lighting and street furnishings -
a curved section of the stone veneer retaining wall shall be
utilized to create the minimum clearances surrounding
streetscape appurtenances, such as utility boxes and vaults
situated on or next to a slope. The radius of the wall curve may
vary with the scale of the application. The top of the retaining
wall also curves in the form of an arc with radius proportional to
the length when the slope is above the street The wall is level
when it retains a slope that is below the street (See Figures 52
and 55)
F. BRIDGES
Description
There will be two bridges within Wallis Ranch, one at the Community
Entry (North Bridge) and a bridge to the southwest of the Community
Entry (South Bridge), located within the future neighborhood park site.
Those portions of the bridges that are viewable from adjacent streets and
public areas shall follow the design criteria established of the project,
including the use of culture stone veneer barricades and painted steel
railings along the edge of the bridges and multi-use trail to separate
vehicles from pedestrian and bike circulation. Other accent features
include integrated lighting fixtures. (See Figures 56, 57 and 58)
The bridge abutments and railings shall have massing and forms that are
similar to the entry ensemble, including a variation of the Type '0'
culture stone veneer column and associated wall elements, to extend the
entry sequence further into the project
Placement
Barricade pilasters and walls shall be placed on both edges of bridges,
Bridge width shall accommodate the width of barricades, a
pedestrian/bike walk on one side and apron on the other, in addition to
travel lanes. Walks and aprons shall be a minimum of 6 inches above the
travel lane grades. A 4'-6" high painted steel railing shall be required
between vehicular travel lanes and the multi-use trail. Accent lighting
shall be added to the top of barricade pilasters.
Community Elements III - 46
Wallis Ranch
44'-9"
1'-9" 16'-0" 16'-0" 10'-0" :1'-0"
TRAVEL LANE TRAVEL LANE SIDEWALK
, - "
[
8 f CLEAR PATt
1'-6" OFFSET~
r . ..
o
o
LIGHT
FIXTURE
UJ..J
<9 ~<(
~ ma:
BRIDGE
PILASTER
& WALL.
SEE FIG. 58
2%
NORTH BRIDGE SECTION
34'-9"
1'-9"
13'-0"
TRAVEL LANE
13'-0"
TRAVEL LANE
6'-0"
1'-0"
i
.2%
<:0 UJ..J
, ::.:::-<(
;.. -
" ma:
LIGHT
FIXTURE
.- BRIDGE
PILASTER
& WALL.
SEE FIG. 58
o
SOUTH BRIDGE SECTION
Figure 57
BRIDGE SECTIONS
Community Elements III - 48
Wallis Ranch
C BRIDGE TRAVEL LANE)
FACE OF CURB
PLAN
3" THICK
CULTURE
STONE CAP
QUOIN PATTERN
ON BOTH ENDS
3" THICK
CULTURE
STONE CAP
~~~i-.fll'io~~~~<<~~L:.:~~~:,J;.~
-+I
~
..-
<Xl
EDGE OF BRIDGE
STRUCTURE
LIGHT FIXTURE TO BE "70 OAK KNOLL AVENUE"
(MODEL #6-78-A-OP-GI) BY OLD CALIFORNIA
LANTERN COMPANY
00
-'
..- '
<0
I
C\J
TUBULAR STEEL (TS) HAND RAILING:
MODIFIED CALTRANS STANDARD:
2 X 2 IN. TUBULAR STEEL POSTS AND
RAILS, WITH 5/8 IN. SOLID STEEL
ACCENT PICKETS; PAINT DARK GREEN
TO MATCH LIGHT FIXTURES.
3X2 TS TOP RAIL
X
<(
::E
~
b
I
C\J
<0
I
~
STONE VENEER PATTERN
TO BE 'MOUNTAIN LEDGE'
BY EL DORADO STONE.
COLOR TO BE 'BUCKSKIN'
ELEVATION
Figure 58
BRIDGE BARRIER DETAIL
Community Elements ill - 49
Wallis Ranch
Dimensions and Materials
Bridge barricades shall be designed with the Type 'G' pilaster and a 4' -6"
painted steel and concrete high barrier. The barrier combines a CalTrans
concrete wall with a 2-foot-high steel guardrail. The concrete elements
shall have culture stone veneer with cap, 'Buckskin' color. The railing
portion of the barricade is a modified CalTrans detail, with square and
rectangular tubular steel posts and rails. Additional solid steel pickets
have been added as an accent.
The bridge pilaster shall be similar to the Type 'G' pilaster in that it is
battered on two sides, with 3-inch thick cap. Pilasters shall be spaced at 20
feet on center and each shall include a light fixture as specified in Figure
58.
Walk paving shall be 8 feet wide on the North Bridge and 5 feet wide on
the South Bridge. The walk paving shall match adjacent sidewalk
materials, colors and finishes.
G. FENCES
Fences and are associated with common open spaces and define the edge
of private lots. These site design features are essential for defining each
neighborhood site plan, and reinforcing community character, due to
perimeter location and high visibility. Fence design can establish varying
levels of privacy and security for homeowners. The fences designed for
Wallis Ranch should play an integral and unifying role in developing a
consistency with the architecture of Wallis Ranch, while securing property
and continuing the theme set forth previously in other phases of Dublin
Ranch.
The primary function of fences is to monitor access, to varying degrees,
between two adjacent land uses. The chosen forms, patterns and materials
shall complement the proposed varying architectural styles within
neighborhoods, while providing a consistent motif throughout Wallis
Ranch. (See Figure 38 - Fence and Wall Plan)
Split Wall View Fence
Description
The Split Wall View Fence for Wallis Ranch introduces a thematic
privacy element that is similar to those used in Dublin Ranch, in form,
materials, color and other aspects, except as the height and orientation of
the wall, fence and pilasters need to vary in accordance with the level of
privacy required for Wallis Ranch.
There are no sound wall requirements at Wallis Ranch. The Split Wall
View Fence is constructed of precast concrete with stucco finish, with
steel picket fence panels and stone veneer pilasters generally spaced at
regular intervals. (See Figure 59)
Community Elements III-50
Wallis Ranch
t VARIES
[
FINISH J ~
GRADE
(f)
UJ
t~
---l ~
STEEL FENCING -
SIMILAR TO SPLIT WALL VIEW FENCE
MODIFIED PRECAST WALL PANEL WITH
RETAINING FUNCTION AS REQUIRED.
HEIGHT OF PRECAST PANEL TO VARY.
ELEVATION - STEPPED CONDITION AT NB 2
51'-4" MAX. OR AT PROPERTY LINES
t
TYPE 'G'
PILASTERI
COLUMN
t
<0
I
<0
ELEVATION - LEVEL CONDITION
b
I
<0
STEEL FENCING
f
17'-1 1/2" TYP.
TYPE 'G'
PILASTERI ,
COLUMN
<0
I
<0
ELEVATION - STEPPED CONDITION
MODIFIED
PRECAST WALL
PANEL
b
I
<0
FIgure 59
SPLIT WALUVlEW FENCE
Community Elements ill - 51
Wallis Ranch
Placement
The Split Wall View Fence shall be incorporated where there is the
necessity to maintain privacy separation between vehicular or pedestrian
circulation and adjacent residential lot owners, while retaining views to
parks or open space. These locations may occur where there are
residential units that side or back onto trails or open space. This wall will
also serve as a herpetological barrier between lots and open spaces.
Figure 38 illustrates the extent of the Split Wall View Fence, as well as
other walls and fences anticipated at Wallis Ranch. The Split Wall View
Fence should be used only when a balance of privacy and view retention
is achievable, or where needed to serve as a herpetological barrier.
Excessive lengths of wall shall be punctuated with planting, and/or a
change in direction or height
Dimensions
The Split Wall View Fence shall maintain a minimum height of 6'-0".
The lower, concrete portion shall be 3 feet high. The upper, steel portion
shall be 3 feet high. The fence should begin and end with a Type 'G'
pilaster. In addition, a Type 'Q' pilaster shall be used wherever there is a
change in wall direction, and at a change in elevation of 2 feet or more.
The distance between the stone pilasters may vary as required in sloping
conditions, but the interior intermediate stucco columns will be equally
spaced so as to be uniform in appearance. Generally, there should be one
stone veneer pilaster at every third wall panel.
A special case condition is when this fence type is stepping down a 3: 1
slope. The concrete portion shall be 2 feet, and may serve as a retaining
wall. The steel portion shall be 4 feet high in this case. (See Figure 59)
The Split Wall View Fence shall be placed on private property at the edge
of a public right-of-way and outside any public service/tree planting
easements or Homeowner Association landscape parcels. When walls are
placed at the top of a slope that exceeds 10% (10:1), provide a minimum
of one foot of level ground at the base of the wall, before the slope begins.
Slopes adjacent to sidewalks or streets should not exceed 3: 1 horizontal to
vertical slope.
Materials
The materials for the wall portion of this fence shall be precast concrete,
compatible in form and style with the 'Mediterranean' wall style, stucco
texture and color used elsewhere in previous phases of Dublin Ranch. The
continuous precast concrete cap and secondary shadow relief shall extend
the length of each wall panel and shall match the same finish and color of
the stucco wall. The 12-inch high wall cap shall be articulated in the
precast mould rather than applied separately. This design feature provides
interest to the wall and recalls the project walls for other neighborhoods in
Dublin Ranch. The intermediate stucco columns used in the wall shall
match both the color and finish of the wall panels,
Community Elements m - 52
Wallis Ranch
Accent and corner Type 'G' pilasters shall have a stone veneer on all four
sides with a solid stone cap. The pattern of the stone veneer shall simulate
dry-stacked ledger stone. Intermediate precast columns and wall panels
shall have stucco finishes on both sides, to match the project architecture.
Privacy Fences
Description
Privacy fences provide enclosure for the residential lot owner while
defining the lot boundary. (See Figures 60 and 61)
Placement
Privacy fences shall be constructed between residential lots and in certain
situations where a residential lot has a side yard that is adjacent to a local
residential street. When privacy fences are visible from local residential
streets, an upper lattice panel of alternating diagonal 1 x 2 wood shall be
incorporated into the fence design. All privacy fences between adjacent
houses shall not extend beyond the front corner of the house. All privacy
fences on corner lots next to a residential street shall overlap a maximum
of 25 percent of the side elevation of the unit, starting from the rear fence
corner. (See Figures 62, 63 and 64)
Dimensions
The height of privacy fences shall be 6' -0". Fence posts should be spaced
equally but are not to exceed 8' -0" on center. Where privacy fences are
adjacent to residential streets ai' -0" high band of lattice shall be
incorporated into the design while maintaining the 6' -0" overall standard
height. Privacy Fences shall be stepped at minimum 6-inch increments on
slopes that exceed 5 percent. Otherwise, these fences can slope to follow
the ground slope.
Materials
A privacy fence and lattice shall be constructed using Cedar or redwood
products for the paneling, rails, trim and lattice. Posts shall be toxic-free
pressure-treated Douglas Fir.
Exceptions to the above are allowed as follows:
Neighborhood 5 - a decorative wood railing and semi-private fence shall
be used in portions of the rear yards in transitions between garage and
house. (See Figure 65). Fencing/railing material shall be fir or pine, sealed
and painted to match adjacent stucco color.
Community Elements III-53
Wallis Ranch
I I
f- 1X4
I I I I I I I I I I I ill I I I I I I :/ TO
I I I I I I I I I I I I I I I I I I I I
I I I I I I I I I I I I I I I I I I I I
II I I I I I I I I I I I I I I I I I I I :1
, I I I I I I I I I I I I I I I I I I I I I,
I : I I I I I I I I I I I I I I I I I I I I (AL
I I I I I I I I I I I I I I I I I I I
I I I I I I I I I I I I I I 4
I I I I I I I I I I I I I I I I I I I I
I I I I I I I I I I I I I I I I I I I I
'--~
= 2
-
, \'
1 X8 FENCING WITH
ALTERNATING LAP PATTERN
,..-CONCRETE FOOTING
'-, '-,
,_/
f
8'-0" MAX
'_/
.-. It
2X4 CAP
It
!
I
PLAN
t
8'-0" MAX
t
t
EACH SIDE
P & BOTTOM
1 X8 WI1"
OVERLAP
TERNATING)
X4 POSTS ~
@8'O,C,
X4 RAIL
1X10 KICKBOARD SECTION
Figure 60
PRIVACY FENCE
9
(0
ELEVATION
Community Elements III-54
Wallis Ranch
1 X8 FENCING WITH
ALTERNATING LAP PATTERN
,--CONCRETE FOOTING
..... -, ....-,
---It
'-'
PLAN
f
8'-0" MAX
t
b
,
Co
1 X 2 TRIM - ALL SIDES OF LATTICE
4 X 4 INTERMEDIATE POST
2 X 4 CAP
1 X 8 FENCE SLATS W/1" OVERLAP
1 X 2 LATTICE (ALTERNATE 450 ANGLE EACH
PANEL)
It
!
I
ELEVATION
1X10 KICKBOARD
SECTION
Figure 61
PRIVACY FENCE WITH LATTICE
Community Elements ill - 55
WalIis Ranch
LOT FENCES AND WALLS TO BE
MIN, 5'-0" BEHIND SIDEWALK.
THE FENCE MAY BE LOCATED
3'-0" BEHIND BACK OF WALK
WHERE THE ADJACENT LOT
IS DOWNHILL FROM THE
SIDEWALK.
PRIVACY FENCE
D~IVEWAY
I
FRONT I
YARD I
"
b
I
Lo
/
x
114 X
MAX.
PSE
SIDEWALK
"
PRIVACY FENCE WITH
LATTICE AT END
LOT CONDITIONS.
30'-0"
FROM BACK
OF WALK
SPLIT WALL VIEW FENCE
OR VIEW FENCE MAY BE ADDED
FOR MORE PRIVACY WHEN
BUILDING LAYOUT CREATES
LARGE SIDEYARD OR OUTDOOR
USE AREAS.
BACK YARD TO BACK YARD CONDITION
Figure 62
CORNER LOT FENCING. CASE 1
Community Elements III-56
Wallis Ranch
PSE
SIDEWALK
PRIVACY FENCE WITH
LATTICE
'7'
i'-.
PRIVACY FENCE
1/4X
MAX,
BACK YARD TO SIDE YARD CONDITION
I
I
I
--------j
I
/
x
DRIVEW~Y
/
~k'
~<,,~, J
.:,,<? /
~<0' /
#' / /
c,o ,
/ ./
'-
/
WHERE LAYOUT
CREATES A LARGE
SIDE YARD, VIEW
FENCE MAY BE ADDED
Figure 63
CORNER LOT FENCING - CASE 2
Community Elements Ill- 57
Wallis Ranch
NON-COMBUSTIBLE
VIEW FENCE OR
SPLIT WALL VIEW FENCE
---------------------~--------------------
TYPE 'G' FIRE BUFFER AT
PI~~T~\ _ _ _ _ _ _ _ _ ~~~V:~~~TS-~_
VIEW FENCE AT ~.
SIDE YARD REAR
YARD
OPEN SPACE
WOOD
FENCE
----------------
STREET
b
I
b
(t)
z
~
b
I
b
or-
Figure 64
LOT FENCING AT FIRE BUFFER
Community Elements ill - 58
Wallis Ranch
I-e)
<t:~
...J
:c-
S> ~~
~ :Cg;
~~
CI)
CL
POST
PRIMARY AND
SECONDARY POSTS
4x4 - S4S WOOD
CL
CL
POST
~
,-
4'-0"
4'-0"
('I)
N
~
,-
BOTTOM
STRINGER
4x4 - S4S WOOD
3/8" NOTCH
2 x 2 S4S PICKETS
('I)
TYPICAL ELEVATION
Figure 65
DECORATIVE WOOD RAILING AT NEIGHBORHOOD 5
Community Elements III - 59
Wallis Ranch
Rail Fences
Description
Rail fences are used to define and protect open spaces, control public
access and/or establish thematic features of Wallis Ranch. Rail fences are
used where a solid enclosure is not needed but delineation of a space is
desired. A unique and integrated design feature of some rail fences at
Wallis Ranch is a herpetological barrier, designed to inhibit access of
protected fauna species into the built environment
Placement
Rail fences shall be located at the edges of open space to provide access
control and views into natural areas. There shall be only two types of rail
fences; one with the herpetological barrier and without the use of stone
veneer pilasters, and one with a Type 'G' pilaster but no herpetological
barrier. All rail fences utilize three rails.
The rail fence with herpetological barrier shall be located along portions
of Tassajara Creek, and surrounding most of the neighborhood park. The
rail fence with pilaster shall be used along internal street rights-of-way
that are adjacent to open space and recreational areas. (See Figures 38, 66,
67, 68 and 69)
Dimensions
The typical height of rail fences with Type 'G' pilaster shall be 4 feet
from finish grade to the top of the top rail. Distance between fence posts
shall not exceed 8 feet on center, but shall be generally equally spaced
between columns. Stone veneer pilasters shall be located at every fence
terminus, change of direction, or located at every fifth post
The typical height of rail fences with herpetological barrier shall be 5 feet
from finish grade to top of top rail on the open space side of the fence, and
4 feet high from the Project side of the fence. A continuous herpetological
barrier of a minimum of 12 inches in height shall be built at the base of
this type of rail fence. The rail post shall be 3 inches higher than the top of
the top rail.
Materials
Rail fences shall be constructed in conjunction with and attached to stone
veneer pilasters to match other project column finishes. The intermediate
posts and rails shall be pre-cast concrete with a wood grain texture and
finished in a tan color that is compatible with the Split Wall View Fence
color palette. The Type 'G' pilaster shall be constructed with slots to
insert the pre-cast concrete rails.
Community Elements 1lI - 60
Wallis Ranch
c.,ijb5 o~::::!
-0-<(
"<ta..-.:tcc
t - f , FENCE SYSTEM
rTO
BA
8' 0"
CONCRETE RAIL
POF
RRIER
--------------
FINISH GRADE AT
BOTTOM OF BARRIER
SEE ALSO FIGURE 68
-1--
ELEVATION - LEVEL CONDITION
VIEW FROM DEVELOPMENT SIDE
c.,~1- =~_
-' 0 5' <(
"<ta.."<tcc
FENCE SYSTEM ~
,:0
BA
- ---
-
+
8'-0"
+
CONCRETE RAIL
POF
RRIER
FINIS~R;-E AT - 11 -of
BOTTOM OF BARRIER _,
SEE ALSO FIGURE 68 ,...
ELEVATION - STEPPED CONDITION
VIEW FROM DEVELOPMENT SIDE
Figure 66
RAIL FENCE WITH
HERPETOLOGICAL BARRIER 1
Community Elements III - 61
Wallis Ranch
C R
M~1- o~-
-' 0 _, <(
'V a.. 'V a:
t 8'-0" f ;- ONC ETE RAIL
FENCE SYSTEM
J
:J -./
HERPETOLOGICAL BARRIER TO BE
CAST-IN-PLACE CONCRETE.
SEE FIGURE 68
FINISH
GRADE
ELEVATION - LEVEL CONDITION
VIEW FROM OPEN SPACE SIDE
=~=~
('t)Cf.lQ-
-' 0 ,<(
'V a.. ~ a:
t
8'-0"
t
CONCRETE RAI~ \
FENCE SYSTEM _ \
I
HERPETOLOGICAL BARRIER TO BE.../"
CAST-IN-PLACE CONCRETE.
SEE FIGURE 68
FINISH
GRADE
TI
ELEVATION - SLOPED CONDITION
VIEW FROM OPEN SPACE SIDE
Figure 67
RAIL FENCE WITH
HERPETOLOGICAL BARRIER 2
Community Elements III - 62
'!'
Wallis Ranch
DEVELOPMENT SIDE
5'-0"
w
z
:J
--l
W
o
a:
rf.
OPEN SPACE SIDE
I
CONCRETE RAIL
FENCE SYSTEM
MIN. TO FACE OF CURB
1 '-()" LEVEL AREAt
"'"
,,'j.... "","'"
~r;./
'2:\'/
"'"
"","'"
'"
CONCRETE FOOTING
t I
I
HERPETOLOGICAL
BARRIER TO BE
CAST-IN-PLACE
CONCRETE
..r.t>-'/-.._-
'.;'.'\ ~\_-
--
....-
3:1 MAX
1 '-0" LEVEL AREA
4"
Figure 68
HERPETOLOGICAL BARRIER AT RAIL FENCE SECl'ION
Community Elements ill - 63
WalIis Ranch
41'-10" TYP.
t
[OJ
IllI
IllI IllI
IllI
t
E[]
PLAN
.,r
7'-9"
TYPE 'G' PILASTER.
SEE FIGURE 46
CONCRETE POST AND
RAIL FENCE SYSTEM
RECESS RAILS~
INTO COLUMN \.
ELEVATION - LEVEL CONDITION
t
41'-10" TYP.
TYPE 'G' PILASTER.
SEE FIGURE 46
t 8'-0" TYP f
CONCRETE RAIL
FENCE SYSTEM
t
ELEVATION - SLOPED CONDITION
Figure 69
RAIL FENCE
Community Elements III - 64
Wallis Ranch
COLUMNS OCCUR AT PROPERTY LINES
t
COLUMN
TYPE 'G'
t
t 9'-0"," t 8'-0" TYP t
AT END PANEL
STEEL FENCING
b
I
(0
ELEVATION - LEVEL CONDITION
w
o
z
<(
a:
<(
w
-l
o
N
t
COLUMNS OCCUR AT PROPERTY LINES
t
3"STEEL
INTERMEDIATE POST
STEEL FENCING TO BE SOLID
3/4" PICKETS AND RAILS
COLUMN
TYPE 'G'
9'-0":t
tAT END PANEL t 8'-0" TYP. .f
ELEVATION - STEPPED CONDITION
FIgure 70
VIEW FENCE
Community Elements III - 66
Wallis Ranch
Dimensions
The minimum height of the chain link fence shall be 5'-0". Chain link
shall be constructed of 2-inch square mesh of minimum 9 gauge wire.
End, corner and pull posts shall be 2 inches in diameter, and line posts
shall be a minimum of IIh-inch diameter. Maximum post spacing shall be
8 feet.
Materials
The chain link mesh fabric, posts and associated support elements shall be
galvanized (hot-dipped after fabrication). The chain link fabric shall be
finished with a black vinyl coating. Pilasters are not to be used with this
fence.
Herpetological Barriers
Description
A continuous 12-inch high barrier shall be installed along the perimeter of
Wallis Ranch to keep the California Tiger Salamander and other small
animals from encroaching into the built environment. A freestanding
concrete barrier and a barrier designed in conjunction with a standard 'V'
ditch shall be installed as indicated on plans and details herein. (See
Figures 38, 66, 67, 68, 72 and 73)
Dimensions
Maintain a minimum of 12 inches of clearance between lower portions of
adjacent open space areas and the upper levels of the development edge.
Materials
All herpetological barriers shall be constructed of concrete.
Barbed Wire Fence
Description
Barbed wire fences are used to isolate and protect environmentally
sensitive areas from disturbance by domesticated animals and people,
while maintaining access for wildlife and for delineating certain portions
of the property boundary. (See Figure 74)
Placement
Barbed wire fences are to be located at the outer boundary of the
Tassajara Creek Management Zone areas and along the remaining
boundaries of the Wallis Ranch property, where not currently in place. For
more information on these locations, see the Fence and Wall Plan, Figure
38.
Community Elements III - 68
Wallis Ranch
DEVELOPMENT SIDE
1'-0" LEVEL AREA t
w
z
:J
-I
W
()
cr:
0:
OPEN SPACE SIDE
HERPETOLOGICAL BARRIER TO
BE CAST-iN-PLACE CONCRETE
FORMED AS PART OF V-DITCH
5'
T"""
#3 REBAR SPACED AT 24" O.C.
CONCRETE V-DITCH. SEE
CIVIL PLANS
Figure 72
HERPETOLOGICAL BARRIER WITH V-DITCH SECTION
Community Elements ill - 70
Wallis Ranch
DEVELOPMENT SIDE
1 '-0" LEVEL AREl
<.., 4?
~-t
ill
Z
::J
-I
ill
()
cr::
~
OPEN SPACE SIDE
I
I
ti
I
HERPETOLOGICAL BARRIER
TO BE CAST-IN-PLACE
CONCRETE
~
~ 1'-0" LEVEL AREA
Figure 73
HERPETOLOGICAL BARRlERIN OPEN SPACE SECTION
Community Elements ill - 71
Wallis Ranch
10'-0"
NORMAL SPACING
BETWEEN T-POSTS
BARBED & SMOOTH
WIRE TO BE 12-1/2"
GAUGE
it>
~
(0
-'
T""
,I ~
u
".
FINISH GRADE U
METAL T-POST
ELEVATION
6" DIA. WOOD POST
4" DIA. TOP-LINE
WOOD POST
::(-8" MIN.
Z
~
,"',
" ,
, ,
"," I
~' ,
-> '
DEADMAN (OPTIONAL)
CORNER CONDITION - ISOMETRIC VIEW
Figure 74
BARBED WIRE FENCE
Community Elements III-72
Wallis Ranch
H. STREET FURNISHINGS
Street furnishings within Wallis Ranch shall complement those already
selected for other areas of Dublin Ranch. Light fixtures for streets and
bridges recommended for the Wallis Ranch project match those currently
being used in other phases of Dublin Ranch. See Section J., Summary
Specifications below for manufacturers, model numbers and colors.
I. MAILBOXES
Description
Generally, mailboxes are clustered in various numbers to serve the density
and distribution of dwelling units within each neighborhood. There are
four unique types of mailboxes: two-box structures in Neighborhoods 1
and 5; one five-box structure for Neighborhood 2 and another five-box
structure for Neighborhood 6; a twenty-box structure for Neighborhood 3.
Mailboxes for Neighborhood 4 are provided within the building. (See
Figure 75, 76, 77 and 78)
P1o.cement
The two-mailbox unit shall be equally distributed in the most efficient
manner to serve two adjacent homes. This unit is best used in single
family detached neighborhoods.
The five-mailbox unit shall be equally distributed in the most efficient
manner to serve five adjacent or clustered homes. This unit can be used in
both single- and multi-family neighborhoods.
The twenty-mailbox unit shall be located at strategic sites within
Neighborhood 3 to most efficiently and equitably serve up to twenty
homes.
All mailboxes shall be installed in locations and at heights that are within
the United States Postal Service mail delivery and pick up requirements.
Dimensions and Materials
Mailbox units shall be designed to be compatible with the dominant
architectural characteristics of each neighborhood. The figures that follow
describe in detail the installation heights, unit sizes, materials, finishes and
colors for each mailbox design, based on the architectural styles that will
be submitted in the Site Development application.
Community Elements III - 73
Wallis Ranch
SIDE VIEW
8'-0"
7'-0"
t~~
--r
FINISH GRADE
4'-2"
12'-2"
'ARROYO TERRACE' BY OLD
CALIFORNIA LANTERN COMPANY,
MODEL #4-355-0P-GI. 7'-0"",
GROUND CLEARANCE,
CONCRETE
SHINGLE
PAINTED WOOD
POSTS, BEAMS &
RAFTERS
41-711
'?
10
STONE VENEER BY EL DORADO STONE,
PATTERN TO BE 'MOUNTAIN LEDGE' AND
COLOR TO BE 'BUCKSKIN',
CMU CONSTRUCTION WITH STONE VENEER &
SPRAY-ON STUCCO FINISHES, COLOR TO BE
'CHARRO' BY KELLY MOORE
20-BOX WILETTER & PARCEL DROP
FRONT VIEW
FIGURE 75
CLUSTER MAILBOX STRUCTURE
Neighborhood 3
Community Elements III - 74
Wallis Ranch
SINGLE I DOUBLE MAILBOX
PAINT COLORS:
NEIGHBORHOOD 1
SHINGLE: KM 3966-3 SANDALWOOD TAN
BY KELLY MOORE
POST: AC 249-5 RARE EARTH BY KELLY
MOORE
NEIGHBORHOOD 5
SHINGLE: KM 3989-2 SERENGETI SAFARI
BY KELLY MOORE
POST: KM 4199-3 CAMEROON BAY BY
KELLY MOORE
TOP VIEW
tt
2'-3 1/2"
tt
1'-81/2"
MAILBOXES: (CENTERED WHEN
SINGLE BOX)
7,5" X 9,5" X 20,5"
EXTENT OF CONCRETE BASE
2X2 BRACES FOR 1/4"
PLYWOOD, ATTACH WOOD
SHINGLES TO PLYWOOD,
X4 WOOD BRACES - PRIMED
AND PAINTED. FOR COLOR SEE
NOTES THIS SHEET
4X4 WOOD POST - PRIMED
AND PAINTED, FOR COLOR
SEE NOTES THIS SHEET
CARRIAGE BOLTS
(2 PER POST) COUNTERSINK
MAILBOXES: (C
7,5" X 9,5" X 20,
NEWSPAPER
HOLDER:
7,25" X 4,5" X 16
4X4 WOOD BRA
PRIMED AND P
FOR COLORS S
THIS SHEET
CARRIAGE BOL
(2 PER POST) C
WOOD SHINGL
MATCH ARCHIT
4X4 WOOD POS
AND PAINTED,
SEE NOTES TH
CB66 POST BAS
BY SIMPSON ST
EXTENT OF CO
FRONT VIEW
ENTERED WHEN SINGLE BOX'
5"
,--..... ~
,
" -" r-
- r
- r-
CES- ~ op
AINTED. p
EE NOTES
/ I I
Tn ' , "
OUNTERSINK I
, " , f
ESTO
ECTURE "
"I" " ,
T - PRIMED 'II' "
FOR COLORS
IS SHEET = =
= =
E FINISH GRADE
RONG- TIE
NCRETE BASE - --
Figure 76
FIVElSIX MAILBOX STRUCTURE
Neighborhoods land 5
Community Elements ill - 75
Wallis Ranch
If
4'-3 318"
tt
3'-8718"
MAILBOXES:
7,5" X 9.5" X 20,5"
~
EXTENT OF CONCRETE BASE
~
,
C\J
2X2 BRACES FOR 1/4"
PLYWOOD, ATTACH WOOD
SHINGLES TO PLYWOOD,
X4 WOOD BRACES - PRIMED
AND PAINTED, FOR COLORS
SEE NOTES THIS SHEET
4X4 WOOD POST - PRIMED
AND PAINTED, FOR COLORS
SEE NOTES THIS SHEET
CARRIAGE BOLTS
(2 PER POST) COUNTERSINK
PAINT COLORS:
SHINGLE: KM 212 SALTILLO
BY KELLY MOORE
POSTS AND BRACES: KM
841-N BY KELLY MOORE
TOP VIEW
MAILBOXES:
7,5" X 9,5" X 2
NEWSPAPER
HOLDER:
7,25" X 4,5" X
4X4 WOOD B
AND PAINTED
NOTES THIS
CARRIAGE BO
(2 PER POST
WOOD SHING
4X4 WOOD PO
AND PAINTED
SEE NOTES T
CB66 POST B
BY SIMPSON
EXTENT OF C
FRONT VIEW
0,5" r-... r-... r-..... ~ ~
.::: :~l
16" "- --- I--
-
RACES - PRIMED ~.-
, FOR COLORS SEE "'L J'
SHEET I . ,,' '''~~.
LTS 'II ~
) COUNTERSINK II ~
, I' , " , II ' , i' "?
LES ~ ~
" , " , " II " , , , , , II ~
'"l'
ST - PRIMED , , . .., , II " , , d , II <-'>
, FOR COLORS
HIS SHEET = -
= -
ASE FINISH GRADE
STRONG-TIE
ONCRETE BASE -- -
Figure 77
FIVE/SIX MAH..BOX STRUCTURE
Neighborhood 2
Community Elements III - 76
Wallis Ranch
6'-0"
r tt -P9t 4':'~~C
I t
MAilBOXES:
7.5" X 9.5" X 208'
EXTENT OF
CONCRETE BASE
4X4 POST
2X2 JOISTS
1 X4 DECKING
SPACED TO
AllOW 1/4" GAP
<5
ci
,-- - -------crl..
~ , , , .- ,.. f-' ~ I
<5 T I
ci LQ I I I II I
Cp - I I I II I ~
,- I I II I
-
,- W-
-' ~ ~ ~ ~ L L
L_____________
TOP VIEW
1 X6 WOOD SIDING -
PRIMED AND PAINTED.
FOR COLORS SEE
NOTES THIS SHEET
~
C'I
PAINT COLORS:
SIDING: 'IVOIRE' BY SHERWIN WilLIAMS
POSTS, BRACES, FASCIA: 'PRACTICAL
BEIGE' BY SHERWIN WilLIAMS
2X4 FASCIA, All SIDES.
SEE FRONT ELEVATION
FOR END DETAil
TOP VIEW
MAilBOXES:
7.5" X 9.5" X 20.5"
NEWSPAPER
HOLDER:
7.25" X 4.5" X 16"
2X4 WOOD FASCIA, All SIDES.
PRIMED AND PAINTED. FOR
COLORS SEE NOTES THIS SHEET
1X6 WOOD SIDING.
PRIMED AND PAINTED.
FOR COLORS SEE NOTES
THIS SHEET
4X4 WOOD POST - PRIMED
AND PAINTED. FOR COLORS
SEE NOTES THIS SHEET
CB66 POST BASE
BY SIMPSON STRONG-TIE
i';-
'r
~
Ct>
EXPOSED PORTION
OF CONCRETE BASE
FRONT VIEW
Figure 78
FIVElSIX MAILBOX STRUCTURE
Neighborhood 6
Community Elements III - 77
Wallis Ranch
J. SUMMARY SPECIFICATIONS
Split Wall/View Fence (including the modified 4 foot steel fence panel) -
Sierra Precast, Inc., modified 'Mediterranean' Wall Style, w/architectural
stucco color and texture. Color to match previous phases of Dublin Ranch.
(408) 779-1000.
Culture Stone Veneer- Stone veneer shall be El Dorado Stone "Buckskin
Mountain Ledge" (Western Region Colors); available at Agorra Building
Supply, Dublin, California. (925) 829-2200. See also:
www.eldoradostone.com.
Culture Stone Column Caps - used for columns and pilasters on entry
wall system, minimum 3 inches thick, 26 inches square "Rustic Wall Cap"
finish. Color to be compatible with associated culture stone veneer
product color "Buckskin", by El Dorado Stone.
Culture Stone Wall Caps - used for all visible lot, retaining and feature
walls, minimum 2 inches thick, 12 inches by 37 inches "Aagstone Wall
Cap" finish. Color to be compatible with associated culture stone veneer
product color "Buckskin", by El Dorado Stone.
Concrete gravity retaining wall units - Keystone Walls, 'Country Manor'
pattern and color. Units may be used for retaining walls and associated
steps, as recommended by manufacturer.
Grout - Grout shall be Hydroment by Bostic, Inc. Choose grout colors to
be compatible with the specified stone colors, available at Agorra
Building Supply.
Rail Fence - Rail Fence shall be built with "Woodcrete Rail System" and
color to be Tan, available through Dynamic Pre-Cast Company.
Metal Fencing - Tubular steel posts and rails, solid steel pickets,
galvanized attachments.
Metal Fence Paint - Paint for fences shall be rustproof matte black,
suitable for exterior use. Color source shall be the RAL Color system.
Wood Fences - Cedar or redwood, unfinished, unstained lumber, with
pressure-treated Douglas Fir posts.
Wood Decorative Railing - Neighborhood 5 only; 42 inches high Pine or
Fir S4S lumber, primed and painted to match adjacent stucco color of
associated building unit.
Guard Rails - Tubular steel posts and rails, solid steel pickets, painted a
dark green to match light poles and fixtures.
Hand Rail at Community Green - Stainless steel circular pipe.
Chain link Fence -2-inch square, 9-gauge wire mesh; hot-dipped
galvanized coating after fabrication, with black vinyl finish coat;
galvanized posts, rails and hardware.
Community Elements III - 78
Wallis Ranch
Bridge Railings and Barrier - CALTRANS Tubular Handrail, Modified
Bl1-51, with accent pickets. Concrete barrier with walk: Type 26, B11-
54; Concrete barrier without walk: Type 25 modified, Bl1-53. Additional
stone veneer to be El Dorado Stone "Buckskin Mountain Ledge"
(Western Region Colors). Paint for bridge railing shall be Dark Green, to
match project street light poles and fixtures.
Entry Accent Lighting - Column-mounted lighting at the Community
Entry Columns and on Type 'A' Double-stepped Column shall be from
Old California Lantern Company, "160 Wentworth Avenue" Model #6-
164-NV-GI, available from, www.OldCalifornia.com (800) 557-6679.
Accent Lighting - Column-mounted lighting on Types' B 1', 'B2', and 'c'
Columns shall be from Old California Lantern Company, "70 Oak Knoll
Avenue" Model #6-78-A-OP-GI, available from, www.OldCalifornia.com
(800) 557-6679.
Bridge Accent Lighting - Pilaster-mounted lighting at the Bridge Pilasters
shall be from Old California Lantern Company, '70 Oak Knoll Avenue"
Model #6-78-A-OP-GI, available from, www.OldCalifornia.com (800)
557-6679.
Street Light Fixture - Bracket-mounted street lights shall be Architectural
Area Lighting, "Universe" Collection, UCM-SR-STR-H3-100MH-DGN-
SLAI7, with Whatley ''Dublin 354" tapered, 20-foot high post, with base.
Color shall be Dark Green and source shall be the RAL Color system.
Pedestrian Light Fixture - Bmcket-mounted, light fixture shall be
Architectural Area Lighting, ''Universe'' Collection, UCM-SR-STR-H3-
l00MH-DGN-SLAI7, with Whatley ''Dublin 354" tapered, 12-foot high
post, with base. Color shall be Dark Green and source shall be the RAL
Color system.
Bollard Lights - Architectural Area Lighting, AIR 8-70MH -BLK-120V.
Benches - "Palisade" bench, manufactured by Landscape Forms, Inc.;
standard wood finish per manufacturer.
Trash Receptacles - 'Xavier" receptacle, manufactured by Creative Pipe,
Inc., color to be dark green to match light poles.
Picnic Tables - "Picnic Table 75", manufactured by Dumor Site
Furnishings; standard wood finish per manufacturer.
Pet Waste Station - "Gladiator" model, manufactured by JJB Solutions;
colors to include dark green to match light poles.
Community Entry and Crosswalk Accent Paving, Neighborhoods 1 and 5;
Alley Paving, Neighborhood 5 - "Cobblestone Pavers, Charcoal/Tan
Slatestone" color mix, available at McNear Brick and Block, (415) 454-
6811.
Community Elements III - 79
Wallis Ranch
Integral-color Concrete Sidewalk Paving - "Omaha Tan' with 'Mesa
Buff' accents, as manufactured by Davis Colors.
Recycled glass aggregate for exposed aggregate paving at gathering
places: mix of dark blue, light blue and green recycled, slightly tumpled;
prepared and provided by ASG Glass, www.americanspecialtyglass.com
(801) 294-4222.
Neighborhoods 2 and 3 Driveways or Alley Accent Paving -
"Cobblestone Pavers, Tan/Brown Slatestone" color mix, available at
McNear Brick and Block, (415) 454-6811.
Neighborhoods 4 and 6 Driveway Accent Paving - Stamped concrete by
Bomanite, "Medium AsWar Slate" Bomacron pattern, natural concrete
color, www.bomanite.com.
Community Elements III - 80
Wallis Ranch
SCENIC CORRIDOR POLICIES
The City of Dublin's Eastern Dublin Scenic Corridor Policies and
Standards document identifies numerous guidelines to aid in preserving
views of the existing creek and certain knol1s and hil1sides (not located
within the project area) within 700 feet of Tassajara Road, a scenic
corridor. The fol1owing policies have been identified for the Scenic
Corridor Zones 3 and 4 that include the Wallis Ranch project.
. Al10w intermittent views from Tassajara Road to the hil1s, creek,
and of creek vegetation. This is especially important at project
entries. The Tassajara Creek corridor should be visible through
public lands. Right-of-way landscaping should not obscure
views to the creek corridor and should provide a smooth
transition to riparian and open space areas adjacent to Tassajara
Road. Trees should be massed, high canopied, or spaced
accordingly to achieve these views.
· Views of the creek should be maintained at the identified
Viewpoint 5 by creating a building setback line that should be
established beginning 300 feet from the northern drainage
(crossing under Tassajara Road) and situated at a lO-degree
angle from the outermost travel lane.
· Create a landscape buffer between built areas and open space.
· Buildings, landscaping, and the selection of colors and materials
along the creek corridor should be designed to blend with the
setting.
· Integrate rural landscape patterns such as hedgerows, informal
clusters, or orchards.
. A void continuous sound walls in residential areas where
practicable.
. Signs, fences, and wall materials should be appropriate to the
semi-rural setting.
. Site and articulate buildings to reduce perceived density and
provide interest by varying setbacks and building orientation, and
articulating the building mass and roofline.
· North of the creek crossing at Tassajara Road (the northern
drainage), reintroduce more formal village elements and
character in the streetscape and reducing building setbacks to
announce the return to a vil1age setting.
Scenic Corridor Policies IV -I
Wallis Ranch
COMMUNITY SITE PLANNING AND
DEVELOPMENT
PURPOSE
The purpose of this section is to provide specific architecture, planning
and neighborhood design standards for the development of Wallis Ranch.
These standards have been developed to establish neighborhoods with
variety and interest and uphold a high level of quality and value for the
overall community.
The design goal of these neighborhoods is to achieve a safe and pleasant
neighborhood environment within which varied architecture, reduced
dominance of automobiles, pedestrian scaled landscapes, walkways and
connections to other community areas are all present.
This section provide.s development and design guidelines necessary to
create an attractive, well-ordered pattern of development with
pedestrian scaled streets, thoughtfully designed buildings and carefully
integrated community facilities and open spaces.
Site Design
Residential development will occur in a series of pedestrian-oriented
neighborhoods, where parks, open spaces, courtyards and pedestrian
connections become the focus of public activity and neighborhood
identity. Careful building placement and street orientation will help to
insure visual quality and opportunities for social interaction and
recreation for the residents and neighbors of Wallis Ranch. Where
feasible, creating vistas and preserving views to open space elements is
encouraged.
SLOPE CONDITIONS
Grading Design
Neighborhoods shall be designed in Wallis Ranch to respond to the
opportunities offered by the sloping topography. Where there is
adequate space, slope conditions should be addressed by creating a series
of terraces generally stepping down from north to south and west to
east. 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.
Cross Slope Conditions
When plotting single-family homes where there is an elevation difference
of four percent or greater between lots, buildings shall be placed so that
the driveway is on the high side of the lot. Buildings should be designed
2003076
V-I
Community Planning and Design
Wallis Ranch
to take advantage of slope conditions to maximize views. Grading and
drainage shall be designed so as not to conflict with the design intent of
buildings. accessibility. safety and City requirements.
Rear Yard Slope Conditions
When plotting and designing buildings with rear yards sloping up.
maximize the rear yard depth and consider stepping back the rear
elevations on the second story to avoid a "canyon-like" rear yard effect.
For down slope conditions. maximize the rear yard depth and consider
stepping back or offsetting the rear elevation to present a more favorable
view to the project from off-site.
NEIGHBORHOOD DESIGN
Building Orientation
Where appropriate. buildings should be grouped to form effective
outdoor spaces or courtyards and respect privacy of residents and
adjacent uses. Buildings should be designed with a setback that is close
to the sidewalk and entries that front onto the street to create a well-
defined. intimate street space. Street patterns should accommodate the
movement of vehicles while providing opportunities for pedestrian and
bicycle links and circulation. Internally oriented units may be acceptable
for some attached or clustered buildings as long as they do not back
onto the street.
Open Space
Attached neighborhoods should be designed to include a large open
space area or park to provide recreation for residents. Landscaped
walkways. patios and active recreation amenities may be included in this
area. but not roads or parking.
Provide smaller landscaped open space areas to form a hierarchy of small
to large open spaces. linked with pedestrian connections. Each space
should lead to the next providing a positive "green" experience and
recreation opportunities for residents.
Building Heights
To improve the visual relationship between adjacent three and four story
buildings. it is desirable to introduce architectural elements that lessen
their apparent height. A sense of variety in neighborhoods can be
enhanced by presenting various heights and forms in buildings.
In designing single-family detached neighborhoods. single-story elements
shall be utilized to vary the heights and massing of buildings. thereby
creating variation and enhancing street character.
In the case of attached medium and medium-high density residential
projects. buildings should be of a sufficient height to enclose the street
2003076
V-2
Community Planning and Design
Wallis Ranch
space. while including lower story elements or enhancements to create a
more intimate scale.
Building Types
Although areas are differentiated by their density designations.
developers are encouraged to provide a variety of building types to
enhance neighborhood quality.
Building Mass and Form
Exterior mass and form can be manipulated to improve the streets cape
by controlling the impact of buildings as they relate to corner conditions.
adjacent buildings. setbacks and the street. If the designers envision
building forms as a series of interlocking masses rather than a box, they
will be able to achieve a more aesthetic and attractive design solution.
This section addresses the use of massing to improve the street scene.
These techniques include:
Minimizing visual impact of parking areas
Giving attention to composition of building mass, scale and
proportions
Stepping the building facade and roofline
Incorporating lower story elements on multi-story buildings
Avoiding obviously repetitious patterns
Varying setbacks and profiles
Treatment of Corner Conditions
The treatment of building mass at corner locations is key to initiating a
successful site plan. Homes or buildings occupying corner locations on
public streets should wrap the corner to create an articulated building
facade framing the intersection.
Setbacks
Designers should vary building setbacks where practical to avoid a
repetitious and monotonous appearance along the street.
Provide landscaped setbacks from street right-of-way in accordance
with the Development Standards included in these guidelines.
Provide building separation and setbacks in accordance with the
Development Standards included in these guidelines.
Entries
Entries to individual homes and buildings should be designed to promote
sidewalk activity and social interchange between neighbors. Each building
should relate to public streets in a way that its identity and address on
those streets is clear to visitors. Buildings should contribute positively to
the composition of the streets cape.
2003076
V-3
Community Planning and Design
Wallis Ranch
Site buildings so that entries to homes and buildings front the
adjacent streets, parks or community open spaces. Incorporate
porches, stoops and courtyards wherever possible.
In multi-family projects, encourage provision of stairways from upper
floor units to streets when and where possible.
Design units with balconies and windows fronting views of the
street, to create the security of "eyes on the street."
Parking
Design parking areas to have minimal impact along residential street
frontage. Provide parking within close proximity to homes or other
destinations. Provide landscape screening and shade elements to buffer
direct view of large expanses of parking.
For multi-family complexes:
Encourage development of mid-block access to parking areas and
garages sited behind the building.
Incorporate parking within grouped or shared structures whenever
possible, such as carports, garages, tuck-under, subterranean or
ground level residential parking garages.
Auto Circulation
The street system should provide a pattern that accommodates the
movement of vehicles while enhancing opportunities for pedestrian and
bicycle circulation.
Provide well-defined entry points from streets into residential
neighborhood parcels.
Pedestrian I Bicycle Circulation
Neighborhood sidewalks and multi-use trails should provide an active,
friendly pedestrian environment connecting residences to trails. open
spaces and the neighborhood park.
Connect multi-use trails in open space areas and parks to the
sidewalk pedestrian system along local streets.
2003076
V-4
Community Planning and Design
Wallis Ranch
SITE DEVELOPMENT STANDARDS - Single-Family Detached
Building Type Conventional Alley Loaded Motor Court Cluster
Lot Size 5,000 S.F. or greater 3,150 SF or greater 3,130 SF or greater
Minimum Street Frontage lot 35' 20' 35'
width
Maximum Lot Coverage (I)
Initial Building Footprint 50% 55% 55%
Other(F) 5% 5% 5%
Maximum Building Height 35' 38' 38'
Maximum Stories (2) 2 3 (3) 3 (3)
Minimum Front Setbacks (A) (0)(7)(8)(11)
Living Space IS' (4) 12' 10' to R.O.W. or 4' to P/L or
shared use easement
Porch or Balcony 10' 10' 8' to R.O.W. or 4' to P/L or
shared use easement
Front Facing Garage (5) 19' N/A 19' from back of sidewalk
Swing-in Garage (6) 12' N/A N/A
Living Space over Forward Garage 50% or less of the second story N/A N/A
living area above garage may
extend past recessed first-story
living area adjacent to garage
Minimum Side Setbacks (A) (0) (7) (8) (Ill'
I Story Living Space/Garage (4) 5' (aggregate 10') 0' or 4' 0' or 4'
(aggregate 8') (12) (aggregate 8') (12)
2-3 Story Living Space S-7S 0' or 4' 0' or 4'
(aggregate 12.5 - IS') (4) (aggregate 8') (12) (aggregate 8') (12)
Corner Lot (Living Space to Street 12' 2-story, 10' single-story
Side PL) (4)(13) element 9' 9'
Porch or Balcony - 5' 3' 3'
Interior Lot (8) (0)
Porch or Balcony - Corner Lot 5' 5' 5'
Minimum Rear Setbacks (0) (7) (8) (9)
I Living Space (A) IS' avg. per lot, N/A 10' or 5' to shared use easement
10' min. (15)
Garage (A) 5' 4' to alley edge N/A
Garage Face to Garage Face N/A 30' 30' clear back space
I Living Space over Garage N/A 2' max. cantilever or 2' min. N/A
I recess from garage
Other Requirements (8)
1 Minimum Usable Private Open Space 500 S.F. flat area with a min. 300 S.F. flat area with a min. 250 S.F. contiguous flat area with
(7) dimension of 10'. (14) dimension of 10'. (14) a min. dimension of 10'
Maximum Encroachments (D) 2' 2' 2'
Accessory Structures Setbacks (E) (E) (E) (E)
Parking Spaces Required Per Home 2 covered and 2 covered and 2 covered and I
, (10) I guest I guest guest
Corner Lot Triangulated Visibility Min. 30' from face of Min. 30' from face of Min. 30' from face of intersecting
Easement (II) intersecting street curb lines intersecting street curb lines street curb lines
2003076
VI-I
Site Development Standards
Wallis Ranch
Single-Family Detached
Notes for Site Development Standards (see previous page)
(A) Setbacks measured from property line.
(B) See following pages for graphic depiction of above Standards.
(C) See Architectural Guidelines in this document for additional
Architectural Treatments.
(D) Encroachments: Items such as, but not limited to, roof overhangs,
air conditioning condensers, entry stairs, porches, chimneys, bay
windows and media centers may encroach up to two feet or more
into the required setback provided there is a minimum of 36 inches
of unrestricted access on one side of the building. Air conditioning
units cannot be placed in the front yard. All utilities are to be
screened from public view via walls, enclosures, roof placement, etc.
(E) Setbacks for accessory structures shall be in accordance with the
building code in effect at the time of construction/installation. Noise
generating uses such as pool and spa equipment shall be acoustically
screened or located outside the setback area.
(F) Accessory Structures, as defined in Section 8.08 of the Dublin
Municipal Code, covered patios, and in the approved neighborhoods
of the accompanying SDR for the single family detached conventional
and motor court c1uster- remodels, are allowed an additional five
percent of coverage when located in the rear or side yard of the
house, or in accordance with Section 7.28.290 of the Dublin
Municipal Code. This percentage may increase if the building
footprint coverage is not at the maximum percentage allowed.
However, in no event shall the total coverage on a lot exceed the
combined "Building Footprint" and "Patio and Accessory Structure"
coverages.
I. Maximum lot coverage regulations are intended to establish the
maximum lot area that may be covered with buildings and
structures. Buildings and structures include all land covered by
principal buildings, garages and carports, permitted accessory
structures, covered decks and gazebos, and other enclosed and
covered areas; but not standard roof overhangs, cornices, eaves,
uncovered decks, swimming pools, paved areas such as walkways,
driveways, patios, exterior stairs, uncovered parking areas or roads
2. Subject to Building Code requirements for access.
3. Where appropriate to building style, the third floor must be stepped
back from front and rear elevation to reduce building mass.
4. Where 50 percent or more of the elevation of the home is a single-
story element, the setback for the single-story and two-story
elements of that elevation shall be considered as that for a single-
story building.
2003076
VI-2
Site Development Standards
Wallis Ranch
5. Three-car front facing garages are prohibited on lots less than 55
feet wide. Three-car front facing garages are limited to one plan per
neighborhood plan package. These garage doors shall be separated
by a two-foot offset between single door and double door, or be
three single doors with a one-foot offset between each door. Refer
to Building Mass and Form and Architectural Treatment Sections of
the Architectural Design Standards for additional architectural
requirements pertaining to garage fac;:ade, roof lines, etc.
6. Swing-in garages are prohibited on lots less than 55 feet wide, unless
a shared driveway is provided for cluster lot conditions.
7. Retaining walls up to four feet high may be used to create a level
usable area. Retaining walls in excess of four feet to create usable
area are subject to review and approval of the Community
Development Director. Walls over 30 inches in height are subject
to safety criteria as determined by the Building Official.
8. Setbacks subject to review and approval of Building Official for
Building Code and Fire Code issues. Setback to building overhang to
be 36-inch minimum or as required by current City Building Code
Standards.
9. At cul-de-sac bulbs or knuckles where lot depths are less than the
standard lot depth, minimum rear yard setback requirements may be
reduced by an amount equal to lot depth minus the actual depth of
the lot (Le. 100' - 90' = 10'). In no case will the rear yard setback be
reduced to less than ten feet.
10. Curbside parking may be counted toward required number of guest
spaces. Tandem garage parking is permitted, but not encouraged.
II. Minimum 30-foot triangulated visibility easement on front and side
streets measured from the face of intersecting street curb lines. No
structures or shrubs/groundcovers over 30 inches in height allowed.
(See diagrams on the following pages).
12. On grade stairs and approaches can be located within setbacks.
13. Where a minimum five-foot wide HOA landscape parcel lies
between a lot or cluster and an adjacent street, the adjacent lots or
cluster shall be considered an interior lot for setback requirements.
14. Yard area may be provided in more than one location within a lot,
with a minimum ISO-square foot yard or courtyard area.
15. The minimum and average rear yard setbacks shall be calculated
from rear of living space including adjacent side yard and not from
the deep recessed garage.
2003076
VI-3
Site Development Standards
Wallis Ranch
SINGLE-FAMILY DETACHED SITE DEVELOPMENT STANDARDS
. ,_____y_-/j()()SF.
witham"""""" fO'_, YIKd_msyb<>
~ in """" /tlan _ _ion l!IiIhin a bl, will> a
I'IlInImonI 160 S.F. Yf/lrJ f)f (;OOffyrJl'd 1It1Ul. (Typ/<#)
/
65' Typical
-<-
u~'
70' typical comer lot
/
.- '<-
Sg>
<<q;
b-
,...~
. 65' Typical
I' .,. ..
J--.
7. .
,
--,~, -I
Avg. 1 i
7\[^, ........ ~!
II i .-5'
Ii _, uu.4r .
Me'... ,...1j/'L~
'( v~?H....J : 30'
10' '
,=" n/',','
,
to'
19'
7.5'
/
1S'
-,-
First Story
Living Space
-; 30' /
ff fj(J ,. or RIOm cia _ !O!evSllon is s .in9ts sI<>Jy
oI6monI. tho """""".to.y ..tbad< .haN b<>
~d that ofs "'......to')<.
FIRST STORY MASSING
~ SECOND STORY MASSING
USA8LE PRIVATe: YARO MINIMUM ARe:A
TRAFFIC VlSI81l1TY AREA
PAAKWAY
65' X 100', 6,500 + SFD
Typical Plotting Concept
.. PRIMARY ENTRY
Note: Typical prototype plotting concepts above are representative Ollly . not Intellded 10 be mandated Iayoot. AI( setbacks shown are minimums.
Figure 79
2003076
VI-4
Site Development Standards
Wallis Ranch
SINGLE-FAMILY DETACHED SITE DEVELOPMENT STANDARDS
30'
Alley
26'
....
Q)
~
CI)
2' Max. Cantilever
or 2' Min. Recessed
from garage
13' Min. to Retaining Wall
~ Minimum usable level
private yardspace = 300 sq. if.
with a min. dimension of 10'
AQgregaIB '.
10'
I
3D'
t
..
~
3D'
..
~
Street
SFD Hillside Split
Detatched Alley Garage
Typical Plotting Concept
~ FIRST STORY MASSING
iii SECOND STORY MASSING
13 "TRAFFIC VISIBILITY AREA
o PARKWAY
o PRIMARY ENTRY
Nof8: Typical pro/DIyp6 plolling concepts 8bove 81ll Illpresenlative only - not inlsnded 10 be mandated layout. All se/backs shown Bill minimums.
Figure 80
2003076
VI-5
Site Development Standards
Wallis Ranch
SINGLE-FAMILY DETACHED SITE DEVELOPMENT STANDARDS
Min. 4'
Aggregate 8'
Minimum usable level
rear yards = 250 S.F.
with a minimum
10' dimension. Yard
area may be provided
in more than one t
location within a lot
(may be shared use 30'
easement). ~
I-
ltl
g:
CJ)
'1' {
~ SECOND STORY MASSING
SFD Motor Court Cluster
Typical Plotting Concept
USABLE PRIVATE YARD MINIMUM AREA
G TRAFFIC VISIBILllY AREA
EJ PARKWAY
~ PRIMARY ENTRY
Note; Typical prototype plotting concepts above are representative ooly - not Intended to be mandated layout. All setbacks shown are minimums.
Figure 81
2003076
VI-6
Site Development Standards
Wallis Ranch
SITE DEVELOPMENT STANDARDS - Multi-Family Attached
Building Type Attached Row T own homes Podium
Maximum Building Height 45' 60' (H)
Maximum Stories (Living Area) 3 (I) 4 over garage (I)
Minimum Setbacks
Building to Collector R.O.W IS', 8' to porch or balcony IS', 8' to porch or balcony
Building to R.O.W. on other Public: IS', 8' to porch or balcony
Private/Public Streets (to back of 10',8' to porch or balcony Private: 5' minimum and 10' average,
sidewalk) 5' to porch or balcony
Living Space to Alley or Common N/A 3'
Driveway
Living Space to Open Parking 8' 12'
Garage Face to Alley Edge 3' N/A
(Drive Apron)
Rear Living Space over Garage
Minimum Offset or Maximum Cantilever 2' (F) N/A
from Face of Garage (F)
Minimum Building Separat!on (E) (A)
Garage Door to Garage Door 30' N/A
Rear Living Space over Garage I") 26' N/A
2 - 4 Story Living Space - Front It) 25' 20' minimum, 30' average
2 - 4 Story Living Space - Side IS' 20' minimum, 30' average
Porch or Balcony to Porch or Balcony 12' 14'
Other Requirements
Maximum Encroachments (A)(B) 3' 3'
Private Open Space 1'-) A) I OO-square foot patio with a 10'
minimum dimension or 50-square foot I OO-square foot patio with a 10'
upper level deck with a 5' minimum minimum dimension or 50-square foot
inside dimension; or upper level deck with a minimum
B) 40-square foot patio or deck with a inside dimension of 5'
5' minimum dimension with increased
common open space
Common Open space 1'-1 A) 50 square feet per unit with a 10'
minimum dimension; or 50 square feet per unit with a 10'
B) 100 square feet per unit with a 10'
minimum dimension with decreased minimum dimension
private open space
Parking Required Per Unit \U) I bedroom - I covered & I bedroom - I covered &
.5 uncovered guest spaces; .5 uncovered guest spaces;
2 or more bedrooms = 2 covered & 2 or more bedrooms = 2 covered
.5 uncovered guest spaces & .5 uncovered guest spaces
Corner Lot Triangulated Visibility Minimum 30' measured from face of Minimum 30' measured from face of
Easement (G) intersecting street curb lines intersecting street curb lines
2003076
VI-7
Site Development Standards
Wallis Ranch
Multi-Family Attached
Notes for Site Development Standards (see previous page)
(A) Encroachments shall be allowed to project up to three feet into
building separations and must be at least 36 inches from property
lines (or comply with U.B.C. Standards, whichever is more
restrictive) See item (B) below.
(B) Encroachments include: Roof overhangs, eaves, architectural
projections, fireplaces, log storage, media niches, balconies, bay
windows, window boxes, exterior stairs, second floor overhangs,
decks, porches, trellis, and air conditioning equipment - providing the
equipment is screened from off-site view. Air conditioning units
cannot be in front yards unless no other option exists. All utilities
are to be screened from off-site view via walls, enclosures, roof
placement, etc. See item (A) above.
(C) An average of 50 square feet of common open space shall be
provided for each dwelling unit in addition to the private open space
requirement. The minimum dimension of any space satisfying this
standard is ten feet. This common open space shall be improved for
either passive or active use.
(D) On-street parking can be counted toward number of required guest
spaces. Tandem parking is permitted inside structures.
(E) Where two different building heights are adjacent, taller building
controls separation.
(F) Upper story living area over garages may be recessed a minimum of
two feet or encroach up to two feet into driveway length or garage
setback.
(G) Minimum 30-foot triangulated visibility easement on front and side
streets measured from the face of intersecting street curb lines. No
structures or shrubs/groundcovers over 30 inches in height allowed.
(See diagrams on the following pages).
(H) Excludes appurtenances such as elevator shafts, uninhabitable
towers, and penthouse units.
(I) The first of each plan constructed with three floors shall be surveyed
for actual square footage of the third floor to confirm that the upper
level is less than 500 square feet and does not require secondary
egress. Certification shall be provided to the City of Dublin Building
Division prior to the insulation of the selected units. At the option
of the Building Official, the City may select other units for review at
the time of the third floor inspection. If any unit is determined by
the City to be over 500 square feet, the developer shall have said
unit surveyed.
2003076
VI-8
Site Development Standards
Wallis Ranch
MULTI-FAMILY ATTACHED SITE DEVELOPMENT STANDARDS
~
2' minimum recess or
maximum C8Il/8/i_ ~ Alley
seoond-stoIy /Mng
space tium face at garage
30'
-
Q)
~
US
10' or 15'
I
30'
+ t
~
~
Street
10'
r
I
Attached Row Townhomes
Typical Plotting Concept
till LIVING AREA OVER GARAGE
~ SECOND STORY MASSING
lliiJ USABLE PRIVATE YARD MINIMUM AREA
13 TRAFFIC VISIBILITY AREA
Note: Typical prototype plotting concepts above are representative only - not intended to be mandated IB)IOUt All setbacks shown are minimums.
Figure 82
2003076
VI-9
Site Development Standards
Wallis Ranch
MULTI-FAMILY ATTACHED SITE DEVELOPMENT STANDARDS
~ SECOND STORY OR HIGHER MASSING
~
EJ
[!]
USABLE PRIVATE YARD MINIMUM AREA Podium Stacked
Townhomes and Flats
Typical Plotting Concept
PARKWAY
PRIMARY ENTRY
--
(I)
e
Ci5
Minimum privalB open
space 100 squatB fa'" with
a min. 10' dim8llsion or
50 squalB fget upper deck
with a min. dimension of 5'
Note: TypIcal prototype plotting concepts above are representa1ive only - not Intended 10 be mandated layout. All selbacks shown are minimums.
Figure 83
2003076
VI-IO
Site Development Standards
Wallis Ranch
ARCHITECTURAL DESIGN
STANDARDS
NEIGHBORHOOD DESIGN
Neighborhood Plotting and Massing
One important goal for the neighborhoods of Wallis Ranch is the
creation of 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 single-family homes. In
multi-family projects, attention to architectural details and building
composition will help to achieve the desired result. This and the
following section list 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 a quality neighborhood.
The following are some of the techniques which when utilized will add
variety to the street scene:
Open corner lots through plan selection and reduced building
heights.
Vary building setbacks.
Give attention to the composition of building mass.
Design lower height architectural details on multi-story buildings.
Step back second stories where appropriate.
Minimize the visual impact of the garage and parking.
Incorporate and maximize connections and views of parks, amenities
and open spaces into the neighborhood design where feasible.
Treatment of Corner Conditions
The treatment of corner conditions is key to a successful site plan.
All buildings occupying corner lots shall be designed and placed so that:
For single-family homes, if grading and circulation permits, the
driveway and garage are placed against the interior side yard or
accessed from the side street at the rear of the lot.
A clear line of site area measured 30 feet from the face of curb of
each intersecting street is maintained at the corner (refer to Section
II: Site Development Standards).
The building wall adjacent to the exterior side yard is as short as
practical.
The exterior side and front yard setbacks are maximized.
2003076
VII-I
Architectural Design Standards
Wallis Ranch
Clustering Homes
Clustered housing is an innovative planning technique, which creates a
pedestrian friendly scenario and opportunities for pedestrian interaction.
By clustering driveway access off of a main drive aisle rather than a
neighborhood street, fewer curb cuts are required. Clustered housing is
encouraged in higher density single-family detached neighborhoods.
Alleys
Alley conditions should be well designed and considered as any other
pedestrian or vehicular circulation. Alley design should enhance the
overall community environment, the individual homeowners living
experience and maintain the same design standards for selected housing
types as addressed in these guidelines.
Provide for landscape pockets along alley edges to prevent a
continuous hardscape environment.
Where appropriate,. vary the alley paving surface by introducing
visual breaks such as paving stamp patterns, varied paving materials
or color changes.
Encourage architectural massing variety in plan and elevation to
avoid a canyon effect.
Neighborhood Profiles
Rows of buildings seen from 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 rooflines instead of the
surface treatment or materials. In these circumstances:
Maximize the rear or side yard setback.
Design the rear elevation and roof forms to provide diversity.
(Refer to Section II: Site Development Standards for specific setback
requirements).
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. Single-family
home plans shall differ based on rear roof framing so that rear roofs
appear different in form. There shall be a combination of shed, hip and
gables, etc. as seen from adjacent streets.
Areas of particular concern include those in Wallis Ranch neighborhoods
that are adjacent to the Creek Corridor open space and visible from
T assajara Road.
Encroachments
Placement of sheds and air conditioners shall be controlled to insure
accessibility for public safety agencies and visual aesthetics. The following
2003076
VII-2
Architectural Design Standards
Wallis Ranch
encroachments may project into building setbacks (all non-fire rated
encroachments must be at least thirty inches from property lines):
Eaves, architectural projections, fireplaces, log storage, entertainment
niches, balconies, exterior stairs, bay windows, window boxes, decks,
trash storage units and air conditioning equipment. All utilities are to be
screened via walls, enclosures, roof placement, etc. Local fire authority
standards, which may exceed those stated here, must be adhered to.
Refer to the Section II: Site Development Standards for specific
requirements on encroachments.
Privacy
Privacy is an important element to consider in neighborhood design.
Innovative site planning techniques should be utilized to promote privacy
while enhancing social opportunities in residential neighborhoods.
Window placement should be designed to minimize visual intrusion on
neighbors' windows and yards. Innovative architectural and site design
techniques, including landscaping should be utilized where appropriate to
protect privacy for residents.
BUILDING MASS AND FORM
Residential Massing
Exterior building mass and form has an impact on the street scene and
can be designed to create street character and style. Architects should
design buildings with elements that may be adjusted as they relate to
corner conditions, adjacent units, setbacks and the relationship of the
building to the street. Stepped or varied massing can also help to
decrease perceived density where appropriate.
A technique for creating a sense of variety within a neighborhood is to
vary the heights and forms of the buildings. Where appropriate, this can
be accomplished by using a combination of single-story and multi-story
elements or buildings and staggering the massing. It is preferable to use
lower story elements on fronts and outside edges of corner buildings to
provide a transition from taller, upper story vertical planes to the
horizontal planes of sidewalk and street. Introducing an intermediate
transition in height of buildings helps to improve the visual relationship
between them.
Architectural Form
Building mass is typically designed to reflect interior uses, create a
positive relationship with adjacent buildings and land uses, 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.
Sculpting major chimney forms.
2003076
VII-3
Architectural Design Standards
Wallis Ranch
Utilizing dormers, bay windows awnings and other architectural
projections.
Designing detailed porch/entry projections or courtyards.
Single-Story Architectural Elements - Single-Family Detached,
Conventional in Neighborhoods of 5,000 square foot and
greater lots
Single-story architectural elements placed on the front or side of
buildings provide a transitional step between a two-story building and the
sidewalk level, helping to create a sense of pedestrian scale. In Single-
Family Detached, Conventional neighborhoods, at least one plan in the
architectural plan package shall include a significant single-story element.
The use of this plan or one that allows the addition of a single-story
element is required for corner lots.
Significant single-story architectural elements include:
A single-story room of interior living space.
A front or wraparound porch when appropriate to the'architectural
style. See additional porch requirements in Section V: Single-Family
Architectur91 Treatment.
Extended entry alcove.
A single-story garage if located at the exterior side of the home.
Other enhancements that help to reduce the scale of buildings include:
Enhanced trim and details to emphasize doors and windows
Unique window treatments including shutters, awnings, false
shuttered windows, louvered vents, horizontal banding, etc.
Single-story elements and enhancements shall be appropriate to the
architectural style of the building as described in Section VI: Architectural
Style Guidelines.
Multiple Story Building Articulation - Multi-Family Attached
One way to lessen the height impact of multiple story buildings is to
incorporate style-appropriate, significant lower height architectural
elements. See Section VI: Architectural Style Guidelines for a description
of style-appropriate elements. Stepping the second-story mass, where
appropriate to the architectural style, may be used to improve the street
scene and create opportunities for balconies and decks. It is desirable to
treat the building form as a series of interlocking masses rather than a
box. The intent is to provide a pleasing variety in the street scene using a
combination of massing forms and heights.
Balconies
The design of balconies as part of the building fa-;:ade is encouraged in
some architectural styles for both aesthetic and practical reasons. As
well as providing outdoor living areas and elevated private spaces for
2003076
VII-4
Architectural Design Standards
Wallis Ranch
individual homes, they are useful in breaking up wall planes, offsetting
floors, creating human scale and adding visual interest.
Balconies may be recessed into the mass of the building or utilized as
a projecting element. They may be covered or open.
Design balconies as an integral element, with details, eaves, supports,
and railings, in keeping with the overall architectural style of the
building.
Avoid designing plans that place multiple balconies side by side.
Materials
All materials shall extend to the ground with no exposed foundations.
Materials shall be placed a maximum of two inches from adjacent
concrete, four inches from adjacent finished grade if stone or other
impervious material is applied or six inches from adjacent finished grade
if wood, wood composition, board and batten or other similar siding is
applied.
In some instances, not all elevations may be illustrated in the
architectural review submittal application. Where this occurs, materials
on "blind" or non-illustrated elevations are expected to continue the
colors and materials illustrated on approved facades. Materials can then
change at the nearest perpendicular wall or change of plane.
2003076
VII-S
Architectural Design Standards
Wallis Ranch
MULTI-FAMILY ATTACHED HOMES
ARCHITECTURAL TREATMENT
ELEVATION TREATMENT
By the very nature of the building types and arrangements, attached
home neighborhoods are much like small villages, or communities. Each
neighborhood should be designed for compatibility within itself, using a
blend of building types, compatible architectural styles and a tastefully
balanced palette of colors and materials to avoid clashing and achieve a
restful uniformity within each community.
Proper visual balance and a sense of cohesiveness create a successful
neighborhood design. All elements, materials and colors shall be
appropriate to the architectural style. Siding materials shall be ended at
inside corners or massing elements and finished with architectural details.
They shall be brought down to within two inches from adjacent
concrete, four inches from adjacent finished grade if stone or other
impervious material is applied or six inches from adjacent finished grade if
wood, wood composition, board and batten or other: similar siding is
applied. Elevations shall be designed and articulated consistently with
requirements in Section VI: Architectural Style Guidelines 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 for creating shadows.
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 may be stepped both horizontally and vertically to help break
up the overall mass of a building. A stepped form is also effective in
creating a transition between stories, vertically, or between spaces,
horizontally, such as a recessed entry space. Desired changes in material
best occur at such a step.
2003076
VIII-I
Multifamily Attached
Architectural Treatment
Wallis Ranch
Architectural Plan and Style Mix
One key to the success of a multi-family community is the selection of a
vocabulary and theme. For multi-family neighborhoods, the following
architectural style mix and plan requirements must be met:
In each neighborhood provide:
A minimum of two plans.
A minimum of I architectural style for "Podium" projects and a
minimum of two architectural styles for "Row Townhome" projects.
A minimum of two different color schemes per architectural style.
The use of style-appropriate materials and color schemes helps to
achieve a unified neighborhood with some variety with identical plans and
elevations. It is the intent to avoid an overall monotonous color scheme
through the use of a selected neighborhood color and materials palette.
Color schemes and materials shall be selected which relate to the
neighborhood theme and styles, which are shown in the Section VI:
Architectura/,Sty/e Guidelines of this document.
Podium Courtyards
Courtyard gardens within podium buildings should contribute to the
recreation opportunities and needs for open space for the residents of
these higher density neighborhoods. They should optimize daylight
access, views and privacy for each unit facing into them. Where feasible,
courtyard gardens should provide enhanced landscape plantings. Building
massing enclosing courtyards should vary and provide openings for views
to entry courts, other open spaces, and other buildings. Podium
courtyards should be connected to the pedestrian network to maximize
recreation access and connectivity.
Entry Statement
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.
Articulation of Building Elevations
Interior Conditions
The tendency to "build out" to the maximum building envelope without
articulated treatment on wall planes shall be avoided. Large, blank
expanses of walls, with a box-like appearance and without vertical or
horizontal relief are not desirable. The following suggests a number of
ways to prevent this.
One solution is to create single-story projections at entries and porches.
Another option is to improve the articulation of the plan forms by
offsetting upper floor wall planes. Designers should recess or project the
plan and elevation to enhance usable and accessible private and common
2003076
VIII-2
Multifamily Attached
Architectural Treatment
Wallis Ranch
open space. It is also desirable (when within the limits of economic
reality) that all four building elevations share common materials and
degrees of articulation.
Elevations within Public View
The sides of multi-family buildings oriented toward streets or gathering
areas are highly visible from surrounding areas. They must be treated
with adequate articulation, materials and color in keeping with their
individual architectural styles to enhance their appearance.
Roof Considerations
Roof Pitch
The principal roof forms shall have a minimum roof pitch of 3 Y2: 12 or
greater depending upon the architectural style as described in Section VI:
Architectural Style Guidelines. A single roof pitch should be used on
opposite sides of a ridge. Shallow pitches tend to lessen the apparent
building mass.
Roof Types
The use of different roof types will add variety and interest to the street
scene. Changing the roof form on a given building is the best method of
creating alternative elevations. However, the roof characteristics should
be consistent with whichever architectural style might be chosen.
Acceptable Roof Types
There is no single type or form of roof that is preferred. Hip, gable and
sheds may within reason be used separately or together on the same
roof. Repetitious gable ends should be avoided. Roof forms with
features such as dormers and cupolas, or pitch changes at a porch or
projection are encouraged.
Inappropriate Roof Types
Roof forms having dual pitches such as Gambrel or Mansard shall not be
used. Asphalt shingles are also not permitted.
Design of Rakes and Eaves
The designer may choose from a variety of parapet, 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 have at least a 4x lumber dimension.
2003076
VIII-3
Multifamily Attached
Architectural Treatment
Wallis Ranch
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.
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 ridgeline should be at
least 18 inches in order to create visual impact and allow for adequate
construction of weatherproofing.
Solar Panels
Solar panels should be located in the least visible locations where
possible. In the case of roof installations, the panels should be integrated
into the roof design. The plumbing shall not be exposed and the
equipment must be ericlosed and screened fro.m publ.ic view.
ARCHITECTURAL DESIGN ELEMENTS
Facade Treatment
In the case of multi-family buildings, as all elevations are visibly exposed,
comparable levels of architectural detail and character elements shall be
provided on all sides. Special attention should be given to doors and
entry porches or patios, using enhanced trim and details to emphasize
these as primary focal points. In addition to providing sources of shade
and wind protection, unique window treatments including shutters,
awnings, etc., provide articulation of wall surfaces while contributing to
the character of the neighborhood. Other elements that help to
minimize large blank masses include false, shuttered windows, decorative
louvered vents and horizontal banding.
Corner Plans for T own home Neighborhoods
Corner plans for attached higher density town home neighborhoods may
be designed for interior conditions with the flexibility to be adapted for
corner use. Buildings located with these corner conditions should
include the following:
Front and side facade articulation using materials that wrap around
the side of the building.
A pop out side gable or added single story element, such as a wrap-
around porch or balcony.
Porches
Where a porch is included as a single-story element, it is desirable for the
following design dimensions to be present:
2003076
VI 11-4
Multifamily Attached
Architectural Treatment
Wallis Ranch
Front porches should have a minimum of five-foot depth 40 square
feet of area.
Eaves should be a minimum of 12 inches deep, as appropriate to
style.
See Section VI: Architectural Style Guidelines in this document for guidance
regarding style-appropriate elements, colors and materials.
Refer to the Section II: Site Development Standards in this document for
setbacks.
Entries
Use or Entry Statements
The entry serves several important architectural and psychological
functions.
Identifies and frames the front doorway or main building entry.
Provides an interface between public and private spaces.
Presents an introduction to the home or building 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 front door location is not obvious or visible
because of building configuration, the entry should direct and draw the
observer in the desired path through the use of signage, lighting and
landscape.
Incorporation or 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 doorway is visually
obscured, the design can still provide the location of entrance to the
home by the use of architectural features.
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 unit and
concern should be given to the image it creates.
The entire door assembly should be treated as a single design element
including surrounding frame, molding and sidelites.
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Either single or double doors are appropriate. Typically, the door should
be covered by an overhead element, as appropriate to the architectural
style of the building. All doors shall have four inches of accent trim or be
recessed into the wall plane by four to six inches
Materials/Colors
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 sidelites, double sidelites, and
transom glass or fan windows (provided that it meets both UBC and City
of Dublin Police Services standards).
Windows
Placement and Organization
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 should
be directed to insure that window placement and organization will
positively contribute to the exterior architectural character. All
windows will feature a minimum width of four inches for foam trim, a
minimum four-by nominal lumber dimension for wood trim or be
recessed into the wall a minimum of four inches. In all cases, the
placement of the window and use of trim shall be appropriate to the
architectural style of the home. 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.
Use of Multi-Lites
Where feasible and appropriate to the architectural style, multi-lite
windows are encouraged. These styles, due to historical precedence and
their sense of quality and detail, add charm and character to an otherwise
simple facade.
Aluminum Frames
Due to cost and maintenance benefit, aluminum frame windows are the
dominant type used in merchant built multi-family buildings. Bronze
anodized frames or those complementary to the color palette may be
used while natural, silver or gold anodized frames are unacceptable.
When used, these windows shall be given extra attention to trim
detailing (four-by minimum nominal lumber dimension unless recessed) in
order to enhance their mass and appearance of structural quality.
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Use of Wood and Stucco Trim
When aluminum frame windows are used, they should be accentuated
with other design elements. These shall include wood trim, stucco
surrounds, shutters or recessed openings. Unless the window is
recessed a minimum of four inches, there shall be a minimum width of
four inches for stucco trim or a minimum nominal lumber dimension of
four-by for wood trim.
Integration 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 projections or recesses incorporated with gable, hip or shed
roof overhangs.
Consideration should be given using overhangs and projections to
shadow windows with south and west exposures.
Skylights
Skylights and roof windows are encouraged and permitted where they
are not visible from 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 framework matching
the roof or trim color.
Lower Height Elements
Lower height elements are encouraged on all buildings to establish
pedestrian scale and add variety to the street scene. This is especially
important on larger buildings where building articulation of mass is
important for the avoidance of monotonous, single planes.
On attached and multi-family buildings, there are multiple opportunities
for lower height elements such as interior living spaces, porches and
entries. Lower height elements also provide a transition from the higher
story vertical planes to the horizontal planes of sidewalk and street, and
help to provide a transition between public and private spaces.
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
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supports, and railing must be consistent with the balance of the building's
design elements or style. Concern should be given to avoid designing
balconies in plans in such a manner that they are plotted or occur side by
side.
PatiolPorch 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.
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.
Columns and Posts
It is important that both columns and posts project a substantial and
durable image. Posts should be constructed of wood, or high quality
molded polyethylene or fiberglass. Columns may be clad in masonry or
stucco. They should be square, rectangular, or round with a height of
approximately four to five times the width.
It is desirable that columns incorporate both base and capitals. Related
arches may be flat, round or segments of an arch. Other variations such
as parabolic curves are unacceptable.
Railing
The type of exterior railing used on balconies, deck and stairs, creates a
significant impact on the elevation. An extensive variety of rail types are
available including closed stucco or wood, open wrought iron and wood
picket. Choice of rail type should reflect taste and be consistent with the
chosen design vocabulary or be historically correct for the style.
Gutters and Downspouts
Exposed gutters shall be colored to match fascia material. Exposed
downspouts will be likewise colored to match the surface to which they
are attached unless natural, patina copper or bronze color is used.
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 multi-family building elevations.
Chimneys should be of unpainted masonry or the dominant wall material.
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
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capital has major visual impact against the sky and roof plane. Wood
burning fireplaces are prohibited.
Multi-family Parking
Building facades, recreation areas and open space/pedestrian areas shall
be the primary emphasis of the multi-family neighborhood as seen from
the street. Each project will incorporate interior oriented parking
solutions and design techniques listed below to enhance the architecture
of the street scene.
Locate garage and parking areas interior to the site off of interior
vehicular access roads when possible.
Where site orientation dictates alternate solutions, turn short side
of parking courts to street to avoid lengthy parking areas abutting
the street.
Distribute parking within site to provide close proximity to individual
units.
Open Guest Parking
Distributing parking spaces appropriately and identifying guest versus
tenant spaces will help to achieve adequate coverage and
convenience.
Tuck Under and Subterranean Garages
Setting the garage back in relationship to the face of the building strives
to reduce the overall visual mass of the garage. This
additional facade articulation and shadow relief. In
subterranean garages, visible openings should be
incorporated as integral elements of facade articulation.
also provides
the case of
treated and
Tuck Under Carports
This solution should be designed similarly to the tuck under garage with
added detailing above and between stalls and at wing walls to draw
attention away from the automobile.
Alley Design and Alley Facing Garages
Although alleys are often thought of as merely a transitional vehicular
area and utility space, they also provide garage and pedestrian access and
other daily uses. Alleys are often experienced by residents as the front
entries to their homes.
Therefore, designers should incorporate both functional and aesthetic
features when designing alleys. Alleys should provide a pleasant
experience for daily users by incorporating these elements:
Alley facing garages should be set back from the alley edge to
facilitate ease of vehicular movement. This setback allows a
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landscape planting area between the drive and the rear building
fa.,:ade, which will soften the area and provide interest.
Second story architecture should provide a recess or cantilever to
soften the rear building fa.,:ade as well, to prevent a "canyon-like"
effect. (See the Section II: Site Development Standards of this
document for specific information).
Building elevations facing rear alleys shall be articulated with style-
appropriate window trim, colors, and details.
Rear privacy walls and pedestrian gated entries shall be designed and
located to provide ease of access into units.
Screen trash can storage from view.
Enhance the garage door appearance by using door patterns, colors
and windows appropriate to the style of the buildings to avoid a
monotonous effect.
Optional Garage Treatments
The following optional treatments are encouraged where appropriate to
reduce or buffer the direct view of garages and garage doors from
sidewalks, streets or alleys.
Garage Door Screening Elements:
Install elements such as attached trellises beneath garage roof fascias
and/or above garage door header trims.
Span the driveway forward of the garage with an overhead trellis.
Detached or Remote Garages and Carports
Colors, materials, landscape enhancements and screening elements which
tie these facilities into the overall project design while at the same time
visually down playing them shall be utilized in the design of multi-family
projects.
Face Design
The design of the garage door face should result in a visual break up of
the expanse of the door plane while not being so excessively decorative
as to draw attention away from the building's architectural elevation.
The design of garage doors should reflect the theme or style of the
overall building design. Accent colors shall be selected which compliment
the architecture and provide visual variety along the street or alley. The
use of window elements is encouraged.
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Recessing
It is highly desirable to recess the garage door 6 to 12 inches from the
face of the building. 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.
Materials
Roll up wood panel garage doors (or composite materials that simulate
wood) are encouraged. Roll up metal doors may only be used when they
include either texture or raised panels of a "residential" nature.
Automatic garage door openers are required on all garage doors.
Windows shall be of a non-breakable plexi-glass material.
Use orTrim with Joints
Where joints occur they should be properly sealed and trimmed
appropriately in accordance with the over-all door design. The
production drawings should reflect the design intent to insure that it is.
carried out at the job site.
Further Design Considerations
The use of foam attachments as a material for architectural detailing
should not be placed in high impact areas to avoid potential damage from
cars, lawn mowers and doors.
All antennas shall be placed in attics or interiors of the building.
Elevations shall be designed to maximize style appropriate architectural
details, especially on elevations adjacent to public streets.
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SINGLE-FAMILY DETACHED ARCHITECTURAL
TREATMENT
ELEVATION TREATMENT
It is the intent of these guidelines to achieve a high quality product that
reads well from all sides. All elevations visible from public spaces should
be treated as a "front" elevation and should include enhanced articulation
along building walls. The following section provides guidance to help the
designer and builder achieve this requirement for "four-sided"
architecture.
Major Elevations
Proper visual balance and sense of cohesiveness creates a successful
housing 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 at
inside corners and at massing elements and finished with architectural
details. They shall be brought down to within two inches from adjacent
concrete, four inches from adjacent finished grade if stone or other
impervious material is applied or six inches from adjacent finished grade
if wood, wood composition, board and batten or other similar siding is
applied. Large expanses of blank walls shall be avoided. Elevations shall
be designed and articulated consistently with requirements in the Section
VI: Architectural Style Guidelines 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 give 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 draw the observer's attention
away from other elements such as the garage or a large wall plane.
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Entry Statement
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 planes will not be permitted.
MASSING AND ARTICULATION OF SIDE AND REAR
ELEVATIONS
Interior Conditions
In the case of Single-Family Detached Conventional neighborhoods, it is
not acceptable to "build out" plans to the maximum at side and rear
conditions without articulating the mass of the wall planes. This is
intended to prevent a two-story 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 front, side or 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 upper stories and side elevations of homes adjacent to streets or
publicly accessible open space areas may be visible from surrounding
areas and shall be treated in a similar manner to the front elevation. This
is particularly true of upper stories visible along parcel edges, above
fence lines and side elevations on corner lots. These elevations are
viewed in three ways: first, as seen from adjacent units, second, as semi-
public foreground with visible details as seen from adjacent streets, and
third, as distant silhouettes viewed from adjacent neighborhoods and
public areas.
It is required that front elevations and those portions of side and rear
elevations of homes that abut a street and are visible from public areas
shall substantially share common materials and degrees of articulation.
Architectural trim, design treatments and materials shall be provided as
follows:
On elevations subject to public view, provide detailing of the second
floor and/or corner lot side elevations with materials, color, window
surrounds and changes in wall planes as appropriate to style.
A minimum width of four inches for foam trim or a minimum four-by
nominal lumber dimension for wood trim shall be provided on all
windows and doors, or they shall be recessed by a minimum of four
inches.
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At minimum, second-story windows shall have break-ups called lites
that match the front elevation windows as appropriate to style.
Foam attachments, when used as a base material for architectural
detailing, should not be placed in high impact areas susceptible to
damage from cars, lawn mowers or doors.
Continue trim and accent materials well beyond the front elevations.
See individual architectural style requirements.
Homes shall be detailed in an authentic manner.
Address issues of second story privacy and human scale in design of
building plans and elevations.
For homes backing or siding onto streets, provide detailing of the
street adjacent second floor with materials, color, window
surrounds and changes in wall planes on first and second floors
where appropriate to style.
As seen from a distance, ridge lines and framing 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.
NEIGHBORHOOD DESIGN
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:
In each neighborhood provide:
A minimum of three plans.
A minimum of three elevations per plan, using a minimum of two
architectural styles per plan (See Section VI: Architectural Styles
Guidelines of this document). If only two styles are selected, the
elevations with the same architectural style shall be significantly
different in appearance.
A minimum of three different architectural styles per neighborhood
A minimum of three different color schemes per number of plans
(3x3).
For detached conventional or alley-loaded neighborhoods, the applicant
has the ability, where possible and with City approval, to construct up to
40 percent of a single floor plan within the subdivision. Individual floor
plans may be placed next to or across the street from each other.
However, only a maximum two of the same individual floor plans may be
plotted next to each other. Additionally, if two of the same individual
floor plans are plotted next to each other, the same individual floor plan
shall not be plotted across the street from the two. In no case will the
same architectural style or color scheme be allowed next to or across
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the street from each other, unless they are a different individual floor
plan.
For motor court cluster product neighborhoods, in no case shall the
same architectural style elevation be used on more than two of the three
near-located units. The same color scheme shall not be permitted next
to or across the street from each other, unless they are a different
individual floor plan. Within the same court, the two front units shall be
a different architectural style. Where the same architectural style occurs
in the front units of adjacent clusters, the units shall be of a different
color scheme.
The applicant shall provide a master plotting plan for the current and
previous phases of development at the same time the individual plot
plans for each lot and/or phase are submitted to assure compliance with
the above-referenced note.
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 Section VI: Architectural Style
Guidelines of this document.
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 five-
foot range are useful in that they optimize density and affordability of a
site. Various design and plotting techniques can successfully overcome
concerns such as privacy, adjacency and accessibility.
Typically, side yards are a minimum of five feet with ten feet of building
separation to allow for the placement of fireplaces on the side yard and
eave overhang of the roof while maintaining building separation criteria.
Where setbacks are less than five feet, extra attention must be paid to
location of such encroachments to comply with applicable codes. See
Section II: Site Development Standards for specific side yard setback
requirements.
Plans shall be designed with windows strategically placed to 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.
Corner Homes
Neighborhood quality is enhanced by the addition of a building 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
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typically found on front elevations. While the following standards apply
more closely to neighborhood of lot sizes 5,000 square feet and greater,
some of the following are applicable to motor court cluster and alley
loaded product.
With the exception of the identified and approved plan for
Neighborhood I, the use of the same plan on every corner is prohibited.
The intent is to provide a pleasing variety in the street scene using a
combination of massing forms and heights.
Homes located on corner lots within conventional neighborhoods of lot
sizes 5,000 square feet and greater. require the following:
Front and side facade articulation using materials that wrap around
the side of the home
A significant single-story architectural element of interior space at
the front corner of the plan or a wrap-around porch (see porch
requirements below) as appropriate to the architectural style
Garage placement that allows the option of entry from the side
street - where garage is mid to deep recessed, and is permitted on
lots with acceptable grades.
Homes located on corner lots within motor court and alley loaded
neighborhoods require the following:
Front and side facade articulation using materials that wrap around
the side of the home
Enhanced articulation and materials of side street elevations
Porch Requirements
In addition to homes on corner lots, porches help to articulate the front
fac;:ade of the house and provide interesting streets. Single-Family
Detached Conventional neighborhoods where lots are 5,000 square feet
and greater shall provide:
Front porches on 33 percent of the homes on a street with a
minimum of six-foot depth and cover at least one-half the width of
the front living area facade.
Side porches (when used on corner lots) with a minimum of 5 feet in
depth and 12 feet in length, measured from the front corner of the
porch.
Eaves with a minimum exposed dimension of 12 inches where
appropriate to style.
All other Single-Family Detached neighborhoods (Alley-Loaded and
Motor Court) shall provide:
Front porches on 33 percent of the homes on a street with a
minimum 5-foot depth and 40 square feet in area.
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Side porches (when used on corner lots) with a minimum of 5 feet in
depth and 12 feet in length, measured from the front corner of the
porch.
Eaves with a minimum exposed dimension of 12 inches where
appropriate to style.
See Section VI: Architectural Style Guidelines of this document for guidance
regarding style-appropriate elements, colors and materials.
Refer to Section II: Site Development Standards for setback requirements.
Garage Criteria
The home and the yard, rather than the garage, should be the primary
emphasis of the elevation as seen from the street. In order to achieve
this, the following standards are required:
The use of front-facing, three-car garages is limited to one plan per
neighborhood and only appropriate in low-density neighborhoods
with lots sized at 5,000 square feet or greater. These garage doors
shall be separated by a two-foot minimum offset between the single
door and double door opening. When three single door openings
exist, each shall be separated by a one-foot minimum offset between
each door.
Swing-in garages are limited to lots 55 feet wide or greater.
All single-family detached and attached homes with garage doors are
required to have both automatic garage door openers and "roll up"
doors.
With the exception of lots on 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 or reflected by the units directly across
the street.
At least 55 percent of garages within single-family conventional
neighborhoods shall be at least five feet behind the front facelliving
space of the home - except swing-in garages. See Section II: Site
Development Standards for setbacks.
Vary garage door surface patterns appearance with style appropriate
designs and windows.
Vary garage placement from plan to plan in single-family conventional
neighborhoods.
Alternate plans with different garage types when plotting adjacent
homes, as practical.
Incorporate the garage into 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 feet behind the
primary front facade on one plan.
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For single-family conventional neighborhoods, where the garage face
is located closer than 25 feet to the front or street side property
line, at least 50 percent of the living area above the garage shall be
recessed a minimum of three feet from the garage face.
Garage Variations
I. Recessed - (may be detached).
2. Corner with side street entry (where appropriate for slope
conditions (may be detached).
3. Swing-in - limited to a maximum of 45% of units in each
neighborhood (or one plan per package) when lot width permits.
4. Forward garages
5. Three-car front-facing garages.
6. Alley facing garages.
I. Recessed Garage
This type of garage shall be located a minimum of five feet behind the
front elevation/ living space. Additional garage treatments are
encouraged to further reduce the impact of the garage door.
Detached Recessed Garages
Detached garages may be deep recessed or located around the
corner with side street entry access when driveway slope conditions
are acceptable. 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. Where front-facing, long driveways
exist, they should be improved by adding texture, a pattern or with a
landscape 'ribbon' driveway.
2. Corner with Side-Street Entry Garage
This garage placement allows the option of entering from the side
street, thereby eliminating the garage and driveway from the front
face of the house.
3. Swing-In Garage
This garage placement is limited to a maximum of 45 percent of
homes in Low Density neighborhoods. Swing-in garages greatly
reduce the impact of garage door faces on the streets cape. The
resulting front-facing garage wall shall be articulated with the same
level of detail as the front far;ade of the home including windows,
trim, etc. Swing-in garages are prohibited on lots less than 55' wide.
4. Forward Garage
Forward garages are located in front the living space of the house
and can be used to create a courtyard element in front of the house.
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In all cases, th~ garage shall cOlT1ply with the front,facing setback
standards set forth in Section II: Site Development Standards in this
document. Forward garages will also incorporate these elements:
The garage shall project a minimum of three feet in front of
the living area of the home, and shall not project more than
5 feet in front of the living area of the home.
When a plan with a forward garage is used, the home shall
have a porch extending in front of the garage or a courtyard
wall, where appropriate to architectural style and a
minimum three feet in height, enclosing a portion of the
front yard and extending at least five feet in front of the
garage.
Forward garages shall have two individual garage doors.
No more than 50% of the second-story living area above
the forward garage may extend past the recessed first-story
living area adjacent to the garage.
Additional garage treatments are encouraged to further
reduce the impact of the garage door.
S. Three-Car Front-Facing Garage Requirements
Three-car garages with all doors facing front are required to:
Be limited by one plan per neighborhood plan package.
Exist only on lots that are 5,000 square feet or greater.
Be located at least five feet behind the front fa~ade of the
home (living space).
Follow all other standard garage requirements.
When a three-car front-facing garage is used, in addition to standard
garage requirements it shall provide at least one of the following
additional front-facing plan requirements:
I. Provide and offset a single door at least two feet from a double
door.
2. Provide three single garage doors each separated by at least one
foot.
Additional garage placements and/or treatments are highly
encouraged to reduce the impact of a three-car front-facing garage
on the street scene. These include:
Providing a minimum six-foot deep by ten-foot wide porch
forward of all garages.
Constructing the additional car bay in tandem behind the
standard two-car garage door.
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6. Alley Facing Garages
Although alleys are often thought of as merely a transitional
vehicular area and utility space, they also provide garage and
pedestrian access and other daily uses. Alleys are often experienced
by homeowners as the front entries to their homes.
Therefore, designers should consider both functional and aesthetic
issues when designing alleys. Alleys should provide a pleasant
experience for daily users by incorporating these elements:
Alley facing garages should be set back from the alley edge to
facilitate ease of vehicular movement. This setback allows a
planting area between the drive and the rear building fac;ade,
which will soften the area and give it some life.
Second-story architecture should provide a recess or cantilever
to soften the rear building fac;ade as well, to prevent a "canyon-
like" effect. (See Section II: Site Development Standards of this
document for specific information).
Building elevations in the rear shall be articulated with style-
appropriate window trim, colors, and details.
Rear privacy walls and pedestrian gated entries shall be designed
and located to provide ease of access to the rear yard.
Screen trash can storage from view.
Vary the garage door appearance by using door patterns, colors
and windows appropriate to the individual architectural style of
the home at provide some individual identity to the homes, and
avoid a monotonous effect.
Optional Garage Treatments
The following optional treatments are highly encouraged where
appropriate to reduce or buffer the direct view of all garages and garage
doors from sidewalks, streets or alleys.
Porte Cochere:
A recessed garage plan with a porte 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 trellises 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.
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ROOF CONSIDERATIONS
Roof Forms
Homes seen from 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 ridgelines 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 ridgelines.
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 shall not be
used. Flat roofs are not permitted. Asphalt shingles are also not
permitted.
Allowable Roof Pitch
The principal roof forms shall have a minimum roof pitch of 3 112: 12 or
higher depending upon the architectural style as described in Section VI:
Architectural Style Guidelines. A single roof pitch should be used on
opposite sides of a ridge.
Design of Rakes and Eaves
The designer may choose from 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.
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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 a four-by dimension.
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 from the roof in both pitch and
material.
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 ridgeline should be at
least 18 inches in order to create visual impact and allow for adequate
construction of weatherproofing.
ARCHITECTURAL DESIGN ELEMENTS
The following sections provide guidance concerning specific elements of
residences such as entries, doors, windows and garages.
Entries
Use of Entry Statements
The entry serves several important architectural and psychological
functions:
Identifies and frames the front doorway.
Provides an interface between public and private spaces
Provides an introduction to the home while creating an initial
impression.
Placement and Visibility
The entry should be designed and located so as to readily emphasize its
prime functions. Front door locations should be obvious or visible
because of building configuration and should direct and draw the
observer in the desired path. When appropriate to the architectural
style of the building, the integration of front courtyards into the entry is
encouraged as a tool for creating a strong entry. The design of the entry
in merchant built housing shall be strong enough to mitigate the impact
of the garage on the facade.
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Incorporation or 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 has an
important function as a semi-private transition between the public
walkway and the private interior as well as an occasional outdoor activity
space. Even when the entry visually obscures the door, it still announces
its presence.
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 frame, molding and glass sidelites, if
present.
Typically, the door should be covered by an overhead element or
recessed into the wall plane.
Doors shall be trimmed by a minimum width of four inches for foam
trim or a minimum four-by nominal lumber dimension for wood
trim, or be recessed into the wall a minimum of four inches
Materials/Colors
Traditionally, wood or wood appearance 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 sidelites, double sidelites,
transom glass or fan windows (provided that it meets UBC Standards).
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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 Organization
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 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 front 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 framed, colorized 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
will feature a minimum width of four inches for foam trim, a minimum
four-by nominal lumber dimension for wood trim or be recessed into the
wall a minimum of four inches. In all cases, the placement of the window
and use of trim shall be appropriate to the architectural style of the
home as described in Section VI: Architectural Style Guidelines of this
document.
Use of Wood and Stucco Trim
When aluminum frame windows are used, they shall be surrounded or
trimmed with other design elements. These may include wood or
cementitious simulated wood trim (minimum nominal lumber dimension
of four-by), stucco surrounds (minimum four inches wide) and shutters
or recessed openings (minimum four inches) as appropriate to the
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architectural style. The use of foam attachments as a detailing material is
restricted to upper levels on the elevation to avoid potential for damage.
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 applicable to all elevations and will be enforced through the design
review process.
Integration with Roor 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.
Consideration should be given to using deep overhangs and projections
to shadow windows with south and west exposures where setbacks
allow.
Skylights
Skylights and roof windows are permitted where they are not visible
from 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 bronze with the framework 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. Care should be given to avoid placing homes
adjacent to others where balconies will occur side by side.
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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 projects out from the main wall of the building.
Locations of exterior stairs are permitted on the side or rear of the
home or garage except on facades that side or back onto public streets.
Applicable setbacks shall be maintained.
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 six inches in
diameter, and may be built up from multiple pieces. Use of four-inch
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 inches wide with a height of approximately four to five
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.
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 an exposed side or a rear elevation.
Chimneys should be constructed of style-appropriate materials as
described in Section VI: Architeaural Styles Guidelines 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 has major visual impact against the sky and roof plane. Attention
should be given to the building codes and City setback requirements.
Wood burning fireplaces are prohibited.
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Garages and Garage Doors
Materials
"Roll up" garage doors shall be used on all single-family and attached
homes. 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 that
breaks up the expanse of the door plane while not being so excessively
decorative as to draw attention away from the architectural elevation.
Recessing
Garage doors shall be recessed a minimum of 12 inches from 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. This creates an emphasis on the architectural style of the home
while minimizing the impact of the garage.
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. 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 Section IV:
Architectural Style Guidelines of this document. Prefabricated metal or
vinyl sheds are allowed if they are at or less than six feet in height. All
such structures must be screened from view where adjacent to public
streets or open space areas.
Mechanical Equipment
Mechanical equipment should not detract from the architectural design
of the home. Special care should be taken to ensure that all mechanical
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equipment including junction boxes, trash receptacles and air
conditioners are properly screened from public view via walls,
enclosures, etc.
. Air conditioning units shall not be placed in the front yard.
Ground mounted air conditioning units shall be located behind
side yard privacy return walls.
. Mechanical equipment such as air conditioners, heaters,
evaporative coolers, television and radio antennas and other
devises should not be mounted on roofs. 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.
. Mechanical devices such as exhaust fans, vents and pipes should
be painted to match roof surfaces.
. The placement of mechanical equipment within side yards
should not restrict pedestrian access in emergency situations.
Mechanical equipment may..be accommodated within the rear
yard with minimal impact on yard use and layout.
Further Design Considerations
Canvas awnings may be permitted with moderation and as appropriate to
building style. Refer to individual style color palettes for criteria.
Conventional metal awnings are prohibited.
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ARCHITECTURAL STYLE GUIDELINES
PURPOSE
The goal of these architectural guidelines is to provide more
specific design guidance for the residential architectural styles to
be used in Dublin Ranch West. They have been developed to
establish a high level of architectural quality, to assure both variety
and compatibility and to enhance the overall community value.
The goal for the neighborhoods of Dublin Ranch West is to
promote both visual harmony and variety in a community setting
achieved by utilizing a number of compatible traditional and
contemporary styles and through architectural innovation.
Builders will select from the architectural palette described herein
to create their own combinations of neighborhood styles, plans
and colors. Each neighborhood will eventually develop a unique
character within the overall image of the community. Dublin
Ranch West will remain unified through the implementation of an
overall plan for landscaping, signs and entry monumentation.
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RESIDENTIAL ARCHITECTURAL STYLES
Dublin Ranch West represents an opportunity to develop a
unique community combining the most positive aspects of a
master planned development with the most favorable building
types and styles typically derived from long established
neighborhoods. These guidelines are based on the prior learning
curves of earlier planned communities and can thus implement the
successes achieved while avoiding the negative aspects sometimes
created.
Key to a successful project is the development of an appropriate
architectural vocabulary and theme, which avoids two ordinary
pitfalls found occasionally in some residential developments. One
of these is the selection of a single "trendy" style which when
used everywhere is monotonous, repetitious and, as a result,
quickly becomes dated. The other extreme to be avoided is the
combination of strongly contradictory styles and incompatible
designs, which lead to visual chaos.
To achieve a successful middle ground, it is the intent for Dublin
Ranch West to become a quality living environment with an
identifiable visual character that establishes itself at the community
entry and community facilities, is maintained along the major
roadways, and carries through to the neighborhood entries and
individual homes. The goal is to provide both variety and
compatibility while creating a sense of familiarity. The styles
selected convey a sense of classic character and an opportunity to
develop a high quality neighborhood environment.
For concept and inspiration, we have turned to the greater Dublin
area's architectural past. In small towns of both the East Bay and
the Central Valley, one finds attractive established neighborhoods
composed of homes built during the opening decades of the past
century. These neighborhoods consist of a mixture of interesting
and different, yet compatible styles. From among these "period"
or eclectic styles, we have selected those, which are not only
attractive and compatible, but can also be reasonably integrated
into a modern merchant-built home.
These styles are:
American Farmhouse/National Folk
Craftsman
ltalianate /Italian Revival
Monterey
Shingle
Spanish
These closely associated architectural styles have each evolved in
California since the turn of the 20th century and examples are
well represented in the East Bay and Central Valley area. Their
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inherent attractiveness, informality and sense of elegance have
enabled these styles to remain popular over a long period of time.
All styles shown here possess characteristics that the designer and
builder shall consider when choosing a desired style or image.
Specifically, the styles:
Are visually compatible with each other.
Possess general market appeal and community acceptance.
Can be successfully expressed in a modern merchant-built
home.
Are capable of authentic interpretation and variation.
Have a historic background and precedence in the East Bay
and Central Valley area.
The following sections will address each style, defining those
elements that are characteristic. The text and graphics are
intended to provide specific direction, guidance and authentic
inspiration to the builders and architects as they design today's
interpretations of these 'historic styles.
It is not the intent of these guidelines to permit any false front
architectural design. All sides of the building shall be articulated
and consistent with the specific style selected for the residence.
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American Farmhouse/National Folk
Historical Precedent
The American Farmhouse/National Folk style represents a
practical and picturesque country house. Its beginnings are
traced to both Colonial and Cape Cod styles begun in New
England. As the American Frontier moved westward, the
American Farmhouse/National Folk styles evolved according
to availability of materials and technological advancements,
such as balloon framing.
Predominant features of the style are large front and/or
wrapped porches with a variety of wood columns and railings.
Porches are used to create outdoor space as well as
providing single story elements at the front elevations. Two
story massing, dormers and symmetrical elevations occur
most often on the New England Farmhouse variations. The
asymmetrical, casual cottage look, with a more decorated
appearance, is typical of the Midwest American Farmhouse.
Roof ornamentation is a characteristic detail including
cupolas, weathervanes and dovecotes.
The National Folk variation of American Farmhouse also
consists of two-story massing, and often features a low-
pitched, hipped or shed porch. The entire structure was
commonly built as a unit with a roof ridge of uniform height.
National Folk were often relatively large and complex balloon
framed houses. Most were built in an era when the railroads
provided an abundance of lumber, which allowed for board
and batter wood siding.
Design Characteristics
The following design characteristics provide the essentials for
massing, scale, proportion, building materials, and details.
For this style they are identified as:
.
One and two story massing.
Large front porches.
Predominantly gabled roof with occasional hipped roofs.
Primarily wood or other high quality simulated wood'
siding.
Wood shutters and substantial wood or other high
CJuality simulated wood window trim.
.
.
.
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Design Details
The application of design details will enhance the character
and authenticity of this architectural style. Those identified
below are appropriate design details for the American
Farmhouse/National Folk style.
. Enhanced porch columns and rails with shaped wood
balustrades or pickets.
. Barge board trim in gable ends.
. Pot shelves under primary accent windows only.
. Cupolas, weathervanes or dovecotes as character details.
Design Requirements
Farmhouse/National Folk:
For
American
The following design requirements and details further define
the character for this architectural style. Each style will be
reviewed and approved based on the following criteria.
Elements and details, which vary or detract from the
historical context, shall not be accepted.
Roof Pitch:
Main roof - 4: 12 to 8: 12; secondary roofs - 4: 12 to 8: 12. This
style will have one and two story massing with simple gabled
roofs and some side hip or shed roofs occurring at the first
floor porch.
Roof Material:
Concrete tile with a shingle appearance.
Overhangs:
12 to 24 inches standard.
Siding:
Wrapped wood or wood appearing siding should be the
predominant material used on all elevations. Stucco may be
used to provide variation.
Chimneys:
Chimneys shall be faced with stone or brick or stucco with a
simple cap.
Stucco Finish:
Smooth to light stucco finish.
Brick and Stone:
Appropriate for use on chimneys.
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Balconies:
Are permitted. Where used, they should recess into the
mass of the building and not project beyond the building
plane.
Porches:
Front porches are required on the front elevation and
encouraged to wrap around the side on corner-plotted
homes.
Window Treatments:
Wood or other high quality simulated wood trim shall be
used on all windows. Windows shall have a minimum width
of four inches for foam trim, a minimum four-by nominal
lumber dimension for wood trim or be recessed into the wall
a minimum of four inches. Shutters will be used extensively
on all elevations. Pot shelves, when used, will be used on
primary accent windows.
Entry:
The entry shall be covered with a front porch.
Doors:
The front doors shall be paneled with lites in upper half or
with sidelites. Doors have a minimum width of four inches
for foam trim, a minimum four-by nominal lumber dimension
for wood trim or be recessed into the wall a minimum of
four inches.
Garage Doors:
The garage doors shall be a roll-up type with a variety of
panel breakups to correspond with the elements of this style.
If the doors have windows they must reflect the appropriate
form for this style.
Color Palette - Siding:
White to tan or beige, light or muted shades of yellow, green,
blue, red or gray with harmonious light or contrasting dark
trim.
Color Palette - Roofs:
Reds, greens, grays and browns, natural wood tones.
Color Palette - Trim:
White to light beige on darker siding or muted tones of
browns, greens and grays where in contrast to lighter body
color.
Color Palette - Door and Shutters:
Accent colors will be dark tones of red, blue green, gray and
black or grayed shades of the same.
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Craftsman
Historical Precedent
The Craftsman style was inspired by the English Arts and
Crafts Movement of the late 19th century. Of the utmost
importance was that all exterior and interior elements
received both tasteful and "artful" attention. The movement
influenced numerous California architects such as Greene and
Greene and Bernard t-:taybeck.
The resulting Craftsman style responded with extensive built-
in elements and by treating details such as windows or
ceilings as if they were furniture. The overall affect was the
creation of a natural, warm and livable home.
The style is further characterized by the rustic texture of the
building materials, broad overhangs with exposed rafter tails
at the eaves, and trellises over the porches. The Craftsman
style evolved in California, inspired by bungalows that were
the production home of the time. This type of architecture
can be found in classic tree-lined neighborhoods throughout
California. This unique look promoted hand crafted quality;
thus the name Craftsman.
Design Characteristics
The following design characteristics provide the essentials for
massing, scale, proportion, building materials, and details for
this style. They are identified as:
. Gently pitched roofs.
Projecting gable ends and exposed rafter tails.
. Balustraded or wood columns and rails surrounding
porch.
. Porches with supporting stone or brick veneer bases.
. Siding as an accent on the base and in gable ends or as a
full-wrapped house.
. Varied blends of textures and color.
Design Details
The application of design details will enhance the character
and authenticity of this architectural style. Those identified
below are appropriate design details for the Craftsman style.
. Applied siding in eaves.
. Battered columns/pilasters at porch/entry.
. Balustrade porch.
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Design Requirements for Craftsman:
The following design requirements and details further define
the character for this architectural style. Each plan will be
reviewed and approved based on the following criteria.
Elements and details that vary or detract from the historical
context shall not be accepted.
Roof Pitch:
Main roof - 4: 12 to 6: 12; secondary roofs - 4: 12 to 8: 12.
Gables:
All gable roofs, hip roofs seldom used.
Roof Material:
Concrete tile with a shingle appearance.
Overhangs:
18 to 30 inches standard.
Siding:
Horizontal wood shingle or other high quality simulated
wood siding or stucco are used in combination with stone
veneer or combined stone & brick accents.
Stucco Finish:
Stucco, where used, will be light to medium finish.
Chimneys:
Chimneys will be faced with stone or brick veneer, siding or
stucco.
Porches:
Porches cover the front door area and a partial or full width
of the front elevation. Stone or wrapped siding pilasters
support wood upper column roof support elements.
Balconies:
Where balconies are used, they should project out over the
building plane and are articulated with wood or other high
quality simulated wood details.
Window Treatments:
Wood or other high quality simulated wood trim shall be
used on all windows. Windows shall have a minimum width
of four inches for foam trim, a minimum four-by nominal
lumber dimension for wood trim or be recessed into the wall
a minimum of four inches.
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Entry:
The entry and surrounding area are covered and contained
by the porch.
Doors:
Entry doors will be simple with rustic detail and/or multi-lite
windows with wood or other high quality simulated wood
trim surrounds. Doors shall have a minimum width of four
inches for foam trim, a minimum four-by nominal lumber
dimension for wood trim or be recessed into the wall a
minimum of four inches.
Garage Doors:
Doors shall be the roll-up type with a variety of panel break-
ups to correspond with the elements of this style. If the
doors have windows they must reflect the appropriate form
for this style.
Front Elevation:
The lines of the roof will be low and simple with wide
projecting roofs.
Color Palette - Siding, Stucco, Garage Doors:
Mid-value earth tones ranging from warm greens and browns
to warm grays, tans and ochre yellows.
Color Palette - Roofs:
Natural wood tones, darker shades of warm green, gray or
brown.
Color Palette - Trim:
In harmony with or contrast to the primary siding color,
although darker shades of brown, green and gray or accent
colors may be used on schemes with a lighter body color.
Color Palette - Doors:
Accent colors are rich, earthy shades of slate blue, olive to
mossy greens, warm rusty reds, and browns.
Color Palette - Brick and Stone:
Rustic; handmade textural appearance such as clinker brick
found on historic Craftsman homes. Brick colors range from
darker reds to browns. Stone may be smooth, rounded 'river
rock,' field stone or textural, rubble-like in appearance, but
must have the appearance of natural stone.
2003076
X-9
Architectural Style Guidelines
Wallis Ranch
Italianate I Italian Revival
Historical Precedent
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By the I 860s, Italian Revival was the most fashionable of
architectural styles in the United States. It was based on
formal, rigidly simple plan forms. ltalianate homes are
straightforward and typically symmetrical with only window
crown trim and restrained cornice moldings as
ornamentation. This style draws from the architectural
details of its rural past as well as the formal townhouses or
the stylish Villas found in the estate settings of Italy and later
in the United States.
Design Characteristics
The design characteristics provide the essentials for massing,
scale, proportion, building materials, and details for this style.
. ; They are identified as:
Two or three story massing.
Predominantly hipped roofs.
All stucco exterior.
Vertical multi-lite windows in pairs, trios or single with
squared or arched tops.
Design Details
The application of design details will enhance the character
and authenticity of this architectural style. Those identified
below are appropriate design details for the ltalianate I Italian
Revival style.
Highlighted entries and/or windows with shaped
columns and balustrades or wrought iron railings.
Detailed cornices at eave lines.
Boxed eaves.
Decorative brackets at eaves.
Quoins.
Full wrap stone veneers.
Accent awnings.
Wood shutters as accents at feature windows only.
2003076
X-IO
Architectural Style Guidelines
Wallis Ranch
Design Requirements For Italianate I Italian Revival
The following design requirements and details further define
the character for this architectural style. Each style will be
reviewed and approved based on the following criteria.
Elements and details, which vary or detract from the
historical context, shall not be accepted.
Roof Pitch:
Main roof - 4: 12 to 6: 12; secondary roofs - 4: 12 to 6: 12.
Roof Material:
'5' tile or barrel tile appearance.
Overhangs:
18 to 24 inches - standard.
Stucco siding:
Fine to medium finish stucco shall be the predominant
material used on all elevations.
Chimneys:
Are generally not expressed on wall planes. Chimneys shall
be faced with stucco with a simple cap or plain stucco with
simple or no ornamentation.
Brick & Stone:
Appropriate for full height enhancement of walls only, except
on row town homes where a wainscot effect may be used on
lower area of walls.
Balconies:
Allowed and articulated with wrought iron or concrete
balustrades.
Porches:
None - Covered entries may be expressed as an alcove or
covered arcade.
Window Treatments:
Windows shall have a minimum of four-inch wide stucco over
foam or pre-cast concrete trim or be recessed a minimum of
four inches.
Doors:
The front doors shall be paneled. Doors shall have a
minimum of four-inch wide stucco over foam or pre-cast
concrete trim or be recessed a minimum of four inches.
2003076
X-II
Architectural Style Guidelines
Wallis Ranch
Garage Doors:
The doors shall be a roll-up type with a variety of panel
breakups to correspond with style elements. If the doors
have windows they must reflect the appropriate form for this
style.
Color Palette - Stucco:
The range of color shall be from cool off-whites to beige and
light -medium earth tones.
Color Palette - Roofs:
Natural clay shades of ochre or terracotta to brown.
Color Palette - Trim:
Light to mid whites to beige or darker tones in contrast to
lighter body color.
Color Palette - Doors and Shutters:
Accent colors are grayed shades of warm reds, greens
browns and blues.
Color Palette - Brick or Stone:
Natural brick colors range from darker reds to brown. Stone
in natural grays, reds, browns and beige.
Color Palette - Wrought Iron:
Darkest shades of black, brown and gray.
2003076
X-12
Architectural Style Guidelines
Wallis Ranch
...-- --
Monterey
Historical Precedent
The Monterey style is a combination of the original Spanish
Colonial adobe construction methods with the basic two-
story New England colonial house. Prior to this innovation in
Monterey, California Spanish Colonial houses were of single
story construction.
First built by Thomas Larkin in 1835, this style introduced
two story residential construction and shingle roofs to
California. This Monterey style and its single-story
counterpart eventually had a major influence on the
development of modern architecture in the 1930s.
The style was popularized by the use of simple building forms.
Roofs featured gables or hips with broad overhangs, often
with exposed rafter tails. Shutters, balconies, verandas and
porches are integral to the Monterey character. Traditionally,
the first and second stories had distinctly different cladding
materials with siding above with stucco and/or brick below.
Design Characteristics
The design characteristics provide the essentials for massing,
scale, proportion, building materials, and details for this style.
They are identified as:
. Simple box or intersecting box massing.
. Partial or full width balconies, verandas and porches.
. Contrasting materials of stucco, brick and siding between
:,;,::.,1 first and second floors.
. French Doors opening onto balcony.
. Vertical multi-lite windows with simple trim.
Design Details
The application of design details will enhance the character
and authenticity of this architectural style. Those identified
below are appropriate design details for the Monterey style.
. Wood picket balcony railings.
. Exposed rafter tails.
.. Tile vents in gable ends.
. Window shutters.
2003076
X-13
Architectural Style Guidelines
Wallis Ranch
Design Requirements for Monterey
The following design requirements and details further define
the character for this architectural style. Each plan will be
reviewed and approved based on the following criteria.
Elements and details that vary or detract from the historical
context shall not be accepted.
Roof Pitch:
Main roof - 4: 12 to 6: 12; secondary roofs - 3 Y2: 12 to 6: 12.
Roof pitches breaking to 3 Y2: 12 over front and rear porches
or verandas may be applied. The roof usually consists of one
gable roof and one opposing gable element on all gables.
Roof Material:
Concrete tile barrel or 's' curve tile or flat concrete tile with
a shingle appearance.
Overhangs:
Overhangs shall have tight rakes and extended eaves with
exposed rafters.
Siding:
Board and batten wood or other high quality simulated wood
siding should be used to differentiate the second floors.
Stucco or brick should be used around the lower story of the
home.
Stucco Finish:
Stucco will have very little texture, smooth to light finish.
Brick:
May be used as a first story wrapping material and I or accent
on walls, chimneys, etc.
Chimneys:
The chimney will be faced with siding or stucco and brick
(whichever is used on elevation) with a simple chimney cap.
Porches:
The verandas shall be large and open with wood or other
high quality simulated wood detailing.
Balconies:
The balconies shall be an integral part of the front elevation,
spanning most of the building width with the traditional
cantilevered massing. They may also occur on the rear
elevation.
2003076
X-14
Architectural Style Guidelines
Wallis Ranch
Window Treatments:
Shutters shall be used as accents and wood or other high
quality simulated wood trim shall occur on all windows.
Windows shall have a minimum width of four inches for foam
trim, a minimum four-by nominal lumber dimension for wood
trim or be recessed into the wall a minimum of four inches.
Entry:
The entry will be recessed and under the cover of the front
balcony.
Doors:
The entry doors will be typically simple with wood or other
high quality simulated wood trim surrounds. Doors shall
have a minimum width of four inches for foam trim, a
minimum four-by nominal lumber dimension for wood trim
or be recessed into the wall a minimum of four inches.
Garage Doors:
Garage doors shall be the roll-up type with a variety of panel
break-ups to correspond with the elements of this style. If
the doors have windows they must reflect the appropriate
form for this style.
Color Palette - Siding, Stucco:
The range of color shall be from cool off-whites to beige and
light earth tones. The siding will be painted the same color as
the stucco (where applicable) with the material change
providing the contrast.
Color Palette - Roofs:
Shades of gray or terracotta to brown.
Color Palette - Trim:
Light to mid whites to beige or darker tones in contrast to
lighter body color.
Color Palette - Doors and Shutters:
Accent colors are grayed shades of warm reds, greens and
blues.
Color Palette - Brick:
Natural brick colors range from darker reds to brown.
Color Palette - Wrought Iron:
Darkest shades of black. brown and tl'3y.
2003076
X-IS
Architectural Style Guidelines
Wallis Ranch
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Historical Example
Shingle
Historical Precedent
Unlike most prominent styles, the Shingle style was first
intended as a design for informal secondary homes. These
homes popularized the areas of New York and New Jersey as
summer homes along coastal resort areas. The Shingle style
draws inspiration from other styles such as Colonial Revival
and Queen Anne. The shingle style has an sculptural and
sometimes organic quality with its weathered siding as seen in
early historical examples. The use of shingle siding over
towers, gabled dormers, and porch posts embodies this style
and creates a sense of continuous surfacing.
Design Characteristics
The design characteristics provide essentials for massing,
scale, proportion, building materials and details for this style.
They are identified as:
. Steep pitched roofs.
. Simple building massing.
. Dramatic use of windows.
. Gable ends and smooth continuous fascias.
. Continuous cladding.
. Single story porches.
. Balconies without fenestration.
. Stone or brick accent materials.
Design Details
The application of design details will enhance the character
and authenticity of this style. Those identified below are
appropriate for the Shingle style.
. Round top feature windows.
. Multi paned windows.
. Shed or gabled dormers.
. Window and door trim surrounds.
. Accent chimneys.
. Shingled or stone porch columns.
2003076
X-16
Architectural Style Guidelines
Wallis Ranch
Design Requirements for Shingle:
The following design requirements and details further define
the character for this style. Elements and details, which vary
from or detract from the historical context, are not allowed.
Roof pitch:
Main roof - 6: 12 to 10: 12; secondary roofs - 6: 12 to 10: 12.
Gables:
Forward facing and side facing.
Roof Material:
Flat concrete tile with a shake texture.
Roof overhangs:
Tight to 30 inches.
Siding materials:
Board and batten wood or other high quality simulated wood
siding with shingle appearance or stucco.
Stucco Finish:
Stucco will have very little texture, smooth to light finish.
Chimneys:
Ledger stone or brick veneers or blended veneers
Porches:
Always present in various forms.
Balconies:
Allowed - Picket railings or solid walls at edges.
Window treatment:
Windows shall have a minimum width of four inches for foam
trim, a minimum four-by nominal lumber dimension for wood
trim or be recessed into the wall a minimum of four inches.
Entries:
Recessed or covered with simple trim surrounds.
Doors:
Entry doors will be simple with rustic detail and/or multi-
paned windows with wood or other high quality simulated
wood trim surrounds. Doors shall have a minimum width of
four inches for foam trim, a minimum four-by nominal lumber
dimension for wood trim or be recessed into the wall a
minimum of four inches.
2003076
X-I?
Architectural Style Guidelines
Wallis Ranch
Garage Doors:
Doors shall be the roll-up type with a variety of panel break-
ups to correspond with the elements of this style. If the
doors have windows they must reflect the appropriate form
for this style.
Color Palette - Siding; Garage Doors:
Natural grays or painted mid-value earth tones ranging from
warm greens and browns to warm grays or tan or white.
Color Palette - Roofs:
Natural wood tones, darker shades of warm green, gray or
brown.
Color Palette - Trim:
Typically white in contrast with the primary siding color -
natural shake gray. Certain shades of brown, green and gray
or accent colors may be used on schemes with lighter,
painted body colors.
Color Palette - Doors:
Accent colors are natural wood tones, white or rich, earthy
shades of slate blue, olive to mossy greens, warm rusty reds,
and browns.
Color Palette - Brick and Stone:
Rustic, handmade textural appearance such as clinker brick.
Brick colors range from darker reds to browns. Stone should
be smooth, rounded 'river rock,' field stone in natural grays,
reds or browns with the appearance of natural stone.
2003076
X-IS
Architectural Style Guidelines
Wallis Ranch
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Spanish
Historical Precedent
The Spanish style includes influences of the Colonial and
Monterey styles. Spanish style influence has experienced
widespread acceptance since the early 1900s.
The simple courtyards of the Spanish homes with hanging
pots, flowering gardens, tile patios, decorative ceramic tiles
and shade trees is hardly surpassed as an outdoor living space
or welcoming entry statement. Further architectural
distinction was established through the use of tile roofs,
stucco walls, heavily textured wooden doors and ornamental
ironwork.
Building types and plan forms are traditionally organized
around courtyards. The elevations are typically direct and
simple in massing form, materials and texture.
Design Characteristics
The design characteristics provide the essentials for massing,
scale, proportion, building materials and details for this style.
They are identified as:
Large wall mass planes with deep-set feature windows.
Shuttered windows.
Recessed entries,
Garden walls.
Walled courtyards.
Design Details
The application of design details will enhance the character
and authenticity of this architectural style. Those identified
below are appropriate design details for the Spanish style.
Rounded arched entries, doorways, windows.
Decorative columns.
Stucco trim profiles.
2003076
X-19
Architectural Style Guidelines
Wallis Ranch
Design Requirements for Spanish:
The following design requirements and details further define
the character for this architectural style. Elements or details
that vary from or detract from the historical context shall not
be accepted.
Roof Pitch:
Main roof - 3 Y2: I 2 to 5: 12; secondary roofs - 4: 12 to 9: 12.
Gable and shed roof combinations or all hip roofs.
Roof Material:
Concrete tile barrel or 's' curve tile.
Overhangs:
Tight to 24-inch overhangs.
Siding:
Stucco.
Stucco finish:
Light to medium finish.
Brick:
None allowed.
Stone:
Ledger stone may be used as a rustic accent if used in large
wall plane masses from plate line to floor line.
Chimney:
All stucco with unadorned caps, decorative tile accents
allowed.
Porches:
Allowed.
Balconies:
Small intimate scale balconies in wood or wrought iron.
Window Treatment:
Windows shall have a minimum width of four inches for
stucco over foam trim or be recessed into walls a minimum
of four inches.
Shutters:
May be used.
Entry:
Deeply recessed or under a porch.
2003076
X-20
Architectural Style Guidelines
Wallis Ranch
Doors:
Heavy wood texture typical. Doors shall have a minimum
width of four inches for stucco over foam trim or be
recessed into walls a minimum of four inches.
Garage Doors:
Garage doors shall be the roll-up type with a variety of panel
break ups to correspond with the elements of this style.
Color Palette - Stucco:
The range of color shall be from cool off-whites to beige and
light earth tones.
Color Palette - Roofs:
Shades of terracotta to brown.
Color Palette - Trim:
Light to mid whites to beige or darker tones in contrast to
lighter body color.
Color Palette - Doors and Shutters:
Accent colors are grayed shades of warm reds, browns, tan,
greens and blues.
Color Palette - Brick:
None allowed.
Color Palette - Wrought Iron:
Darkest shades of black, brown and gray.
2003076
X-21
Architectural Style Guidelines
WaIlis Ranch
GLOSSARY
Bio-system: A unit of basic organic compounds in which ecosystems
operate.
Companion Plant: A plant that is frequently found in the company or
association of a certain ecosystem, such as the Oak Woodland
community.
Ecosystem: A system formed by the interaction of a community of
organisms with their environment.
Ecotone: A transition between two or more diverse communities; for
example, between woodland and chaparral.
Fire Buffer Zones: Four zones concentric to a building, that vary in width
from 3 feet to 100 feet, as defined in the City of Dublin Wildfire
Management Plan (current edition).
Fire Management: Design, construction and maintenance criteria and
methods, which help reduce the likelihood of fire spread and/or fire
damage.
Fuel Modification: Reducing or eliminating the amount of dead and/or
readily combustible wood in a woodland or woody shrub plant
community. Can include the periodical mowing of annual grasses in an
oak woodland.
Ground Water Recharge: Restoration of the ground water stored in the
earth's subsurface soil layers.
Heritage Tree: A tree whose large size, mature habit or cultural
significance makes it a specimen subject to protection and preservation.
The City of Dublin Heritage Tree Ordinance applies to this project.
Hydrozone: The landscape sub-area defined as supporting a plant palette
that share common water demand and soil chemistry.
Indigenous: Plant materials originating in and characterizing a particular
region; native or even naturalized plants.
Open Space Corridor: A significant, natural passageway through which a
defining view is seen and wildlife habitats are preserved.
Pilaster: An engaged pier or column in a wall, matching the appearance,
cap and base of freestanding columns.
Resinous Plant: A plant whose organic composition contains a high
percentage of natural resin, which makes the plant bum quickly and easily
in a fire.
Glossary XI-I
Wallis Ranch
Understory Vegetation: The plants of woodland undergrowth.
Viewshed: The natural scenic lands within a defined topographic area as
viewed from designated view corridors.
Glossary XI-2