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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. 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" '61.l -~I..~ / ~~~ . / ~~ ! ,/ C1 \C1 I / 0,\0 Y ~,c , ~a !. ~ \ Figure 1 "1 OPEN SPACE AND LAND USE PLAN ....-.-..--...-------------..-...------,-- ....-.-.---,-... .--,---.- --,------..--- ________n____._.._n__ -..-.---- -. ---- _n______..___.__.___.__ --.---...- -----------,-----.--.-- ---. -........ -....---..---.-.---- - ----...-- -----.--- -... -'''-'--, ----------u----..----Ope;Spac~. ~~d-R~~~~;tio~I.-=-2. . ~. - . .. . ~ . - ~ ....... - ~- ~ . .~._.. - - -~..__.. ~.._- .-- - -.. .~. .-.-. -- -~_.-....... ... ~ . -. .. -.... . .~_._.. _.. .__. ...:_ _ _. _. d. _ .. .~.. _ _ ._..... _ .. _.. . _.__ __00.._ _ _._ . .~__....__. _ _ _ _ __. .._. _ ... . .._ __ _.. .._._.._ ..._ . ____... _ .. _ _._. _ _ .... "'_".._. ..__._.. STANDARD PACIFIC '~'~~.-' RICHEY AND HUNTER ARAC DR ACQUISITION I, LLC i.. L. ........-- T ! i I , \ PFEIFFER RANCH INVESTORS II INC. \ \ ..... \ --"'" \ \ \ ~'/,'," ~ 8 ~ IE ~ 1IIIIll!!!!1 ~ ~ UNITED STATES OF AMERICA z* 100" 500' ...- I 0' 200' FEET ~ ~ D ~ ~ ~ t@ Wallis Ranch -.... _ ..... -. _ _ -~... ..- _ . -~..~._-_. .. -.~ . ...--. ...... . ..-- .-.... .... . ... .-. 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, "~;~~;-.:,';'-~,""~~~~~~?'~ .~., - ,,'.. , ,~ ,"."" , ' '. "~',~W~'" I , '.', , .. .. U"" ',,~~; Q ~ . to.; '?:.Il~':'" ""l'~> II .,"'.. . T. I!I ,iW , ' r!!rfl~ .' 'f~" . 't.L \"" ~ III . ;i/~ t.", --" 'H/w~ ~ I' )ll'" ~.. ......1I!."., '! ~. ,Ill T III "'1' l"':1.~:t.. ~t: . t.I I. ", I:I~ .....t~...-'1~. ~..? j. I q. , If 11:'I ~~F";- . .<: " ~ 0: ~v ..;I~:AJ!::;t},1" ~ . .l'" .... 'la'ii:t'I:I~V-t~r'~ ~~"~'Y: .f1r'1~fl' "f ......",~ ... ~ ~ '!: -? f.j .PJ,. \f. ."" :fti " ,.~.. <<,. ,~' 0)' /! 1'lJ' "6.. . iji1!' ri/,.~....:&. ~fI ' '~' /l,i\~i" .. ;. t(,t/iJ.~.. ,'I:, ~ " 1} .>;-; r&-~ !l-t ~ ,}... 8" rii' -;.-., Jf!}' r,;;", '~r ~ I ~., . ~ r~ <1 ,tj"" '!' g" f' '" ,W . ...,. -, . )i!'.i,j!I~>'~ ;~r:LJ'~ '~~''h 'It'''' ': ), ~t? :..IL. If" ~ . ,/tYt~~ j~f!JJ'f, . f-:'.m...J; J ~~, ""~r4... ~ JliW'V. ~ ~ll..l.a.i;6:....... Existing Hillside Character '. J, Contra Costa County Lin Parcel 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 .* II' ZI' U I. I rJ' 1rJ' -~ IU' FaIT Figure 2 COMMUNITY GREEN Open Space and Recreation I - 7 Wallis Ranch NEIGHBORHOOD 4 ~ ~':;:~:.:;9): I GATHERING PLACE OPEN SPACE WIRE MESH FENCE GAB ION RETAINING WALLS (AS REQUIRED) LOW-FLOW CHANNEL "- '...J- WALLIS RANCH ROAD NEIGHBORHOOD 6 CREEKSIDE PLAZA and PUBLIC ART SITE NEIGHBORHOOD PARK 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~ STANDARD PACIFIC " - -. " '. i. '. ~FEIFFER RANCH INVESTORS II INC. " "'" ""-" DR ACOUISITION I. LLC ", " ../' / ../ '( rDR ACOUISITION I, LLC ,/",- /' ,/ // ,,/ / ./ FREDRICH RICHEY AND HUNTER VARGAS PFEIFFER RANCH INVESTORS IIINC, ARAC NIELSEN \ \. TIPPER UNITED STATES OF AMERICA STARTING POINT OF ONE MILE PEDESTRIAN LOOP UNITED STATES OF AMERICA z* 500' 100' ~ 0' "--,. 200' . , FEET DUBLIN RANCH PHASE 1 //'" ".,: / / ,,,j ---- i'IIII'III!1 o + . LEGEND PUBLIC STREET WITH SEPARATED SIDEWALK AND PARKWAY STRIP PUBLIC OR PRIVATE STREET WITH MONOLITHIC SIDEWALK NEIGHBORHOOD CONCRETE PEDESTRIAN WALKWAY. SEE SPECIFIC NEIGHBORHOOD PLANS FOR WIDTHS, EMERGENCY VEHICLE ACCESS AND TRAIL ACCESS CREEKSIDE MULTI-USE TRAIL TO BE 10'-0" ASPHALT PATH WITH 2'-0" DECOMPOSED GRANITE SHOULDERS BOTH SIDES ONE MILE PEDESTRIAN LOOP WITH MILEAGE MARKERS NEIGHBORHOOD PARK, COMMUNITY GREEN AND SEMI-PUBLIC AREAS PEDESTRIAN MILEAGE MARKER(S) LOCATION. MARKERS SPACED APPROXIMATELY 1/8 MILE APART PUBLIC ART SITES CREEKSIDE PLAZA Figure 4 plfnlfST!H A1\f CONNECTIVITY PLt\_1\f Open Space and Recreation I - 10 STANDARD PACIFIC I I . i I ~~.pFEIFFER RANCH INVESTORS IIINC, DR ACQUISITION I. LLC FREDRICH rDR ACQUISITION I. LLC RICHEY AND HUNTER VARGAS PFEIFFER RANCH INVESTORS IIINC, ARAC NIELSEN .-/'" ~OBOLD , :\',\ " \', ':, \,\ , : . \ - --- L'"::. =-...;.,._.i - --- __....:....- __ , '. -----__._.l...._ _ _..-.:-~ "- K080LD TIPPER FUTURE CONNECTION TO EBRPD TRAIL UNITED STATES OF AMERICA STARTING POINT OF ONE MILE PEDESTRIAN LOOP UNITED STATES OF AMERICA z* 100' 500' ~ I 0' 200' FEET ; I FUTURE CONNECTION TO EBRPD TRAIL DUBLIN RANCH PHASE 1 ~j ---- 1'1' I I!'!ll o + Wallis Ranch \1 LEGEND PUBLIC STREET WITH SEPARATED SIDEWALK AND PARKWAY STRIP PUBLIC OR PRIVATE STREET WITH MONOLITHIC SIDEWALK NEIGHBORHOOD CONCRETE PEDESTRIAN WALKWAY. SEE SPECIFIC NEIGHBORHOOD PLANS FOR WIDTHS. EMERGENCY VEHICLE ACCESS AND TRAIL ACCESS CREEKSIDE MULTI-USE TRAIL TO BE 10'-0" ASPHALT PATH WITH 2'-0" DECOMPOSED GRANITE SHOULDERS BOTH SIDES ONE MILE PEDESTRIAN LOOP WITH MILEAGE MARKERS NEIGHBORHOOD PARK, COMMUNITY GREEN AND SEMI-PUBLIC AREAS . PEDESTRIAN MILEAGE MARKER(S) LOCATION. MARKERS SPACED APPROXIMATELY 1/8 MILE APART PUBLIC ART SITES CREEKSIDE PLAZA Figure 4 PEDESTP~-\..l\l CONNECTIVITY PL.A_l\l Open Space and Recreation I - 10 Wallis Ranch COFFEEBERRY BUCKTHORN VALLEY OAK TASSAJARA CREEK MANAGEMENT ZONE BOUNDARY 10'-0" WIDE FIRE BUFFER ADJACENT TO MULTI-USE TRAIL. MULTI-USE TRAIL PLAN VIEW GATE STONE LANE PRIVATE OPEN SPACE PL ill I~z 1~2 I a: I- Oz '<(ill Ia:~ <(ill ':i(!) 1(1)<( (l)z <( ~~ 14'-0" WIDE MULTI-USE TRAIL. 10'-0" ASPHALT ~ SURFACE AND 2'-0" DECOMPOSED GRANITE/GRAVEL SHOULDERS BOTH SIDES. RAIL FENCE WITH HERPETOLOGICAL BARRIER BARBED WIRE FENCE AS REQUIRED -.-1 BY USFWS AND CDFG. 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 / /' /' _/ --- -- -- ....... " "- " ~MULTI-USE TRAIL 'ANNAPOLIS' (WITHOUT LIGHTING) REMOVABLE BOLLARDS BY LANDSCAPEFORMS ~ FLUSH 12" CONCRETE BAND WITH REFLECTIVE STRIPING 12' TO OUTSIDE EDGES 10' OF CONCRETE PAVERS INTERLOCKING CONCRETE PAVERS BY MCNEAR ON CONCRETE. PATTERN TO BE SLATESTONE AND COLOR TO BE CHARCOAL I TAN. 'ANNAPOLIS' (WITHOUT LIGHTING) 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 10'.0" WIDE FIRE BUFFER AT MULTI-USE TRAIL SEE FIGURE 6 RICHEY AND HUNTER TIPPER ....,..'€S~~~\ .NS"2 eio~~~p:~.J~~~.S\~~~ .' . , .'~S\I'.~t.\ ,. \ \ ~\ l, 30'.0' WIDE FIRE BUFFER AT PRIVATE LOT SPLIT WALL I VIEW FENCE SEE FIGURE 59 UNITED STATES OF AMERICA 10'.0' VIEW FENCE ALONG SIDE YARDS STANDARD PACIFIC Wallis Ranch PFEIFFER RANCH INVESTORS II INC. DR ACQUISITION I. LLC FREDRICH (DR ACQUISiTION I. llC ~r,s'\"~~ ~ - ----- - - - ) ~~AA;----___ r'c'\ '. 'J' --__ , ""or' ) - ~ ,'-' \ '.-j, :,!. C'~' , . .:.:" ,.<(X') ! " I SEMI.PUBLlC ~~ .:-J/;: \ ; !l _{ '-) , . . NEIGH~~~HOOD .,\~ '~-,_.~:'~X~i " j'''" /, - ~ ,_ ' ~-, I, '., ~) ~~ "-\.., /'~ J /,/ J t"r,i~-__,'.,// ~~ I ,,) )-J~,7 i~ ' " ' '/,; :,:'::3I';'/11 ,/', '~,l- :-,:~'~~ ':~~\~:~_11:~~,<:~~~;: _ _ '\' N"G"~OOOO ~RK -~ ),,~:t::~~~ _~~,t; .- _. ~\.:;: ~_ _ ~E~: \'~ _ ~ ~~ ~~O'''.''O'''O,. - -:, \~~ ~., __J .Y 'I,%" .,,\. '::\ " 'l'lP>\"\"\SI'. t,~ \. '.,-'" ./ ;;.r- - - --- ',iO ,,'~' .,.~..- '~}-(" l~ !J~~/:;~;i",t'^\~ ';', -. / ",,' '~_' 6' '!< '... / II \\ \..+.., ;. 'f- \\~. ~Jt . , \ \\,\ ~~-,l. ~\'1. . \1 / \\ , \.1\~.~ ." '~j; . '1f~:' ;~$~ '. PFEIFFER RANCH INVESTORS II INC. ARAC ,--""",",, /,.,,'.....-...._.r.I~ I ;":".." .,: \ 'BRAGG I (', r\. J,J '" /" (;'~\,' ~--------' ~," ~__ ',)( -'" ---./ TASSAJARACREEK , ~ __ i"".. : .... \ MANAGEMENT ZONE <\ , -- ',' ",,' ,-., " ! ' ""., t.','li '.:,,-.. --' " ,.., '. ~",:c~.~5j~~.7~~~~~_;.)~-?~Y-' h , '~' " . ",~l:~':";c.:~:' "l (.~':-'-i 1,.,.,\ (,-~>-~,'" .=,;l)" \1 I --'! .'\\~ (j,:Jf:~" I I , / I I " /' :f":' , /' i / _/:'~'\.IJ:.r., ;' . "'{~~-9-f . ,'It-.y:. ',.: "..' "'~~t: NIELSEN , '--, - -...... -., KOBOlD , '~. STREET iNB3 , ,\ \, .. ''--.'- --t.._ , '0; LANE / / '-~:-;..:i l <r, f":: :::'" ' ...:.} .: COMMUNITY GREEN I 'I, \.... ACCESS GATE NOT TO SCALE NBS , / , / , / , / , / , / , / '0 POST _., ~;il'.'C.~ , ~1O~\" , e~l'.ep>l'.~ 10'-0" WIDE FIRE BUFFER AT PUBLIC RIGHT.OF-WAY 4' '-;"'\",\ \~' \:\ \ , I' 1\ ,"G(.p,~~' 16'-0" PARCEL 18 2.3: AC I ~ PARCEL 16 24.7:1:AC 8'-0" 5'.8" 8'.0" 5'.10" 1'.2" 1'.0" ~ !;> ;, N /,' -' ~/:~,/ RAIL FENCE SEE FIGURE 69 '" \ ! h ,~'4:- /~~ /-.;? , ~ / -i>'v /....A,.<l:' , 9,<:;) 9J<<' <() NB1 SPLIT WALL I VIEW FENCE SEE FIGURE 59 RAIL FENCE SEE FIGURE 69 \ \ '" SiR~Ei . z* UNITED STATES OF AMERICA '6~---_ \\ 0;- %~ ~~ ~ '%, --, ..? ---_..- 200' 500' I FEET SPLIT WALL I VIEW FENCE SEE FIGURE 59 100' ..- 0' DUBLIN RANCH PHASE 1 5~ ~~j LEGEND ~ FIRE BUFFER AREA 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 -.-.. --.-.. -. . ... .,.. - STANDARD PACIFIC r~FEIFFER RANCH INVESTORS II INC. DR ACQUISITION I. llC FREDRICH (DR ACQUISITION I. llC RICHEY AND HUNTER NCH INVESTORS II INC. PFEIFFER RA ARAC NIELSEN \ KOBOLO TIOPER " q, \, ~ o (;. "Z- (l- t' " ~ (' Cc ^ ~.t" .... . ~("" . C"'.o ('!fJri:. " .':t' f'r 0 (' (" . <"'(" UNITED STATES OF AMERICA (' UNITED STATES OF AMERICA Z*soo, 100' ..- 0' 200' 1 FEET !y'al.li.~..~.~.I~ph OUBLlN RANCH PHASE 1 ,,,j Figure 8 ILLUSTRATIVE ~L~. ---..-.---.----.----.--------L;;"~d;~~~e II ~ 2 ..0 0 - ST~~D~R-D ~ACIFIC Wallis ~al1ch I I J DR ACQUISITION I. llC RICHEY AND HUNTER NVESTDRS IIINC, PFEIFFER RANCH I ARAC DUBLIN RANCH PHASE 1 NIELSEN TIPPER NEIGHBORHOOD PARK L NECTION TO FUTURJB~~~ TRAIL_ _ _:- 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 .....----- u o o UNITED STATES OF AMERICA Figure 9 ETS AND ENTRIE~ ~~SIFICATION PLAN Landscape II -3 . . STANDARD, PACIFIC /~fiFEIFFER RANCH INVESTORS IIINC, FREDRICH ,,/' I j /'" RICHEY AND HUNTER VARGAS /' .-----' TIPPER \ \ DR ACQUISITION I. LLC NIELSEN .- 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' \..- 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 \\C\~ ",'Y"', l \ " \\ -.: _-=-L-_-:.~~, 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 . . 33'.0" . . . . '20~-0".. .... . ....:20'-0".... . , . 20'.0" MEDIAN BREAK . .. . . . ., ,'PL{:~G' . ...,. .... '\MODIFIEOHPE 'G' C()lUMN ':. ." ".:41".6." HEIGHT.....: ..... ;' . ..' ." . . . . .;. . . . P~~~lN~ ':.' '~:~::~:::~:~::~:~~::~~~~;::;::' . .~ ~ '", . PLAN MEDIAN FACE OF CURB t 20'-0" O.C. t 33'.0" O.C. t 20'.0" O.C. t SLIDING DECORATIVE GATE TOP OF CURB ELEVATION MODIFIED TYPE 'G' COLUMN 4'.6" HEIGHT (0 , ~ 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 . ""-...........: ..t-'f.., ~..\"" 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 "l-t ~ '1 ~' '1 4' 4' ~ 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,,"':~\~''': ~. , /,i":'> ~ ING l'l,r;~':~ ~ ~L:'~'~~/: !, " r )J :_....'''?~\ . "n\, T ~ . ....'. "::)Y1-: \ i;:~~~~ .--..''r, ~ ,-- V o TYPE 'A WALL- RETAIN L - --..J ~ .... ~~ j , ~ - ::j-L Wallis Ranch NEIGHBORHOOD 4 ~ . ,,~~~~\\\(,< w ; ~~t en \ ;.;~ . .: '.~ .:::.'~. . .'>\ - o ':.~ . ,; '. e:. . I ~ ~ "'~'\oM'::':" ':::';. )>j ....J 7, " 1< . ,- STREET I, ~.. y,,::;' , :'. LIGHT to eM ::( ............~~...:.<:/:..: \l)~ _r ....... ,..-j;....... D J.--:O;: ...... ~J-:; """'. 1<> 'r'.7" \.. l<'~ -<r / < ....:.; -rr ;J ~ hi r: vJ!iS f- _~~ tJ. ~ Efli 1 -- I' ~ INTERLOCKING PAVERS @ CROSSWALK HEDGE, TYP. GROUNDCOVER, TYP. H STOP SIGN AND STOP BAR WALLIS RANCH ROAD ? r 1 .'1, ~J at y ~ L~ .,. ... - ,~,., '''i=M ~~fN Qi :; i"1-C~J< 1;r~Di~ ~ ~?rrl L ~ i:::... ~ ,", ~~ ~~~~ I - TREE & - - SHRUB - r>~ i .. I- PLANTI NG I \ ~ j~ t~ \ w w I~~) , a: TYPE 'B1' WALL I- !~~ri ~ en ~~ z <( ~ ~ w ~t<rr- J ,\ h,\\ <( II!Y~~r \\ a: --~\\ <( CO NEIGHBORHOOD 5 a: <( CO ~ ~ X\~ \ \\\. ~ :\\)-~ r.~)V~t ~J iii -I... \ PARKWAY ~. ""~ ~ TYPE 'D' WALL "C~P",NT .-- _ f~--.- r~' .y~...~ -- "...~ , /'.' . ~ - ~j...<)< ~~ '-cc" E.... -- . ~ =n:::-- @~ \ ~ . _ l... rrVPE'A' WALL , ....:.. -" : . ..-.., \-!.~..:: :.::: ~::::/<:~'.: .~~.~::.;..:::..:~;: :::.:; ~:::/~ . -:::-. .'- ,.. j~i:t\~ NEIGHBORHOOD 6 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:.... NE'GHgi:~~~[j~l;l:I:~;~ ~~~::, ~..<'",;:et(~~[ COLUMN ~<"<~1r)T ~ TYPE::i'~1"~~~:""'::::''';:'::: ~fl~~~ ~ I~' "~~ - .' .~ - -.. TYPE 'D' WALL- I N;~' J ~ ri INTERLOCKING PAVERS @ CROSSWALK HEDGE, TYP. GROUNDCOVER, TYP. WALLIS RANCH ROAD - p q ));:~ J If:j'.~~ .,. -.~ I ,..,. iI ,0:: ~'~ ~ '-' ""'pj_u":":lv :I~ ~ ~ '--J~~J_'~'~ c." "'i t\ "'r ~i.J r~~1t: ~ M ..i.. ~./;r'Y~"":!r~~"'l'r ~~ ...)r~~~~; :, ~ \. i'~~<..: c-- -j TREE & ' ~~~ SHRUB ,,~ ~D"" PLANTING Cl~~~h\ \ - \ TYPE '81' WALL ~ \ .x:1,Ja~' ~~'-. ~~l.. ~~ ~~ "r' ~ ,,\'o::..::::;?l~~~ _ ~(~~~<< \ ~ -' rrTl,n.; ~ .::: - ~~ o o ::0 <3 ~ o ::0 "2- rn NEIGHBORHOOD 2 ) . "l ~ \ ~ :',::::::i/. :'.'.~:.:/':~.~:~., .~IGHBORHOOD 3 ~.:.":~L' '.' ~ f.r1~.,:;;:; / r;;::: .""'.~ ,;. I,/~EES -~V~ ~ Jr~~~tJA.,::. .:.'::~:./'~/::< Z l~...a)e, ,\~,,~~,::'::;::"::'" 7::.,;:.{.::'<':.' '. --' "'-/" '0>'1 h .::: . " :': ; :,::,: " ..' . " ..... \~f>tr'J' ~.."--.:..... .'::..:';":'~::. ' ~ ~.....:>o!.. '. '.::.'. .' .'.; ~/.!;f::;,. "'~" .: . . . . .: . '. ~ " ..........: H~ ~ ~ ...... ......... .... .. r ')!j1 I I ~ ~ I/q ......... .... STOP SIGN AND STOP BAR "", PARKWAY .::::: -.......: TYPE 'tt WALL ........ ~ \~']J ~ ~ ..~ \ ~!,.\...~ ~~ 11,!d :1-'I\l1 -:-:- AVI'fiG - t~Ftl'B1' WALL ) 12>::--\ \- .~ ~....1.t ~ ~-L ~ ~ "" -. .. ..: COMMUNITY GREEN 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 >- ~ w C/) o a: >- ..J :J 1J DWARF MYRTLE HEDGE, TYP. GAZANIA GROUNDCOVER, TYP. 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 NEIGHB~RHcfc>i?~ ~. Wij~~' ~lr~'<1~'\ ~f]~~~ j r'io'-'JOi tE J !_A~~' '- (@)~ - \'\\\Rr:~j!t!~~j) j~ -L 1- ~ ~~;C~~~ TYPE 'B1' WALL-=- ' ) 'u, / "- ''I ' ~)a L"- 'Y \! """ )( , I ~_.. r-r\: y TYPE 'E' ~ Ill.... '\ ~ COLUMN ~ ,~ j' ~ STREET LIGHT '( 0 :(~ ~?LY11 ~ Bil~G1IB1' ORHOOD 5 'vv- ..,..J~~~!J C "7-1-J~ ~ ~--t:d4 l~~~~jll IS>.1\. fir -;1 /j ) .. I'll f~ -::-~ I 'i] ~~";-( ~ ~ ~~ "-t / ~ ~ '<<-~7 ~'J ,~\? ., ~,~~ ~ ._}J ~~rqllCi ~ c STOP SIGN AND STOP BAR INTERLOCKING PA VERS @ CROSSWALK HEDGE, TYP. GROUNDCOVER, TYP. BARBARA JEAN STREET J-L pi ~'~ '} ~ ~ y~ ~ ~-" -~ .~I~~~ , '\- ~ 1~~~? :J. :'- ~"- ~ ~ ~iSJr-} 81 \ .,~ ~ ~~\,~, I 1-- l.L ,~~ ~~ I ~ ]0 ~ \"e. 71"( ~\' ~~~~~~%\\ ~ ~~ ,~ .,r-- '\..,~ \ ..)( I ~ :l\~ ~'\\ .,. I y-\~~~ NEIGHBORHOOD 2 T .j-~ l -\, P~ N ~ ~ f-~_ - f' ~ .' " c&i~L J ~rpXV ,~,lli: ~"i~'II~;E'B1'WALL ~r --y ~~~~1 t)"~ "~.~r )~ w ~, Q~~~lJJ.--"".j I > ., 0~~> j{ ") I TREE & a: "" ;\~~(~1\i SHRUB o ~~ ~il PLANTING o .~.l. ~ ~ C ~ ~~ ~~\~ ~ ,~~ ~~ o \ \ t;:i I~~ i\...J" ~ 'l~~N~' \ \ rXl~~~ I NEIGHBORHOOD 5 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' ~ "\ 11U(:rq;~rv ~ ~EIGHB6RH , (J---" \"': {)'.) ~~~v TYPE IB11 '~' ~r ~c WALL d.....,\ ~,'" ~ "-- - TYPE '0' ti~~ut ~ }~wI''''') ORHOOD 1 \ rr:~ -1 ~~~ WALL 'I ~":\r'} '~g ~~'~ r ' >< ~ :~.;::~t 'YJ);; L '" HARD ~.L~ 0X.J~~ .~'2U ':;"~~l~~ ~ FESCUE w""'-n><.h~ ~ - ~~ .jJ:.H ~N'nr~~~~ "- GRASS \ ~ ~x ~ ,~. ,. -~ ~ ~~~ ;{ ~ 1J.1't- ,; "~ :(..\:-..; ")'i,..., ~ -' ,~/ V""'i ~dW...h.91 71 '" H ~ I ~~ ~ ~ ~ '::> ......, q l-- ~ ~ I ---LIGHT 1= - - TYPE 'E' ~ COLUMN CKING @ CROSSWALK f1 TYPE 'C~ COLUMN REET STOP SIGN AND! STOP BAR ~ ~ ~ -~ \ - ~L V """...."'_.~ ") ~ .!l-... ..Y'~'~ "Ii'" 'Y~~l 'J': ' ,'Jr-."Jl ~(~C.X...t~I'~ ;;I; V V<~{. A~ " arf~("~i..~-YJ M - -~~~ ~ I ~i ,):j ~~I":"T.. it~-' '"'JA" 'T~ . - """" ,....,..... ~.< ..... '"'?C 1-flK:'l YI1"f- ~\. ~ tf ~~ ~{ be" ~J >vQtJ , 6~ ~,~ ~[t~ -1: j L , 1!j] , ;.OC ~r<::\.. , " Ul'j)';'ii( '"'~~ w - ~ r j > M~ Yj" I A A r,( ~ ~~ ~ "'u, a: rt }{){ X A~ ~ 'Jy~ :\.,"~ 0 I ;..~ ~'::'~ . '-~ >- 1 -'"'" LJ ~ -. "'-;;~ "" " I \~! j: -:-..~ ~\..- ~~ ~Ci f- b I ~ HBORHooD1:-1t 2i(j (f lIT a: 0 b-'~ lC:df f 30 - ~'},~~ o _ ~ , - ~ibHBORHOO ~ ~~~ ~ ~ ~ I LOT 40 '~~ 0 I-- ~~ ;~ J:~ ~ I ~--IG~ ..J ~ -- f1 ~~ r<'l.\.~~ tti1?')(~, ___ ~ r..-._ ,\7 ~ - I-- '^' _ 4:;('" - -') "^V"'V:J 0001 NEIGHB LOT 29 INTERLO PAVERS IKIST 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 >- 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 ..--~ /- .)..,..._,_.1"-'" I"~ : -~"i.:.;,'BRAGG '.,1 '/'" ) ,~L-'r '" .. ~. ........... ----.- ~,/ ~'I'~"\'\ ~ -- ~ -. ~,- - - -./' J~~~~~lN~~~~KE __ ~ --,..-~-.,l:';' \,~. ~ \ ,l'~'. .....\" J-) I . '" ",;',:,y, .:.-'c..,' /'-, " I ;~:~~,.~,~.s.~:~.)'^~~v.., " , . ._.I'----~_-:: -; --._ 1':i~\._.:.'I:~:~ I,' i }.. (,F'1'j I I I I , / , /' 1.'; I Ii J,,/ /' ~/ .. ~ (, "\~\\. FREDRICH (DR ACQUISITION I, llC RICHEY AND HUNTER VARGAS PFEIFFER RANCH INVESTORS II INC. , " , " , " DUBLIN RANCH PHASE 1 ARAC UNITED STATES OF AMERICA i ,fife., . ' '~I . ";1; " !~i NIELSEN KOBOlD )'00'" .... ):~~i<' ". " J NB3 " ,- -.1 " !,~ ,,;::, '~:I )cr " - :J ; ".~Ii [. '! ------ ----- Iti- i I ! ; NEIGHBORHOOD PARK . 'C'STREET' SPERFSLAGE ,. '-.."" .';' . '~'~B4"" \:\\-;T'1.:;:~_j\ 'LJ.'.. , ", '. 'D'LAN!: : ./., '" \" NEIGHBORHOOD PARK ,., " . . ~ '. \ \ '; \ 0 't.- \-.i, \ '..... ...1 . . 'u",O~ ,. \"...,.. A;"'; ""'-. "E'" '..' ~l-IC" :!,.: ~ '-I; . v. '. r ~~ -,lOUEANN V" .' 'I'l~I-I-~S.. .._~", , ,-: ~ . '." , - ,., "'" .. / '~'\'~. .. LEGEND .""'" :::-. ; ~""""!".'" "" - -.. '\, I ~ ~""., :. -:. _ ._' ... : TC:~UNI~GAEEN " ' PARCEL 16 24.7:1: AC , / , / , / , ,/ , / , / , /' /' \"",., ~~~" '~"'ro , REMAIN AT PROPERTY PERIMETER / , / .... BARBED WIRE FENCE 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' NB~2' l"\ .\& ..,,~ .. -:;:'"1, i~i\e~iI~J~' ;, \ " i~'6 'S1"'1O~ JIO~l-I e~",e~"'~ .' "E S1I'iE~ NBS 'G'vl-llO: , / , 4 ,~<i) /.~<i) / '<,,~ UNITED STATES OF AMERICA '';>v ~.<,,'<:' ,ffl /4}J // z* 100' 1.- 0' 200' 500' I FEET 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. 2003076 VIII-5 Multifamily Attached Architectural Treatment Wallis Ranch 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. 2003076 VIII-6 Multifamily Attached Architectural Treatment Wallis Ranch 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 2003076 VI 11-7 Multifamily Attached Architectural Treatment Wallis Ranch 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 2003076 VIII-8 Multifamily Attached Architectural Treatment Wallis Ranch 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 2003076 VII 1-9 Multifamily Attached Architectural Treatment Wallis Ranch 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. 2003076 VIII-IO Multifamily Attached Architectural Treatment Wallis Ranch 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. 2003076 VIII-II Multifamily Attached Architectural Treatment Wallis Ranch 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. 2003076 IX-I Single Family Detached Architectural Treatment Wallis Ranch 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. 2003076 IX-2 Single Family Detached Architectural Treatment Wallis Ranch 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 2003076 IX-3 Single Family Detached Architectural Treatment Wallis Ranch 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 2003076 IX-4 Single Family Detached Architectural Treatment .\ c ~ N """\ I I I 13' 1/ I \... i.ol \ 115'/ L PORCH J Wallis Ranch 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. 2003076 IX-5 Single Family Detached Architectural Treatment Wallis Ranch 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. 2003076 IX-6 Single Family Detached Architectural Treatment Wallis Ranch 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. 2003076 IX-? Single Family Detached Architectural Treatment Wallis Ranch 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. 200]076 IX-8 Single Family Detached Architectural Treatment Wallis Ranch 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. 2003076 IX-9 Single Family Detached Architectural Treatment Wallis Ranch 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. 2003076 IX-IO Single Family Detached Architectural Treatment Wallis Ranch 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. 2003076 IX-II Single Family Detached Architectural Treatment Wallis Ranch 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). 2003076 IX-12 Single Family Detached Architectural Treatment Wallis Ranch 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 2003076 IX-13 Single Family Detached Architectural Treatment Wallis Ranch 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. 2003076 IX-14 Single Family Detached Architectural Treatment Wallis Ranch 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. 2003076 IX-IS Single Family Detached Architectural Treatment Wallis Ranch 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 2003076 IX-16 Single Family Detached Architectural Treatment Wallis Ranch 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. 2003076 IX-I? Single Family Detached Architectural Treatment Wallis Ranch 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. 2003076 X-I Architectural Style Guidelines Wallis Ranch 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 2003076 X-2 Architectural Style Guidelines Wallis Ranch 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. 2003076 X-3 Architectural Style Guidelines Wallis Ranch .... ~ 1111 rr ,.. ~' -_._~ I ~~ r ~ ~.. ~ ........ ~ U 11 J" ': I..... /" .'1 " " ,~ J I ,:'~t'~ 7 \ ....r-~ 'I'" Ii ~ · J.- . \;:~ ,~.. ;B>>-"'" ., · 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. . . . 2003076 X-4 Architectural Style Guidelines Wallis Ranch 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. 2003076 X-5 Architectural Style Guidelines Wallis Ranch 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. 2003076 X-6 Architectural Style Guidelines Wallis Ranch 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. 2003076 X-7 Architectural Style Guidelines Wallis Ranch 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. 2003076 X-8 Architectural Style Guidelines Wallis Ranch 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 I I ~ I j~ 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 P' .' v..""" -;~~ : 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 ;'<01'" .... ' ~~- .::-;;~ . ~.,~:2.~..:~ -~-",c,~l ~ QH ~.. .' "'~ ~~1 " . -,,: ~'. " ' \ ,', . , " ~'}l';"::':_'" ,', ' - r _ ----- -- 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