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Prepared for:
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WALLIS RANCH
Table of Contents
DESCRIPTION
DESCRIPTION
SHEET
NUMBER
SITE DEVELOPMENT REVIEW
Project Description
Public Art Compliance Report
PLANNING SITE DEVELOPMENT REVIEW
PI Overall Site Development Plan
1 - PI Neighborhood 1 - Site Development Plan
1- P2 Neighborhood 1 - House Layout Exhibit
I-P3 Neighborhood 1 - Fencing, Retaining Wall & Building Coverage
Exhibit
1- P4 Neighborhood 1 - Window Placement Exhibit
1- P5 Neighborhood 1 - Parking Plan
2-Pl. Neighborhood 2 - Site Development Plan
2-P2 Neighborhood 2 - Window Place.ment Exhibit
2- P3 Neighborhood 2 - Cluster Detail Plan
2-P4 Neighborhood 2 - Parking Plan
3-Pl Neighborhood 3 - Site Development Plan
3-P2 Neighborhood 3 - Parking Plan
4-Pl Neighborhood 4 - Site Development Plan
4-P2 Neighborhood 4 - Parking Plan
5-Pl Neighborhood 5 - Site Development Plan
5-P2 Neighborhood 5 - House Layout Exhibit
5-P3 Neighborhood 5 - Fencing, Retaining Wall & Building Coverage
Exhibit
5-P4 Neighborhood 5 - Window Placement Exhibit
5-P5 Neighborhood 5 - Reciprocal Easement
5-P6 Neighborhood 5 - Parking Plan
6-Pl Neighborhood 6 - Site Development Plan
6-P2 Neighborhood 6 - Parking Plan
P2 Overall Multi- Family Mailbox Plan
P3 Overall Fire Access Plan
P4 Overall Waste Services Plan
P5 Neighborhood 2 - Waste Service Plan
P6 Overall Large Utility Box Exhibit
P7 Overall Neighborhood Phasing Plan
PS Overall Address Plan
P9 Overall Conceptual Accessibility Plan
PIO Neighborhood 3 - Conceptual Accessibility Plan
Pll Neighborhood 4 - Conceptual Accessibility Plan
P12 Neighborhood 6 - Conceptual Accessibility Plan
SHEET
NUMBER
DESCRIPTION
LANDSCAPE SITE DEVELOPMENT REVIEW
I
II
Ll
L2
L3
L3A
L4
L5
L6
L7
L8
L9
LlO
Lll
L12
L13
L14
L15
L16
L17
LIS
L19
L20
l-Ll
l-L2
l-L3
2-Ll
2-L2
2-L3
2-L4
2-L5
2-L6
3-Ll
3-L2
3-L3
3-L4
4-Ll
4-L2
4-L3
4-L4
4-L5
5-Ll
5-L2
5-L3
5-L4
5-L5
5-L6
5-L7
6-Ll
6-L2
6-L3
6-L4
6-L5
6-L6
Cover Sheet
Project Notes
Illustrative Plan
Project Tree Plan
Project Fencing Plan
Project Retaining Wall Plan
Pedestrian Connectivity Plan
Community Green Landscape Plan
Community Green Details Sheet
Community Entry Detail Plan And Elevation
Creekside Multi-Use Trail Detail Plan
North Bridge Section And Elevation
South Bridge Section And Elevation
Intersection Detail Plans
Wallis Ranch Road Intersection Elevations
Fire Buffer Locations Plan
Fire Buffer Detail Plan
Fencing Details - 1
Fencing Details - 2
Column Details
Wall Details
Landscape Construction Details
Furnishings Details
Neighborhood 1 - Landscape Plan
Neighborhood 1 - Detail Landscape Plan
Neighborhood 1 - Elevations
Neighborhood 2 - Landscape Plan
Neighborhood 2 - Typical Level Courtyard
Neighborhood 2 - Typical Uphill Courtyard
Neighborhood 2 - Intersection Detail Plans
Neighborhood 2 - Dorothy Drive Elevation
Neighborhood 2 - Elevations And Sections
Neighborhood 3 - Landscape Plan
Neighborhood 3 - Paseo Detail Plan And Sections
Neighborhood 3 - Pool Area And Courtyard Detail Plans
Neighborhood 3 - Elevations
Neighborhood 4 and Basin - Landscape Plan
Neighborhood 4 and Basin- Pool Area Detail Plan
Neighborhood 4 and Basin- Detail Plans
Neighborhood 4 and Basin- Elevations
Neighborhood 4 and Basin- Sections
Neighborhood 5 - Landscape Plan
Neighborhood 5 - Upper Garage Pad Detail Plan
Neighborhood 5 - Lower Garage Pad Detail Plans
Neighborhood 5 - Fence Isometric Diagrams
Neighborhood 5 - Entry Detail Plans
Neighborhood 5 - Dorothy Drive Elevation
Neighborhood 5 - Details For Homes Fronting Community Green
Neighborhood 6 - Landscape Plan
Neighborhood 6 - Paseo Detail Plans
Neighborhood 6 - Pool Area Detail Plan
Neighborhood 6 - Building 4 Detail Plan and Mailbox Detail
Neighborhood 6 - Elevations and Sections
Neighborhood 6 - Wallis Ranch Road Elevation
SHEET
NUMBER
DESCRIPTION
ARCHITECTURE SITE DEVELOPMENT REVEIW
Neighborhood I
I-AI
l-A2
l-A3
l-A4
l-A5
l-A6
l-A7
I-AS
l-A9
l-AlO
I-All
l-A12
l-A13
l-A14
l-A15
l-A16
l-A17
l-AlS
l-A19
2-Al
2-A2
2-A3
2-A4
2-A5
2-A6
2-A7
2-AS
2-A9
2-AlO
2-All
2-A12
2-A13
2-A14
2-A15
2-A16
2-A17
2-AlS
2-A19
2-A20
2-A2l
2-A22
2-A23
2-A24
2-A25
Residence One Floor Plans
Residence One Front Elevations
Residence One Exterior Elevations
Residence One Exterior Elevations
Residence One Exterior Elevations
Residence Two Floor Plans
Residence Two Front Elevations
Residence Two Exterior Elevations
Residence Two Exterior Elevations - Granny Flat Option (Spanish)
Residence Two Exterior Elevations (Craftsman)
Residence Two Exterior Elevations - Granny Flat Option (Craftsman)
Residence Two Exterior Elevations (Farmhouse)
Residence Two Exterior Elevations Granny Flat Option (Farmhouse)
Residence Three Floor Plans
Residence Three Front Elevations
Residence Three Exterior Elevations (Spanish)
Residence Three Exterior Elevations (Craftsman)
Residence Three Exterior Elevations (Farmhouse)
Residence Three Exterior Elevations - Enhanced Corner Lot Condition
Neighborhood 2
Typical Cluster Plan
Plan 1 Floor Plan
Plan 1 Front Elevations
Detail Exhibit (Craftsman Style)
Detail Exhibit (Farmhouse Style)
Detail Exhibit (Monterey Style)
Plan lA Elevations (Craftsman)
Plan lB Elevations (Farmhouse)
Plan lC Elevations (Monterey)
Plan 1 Enhanced Elevations
Plan 2 Floor Plan
Plan 2 Front Elevations
Plan 2A Elevations (Craftsman)
Plan 2B Elevations (Farmhouse)
Plan 2C Elevations (Monterey)
Plan 2 Enhanced Elevations
Plan 2 Enhanced Elevations
Plan 3 Floor Plan
Plan 3 Front Elevations
Plan 3A Elevations (Craftsman)
Plan 3B Elevations (Farmhouse)
Plan 3C Elevations (Monterey)
Plan 3 Optional Deck Elevations
Plan 4 Floor Plan
Plan 4 Front Elevations
SHEET
NUMBER
2-A26
2-A27
2-A2S
2-A29
2-A30
2-A3l
2-A32
2-A33
2-A34
2-A35
3-AO
3-AI
3-A2
3-A3 _'
3-A4
3-A4a
3-A5
3-A6
3-A7
3-A8
3-A9
3-AIO
3-AII
3-A12
3-A13
3-A14
3-A15
3-A16
3-A17
3-A18
3-A19
3-A20
3-A21
3-A22
3-A23
ARCHITECTURE SITE DEVELOPMENT REVIEW (CONTINUED)
Neighborhood 2 (Continued)
Plan 4A Elevations (Craftsman)
Plan 4B Elevations (Farmhouse)
Plan 4C Elevations (Monterey)
Plan 4 Enhanced Elevations
Plan 5 Floor Plan
Plan 5 Front Elevations
Plan 5A Elevations (Craftsman)
Plan 5B Elevations (Farmhouse)
Plan 5C Elevations (Monterey)
Plan 5 Optional Deck Elevations
Neighborhood 3
Cover Sheet
Architectural Site Plan
Unit Plan I
Unit Plan 2
Unit Plan 3
Unit Plan - Plans 2 & 3 3rd FI. Sq Ft
4 Plex A - I stl2nd Floor
4 Plex A - 3rd Floor
4 Plex A Elevation
4 Plex B-1 stl2nd Floor
4 Plex B - 3rd Floor
4 Plex B Elevation
5 Plex A - I stl2nd Floor
5 Plex A - 3rd Floor
5 Plex A - Elevations
5 Plex B-1 stl2nd Floor
5 Plex B - 3rd Floor
5 Plex B - Elevations
6 Plex A - I stl2nd Floor
6 Plex A - 3rd Floor
6 Plex A - Elevations
6 Plex B-1 stl2nd Floor
6 Plex B - 3rd Floor
6 Plex B - Elevations
Cabana Rec. Building
WALLIS RANCH
Table of Contents- (Continued)
Sheet
Number
Descriotion
Descriotion
Sheet
Number
ARCHITECTURE SITE DEVELOPMENT REVIEW (Continued)
Descriotion
ARCHITECTURE SITE DEVELOPMENT REVIEW
(Continued)
Neighborhood 4
Neighborhood 5
4-Al
4-A2
4-A3
4-A4
4-A5
4-A6
4-A7
4-A8
4-A9
4-AI0
4-All
4-A12
4-A13
4-A14
4-A15
4-A16
4-A17
4-A18
4-A19
4-A20
4-A2l
4-A22
4-A23
4-A24
4-A25
4-A26
4-A27
4-A28
4-A29
4-A30
4-A31
Conceptual Elevation Study
Building 1 Garage Level
Building 1 - First Floor
Building 1 - Second Floor
Building 1 - Third Floor
Building 1 - Roof Plan
Building 1 - Exterior Elevations
Building 1 - Exterior Elevations
Building 1 - Sections
Building 1 - Sections
Building 2 - Garage Level
Building 2 - First Floor
Building 2 - Second Floor
Building 2 - Third Floor
Building 2 - Roof Plan
Building 2 - Exterior Elevations
Building 2 - Exterior Elevations
Building 2 - Sections
Building 2 - Sections
Unit Plans
Unit Plans
Unit Plans
Clubhouse Plan
Pool Building
Colors & Materials - Palette 'A'
Color Elevations - Palette 'A'
Colors & Materials Palette 'B'
Color Elevations - Palette 'B'
Building Color Designation
Streetscenes
Streetscenes
5-Al
5-A2
5-A3
5-A4
5-A5
5-A6
5-A7
5-A8
5-A9
5-AI0
5-All
5-A12
5-A13
5-A14
5-A15
5-A16
5-A17
5-A18
5-A19
5-A20
5-A21
5-A22
5-A23
5-A24
5-A25
5-S
Residence One - Floor Plans
Residence One - Front Elevations
Residence One - Exterior Elevations (Spanish)
Residence One - Exterior Elevations (Craftsman)
Residence One - Exterior Elevations (Italianate)
Residence Two - Floor Plans
Residence Two - Front Elevations
Residence Two - Exterior Elevations (Spanish)
Residence Two - Exterior Elevations (Craftsman)
Residence Two - Exterior Elevations (Italianate)
Residence Three - Floor Plans
Residence Three - Front Elevations
Residence Three - Exterior Elevations (Spanish)
Residence Three - Exterior Elevations (Craftsman)
Residence Three - Exterior Elevations (Italianate)
Residence One, Two & Three - Exterior Elevations - Detached Garage Standard (Spanish)
Residence One, Two & Three - Exterior Elevations - Detached Garage Standard (Craftsman)
Residence One, Two & Three - Exterior Elevations - Detached Garage Standard (Italianate)
Residence One, Two & Three - Exterior Elevations - Detached Garage W/Granny Flat Option (Spanish)
Neighborhood 5 - Residence One, Two & Three - Exterior Elevations - Detached Garage W/Granny Flat Option
(Craftsman)
Residence One, Two & Three - Exterior Elevations - Detached Garage W/Granny Flat Option (Italianate)
Residence One, Two & Three - Exterior Elevations - Detached Garage W/Bonus Room Option (Spanish)
Residence One, Two & Three - Exterior Elevations - Detached Garage WlBonus Room Option (Craftsman)
Residence One, Two & Three - Exterior Elevations - Detached Garage W/Bonus Room Option (Italianate)
Exterior Elevations - Enhanced Corner Lot Condition
Site Section
Sheet
Number
Descriotion
ARCHITECTURE SITE DEVELOPMENT REVIEW
(Continued)
6-Al
Neighborhood 6
6-A2
6-A3
6-A4
6-A5
6-A6
6-A7
6-A8
6-A9
6-AlO
6-All
6-A12
6-A13
6-A14
6-A15
6-A16
6-A17
6-A18
6-A19
6-A20
6-A2l
6-A22
6-A23
6-A24
6-A25
6-A26
6-A27
6-A28
6-A29
6-A30
6-A31
6-A32
6-A33
6-A34
6-A35
6-A36
6-A37
6-A38
6-A39
6-A40
Street Scene Elevation, Unit Summary, Parking
Summary
Site Plan
Building 1 - Level B Plan
Building 1 - Level G Plan
Building 1 - Levell Plan
Building 1 - Level 2 Plan
Building 1 - Level 3 Plan
Building 1 - Level 4 Plan
Building 1 - Roof Plan
Building 2 - Garage Leyel B
Building 2 - Garage Level G
Building 2 - Levell Plan
Building 2 - Level 2 Plan
Building 2 - Level 3 Plan
Building 2 - Level 4 Plan
Building 2 - Roof Plan
Building 3 - Level G Plan, Levell Plan
Building 3 - Level 2 Plan, Roof Plan
Building 4 - Levell Plan, Level 2 Plan
Building 4 - Level 3 Plan, Level 4 Plan, Roof Plan
Building 1 Elevations
Building 1 Elevations
Building 1 Elevations
Building 2 Elevations
Building 2 Elevations
Building 2 Elevations
Building 3 Elevations
Building 4 Elevations
Building 1 Sections
Building 1 Sections
Building 2 Sections
Building 2 Sections
Building 3 and 4 Sections
Pool Building and Utility Building Plans
Pool Building and Utility Building Elevations
Buildings 1,2 and 3 Unit Plans
Buildings 1 and 2 Unit Plans
Building 4 Unit Plans
Colors and Materials Scheme A
Colors and Materials Scheme B
Sheet
Number
VESTING TENTATIVE SUBDIVISION MAP
Project Description
Open Space Ownership And Maintenance Exhibit
Approved Street Names
Schaaf & Wheeler Technical Memorandum
Combined HMP and Water Quality Pond Design
Water Quality and Hydromodification Mitigation Basin
Operations and Maintenance Guide
Street Lighting Photometric History and Calculations
Master Vesting Tentative Map, Tract 7515
Vesting Tentative Map, Tract 7711 (Neighborhood 1)
Vesting Tentative Map, Tract 7712 (Neighborhood 2)
Vesting Tentative Map, Tract 7713 (Neighborhood 3)
Vesting Tentative Map, Tract 7714 (Neighborhood 4)
Vesting Tentative Map, Tract 7715 (Neighborhood 5)
Vesting Tentative Map, Tract 7716 (Neighborhood 6)
Wallis Ranch . November, 2006
Written Statement
The following findings relate directly to the lettered questions listed under the Written Statement section of
the pre-application submittal requirements for Site Development Review (SDR). This SDR covers the site
plan, architecture, streetscapes, private landscaping, and open space landscaping. For more information,
refer the following graphic illustrations.
A. "What type of business, activity, or use are you proposing?"
This project proposes low, medium, and medium-high density residential uses, community greens and
recreation facilities, neighborhood parks, semi-public, trails and open space. This project is consistent
with the Stage 1 Development Rezone Amendment and Stage 2 Planned Development Rezone, along
with all applicable City of Dublin policies and guidelines. The proposed subdivision plan for Wallis
Ranch is consistent with the type, location and size of land use designations found in the Stage 1 and 2
Planned Development Rezones.
B. "How many employees will you have or propose to have?"
N/A
C. "What are the proposed hours and days of operation?"
N/A
D. "Are there any ways in which your business, activity, or use will have a negative effect on the health
or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety,
or general welfare?"
The design of the project and its improvements will comply with all applicable City codes and
ordinances pertaining to its design, construction and operation. It is not anticipated that the
development will create public health problems as no land uses or activities requiring the use or
manufacturing of toxic materials are planned to occur on the site.
Any and all landslides within the development area will be stabilized, removed, or avoided in
accordance with geotechnical reports. Development in hillside areas is carefully regulated under the
Specific Plan to insure that hazardous hillside conditions are avoided or remedied. The Federal
Emergency Management Agency (FEMA) firm map community panel No.060705 0002 B (dated
Revised November!, 2002) indicates that flood waters are retained within the stream corridor, and that
there is no flood hazard to the developable property.
Development patterns outlined in the General Plan and the Eastern Dublin Specific Plan concentrate
higher density uses in the lowlands along Tassajara Creek, while the steeper portions of the site have
been designated for lower density residential uses.
The preliminary geologic and geotechnical study completed for the project site states that the site is
suitable for its proposed uses. No earthquake faults are located on Wallis Ranch. Additionally, the 100-
year flood event is maintained within the top of banks. The Federal Emergency Management Agency
(FEMA) FIRM community panel map No.060705 0002 B (dated Revised November!, 2002) does not
indicate flooding or flood zones on the property. A HEC analysis prepared by MacKay & Somps
demonstrates that runoff from the 100 year storm event under existing conditions is contained well
within the banks of the creek. No change is expected under post-construction conditions.
E. "Describe how the design of the project including site layout, structures, vehicular access,
circulation and parking etc. will provide a desirable environment for the future development. "
The design of the project provides a desirable environment by preserving natural habitat, orienting units
and buildings to natural open space and trail systems, creates small neighborhoods, locates front doors
on the street for social and security goals, incorporates articulated building and roofing massing and
finishes, and provides recreation facilities for residents and their guests. A hierarchical network of
vehicular circulation efficiently serves the project. Adequate resident and guest parking is provided as
well.
The Wallis Ranch development concept emphasizes the natural environs of the site by creating a
community that blends into the existing environment through the use of contextual design, sensitive
grading, orientation of units and buildings to open space, shared open space and parks, and
interconnected trail systems. The proposed plan includes low, medium, and medium-high density
residential neighborhoods, a neighborhood park, semi-public, and open space uses that preserve or
enhance the dominant natural features of the site, being the Tassajara Creek environs, the western hill
face in the project site, and the surrounding rolling grasslands and hills. The project is designed to
reflect the character of local early twentieth-century communities and small towns, utilizing ranching
and related Craftsmen and other Beaux Art architecture styles, and landscape imagery such as stone
walls, lighted columns, and formal tree rows.
The project provides a range of residential unit types and densities within six neighborhoods. These
units are designed to take advantage of the natural features of the site by including the use of split
foundations and units oriented to open spaces and courtyards.
Neighborhood 1 is comprised of 6,500 square foot lots with detached single family homes in a
conventional layout with the ability for second units to be provided as "granny units" above the garage.
Neighborhood 2 contains 5-pack motor court clusters of detached single family units with standard and
stepped foundations. These cluster units share a common driveway. Alley loaded tuck-under
townhomes that front onto streets or green corridors comprise Neighborhood 3. The units utilize both
uphill and downhill split foundations front to rear, and standard (flat) foundations. In some cases, there
is a 6" split between garages to take up side slopes along the alleys. A private pool and outdoor area is
available to residents and their guests within neighborhood 3. Neighborhood 4 incorporates podium
P: 1/6034-40IofflceLt;;ubmillalsIP D2-TM-SDR ApprovolslSDR\proj desc-rel'.doc
Page 1 . Site Development Review Written Statement
Wallis Ranch . November, 2006
buildings that have 3 levels of flats and townhouses, plus penthouse units over or adjacent to a partially
buried parking garage. This building type lines the southern and eastern sides of the parking garage with
townhouse units on the downhill side to step the units with the grade and provide greater architectural
variety in building height and massing. A recreation facility is located in one of the podium buildings
and a pool and cabana is provided for neighborhood 4 residents and guests in one of the courtyards
formed by the buildings. An alley loaded detached single family neighborhood, both with and without
stepped retaining walls, makes up Neighborhood 5. Granny units or bonus rooms are an option above
the garage for all unit models. Neighborhood 6 contains three types of buildings: podium buildings that
either have three levels of flats with townhomes over two levels of partially buried parking, or two
levels of flats over one level of parking, and townhouse courts. All three buildings step with the terrain.
A private pool facility for Neighborhood 6 residents and their guests is located centrally to the
neighborhood.
Many different types of parks and public amenities are provided in Wallis Ranch. The neighborhood
park is located in the southern portion of the property and straddles Tassajara Creek. This location
creates a significant public feature, continues the visual and physical open space in the city, assembles
active and passive recreation uses together, and provides convenient access to Dublin residents in the
north Tassajara Road area. A community green is placed at the central crossroads of the project. The
site consists of a pocket park in which the abandoned Antone School is a possible candidate to be
relocated to this site for use as a community meeting hall. This park would provide an open space and
public amenity to residents and guests alike. Additionally, a semi-public parcel is located adjacent to,
and south of, the western portion of the neighborhood park at Tassajara Road. No use has yet been
designated for this site at this time. In keeping with city policy, public art will be provided within the
project.
The Tassajara Creek open space area serves as a unifying element and focal point for the Project's
neighborhoods. This corridor will function as a linear pedestrian, bicycle, and equestrian circulation
route connecting neighborhoods, parks, and surrounding open space and neighborhoods. In addition,
this open space will maintain and provide for wildlife habitat and passage. To provide shared public
views and access to the creek and open space, single loaded frontage roads have been incorporated into
the design of the Project. A water quality and storm detention basin is proposed to be placed
immediately south of Neighborhood 4. This basin is intended to filter debris and sediment prior to being
released into Tassajara Creek. Bioswales along Tassajara Creek will also filter storm water flows. The
basin will be fenced and landscaped. Final design of these elements will be made in conjunction with
the Regional Water Quality Control Board.
A hierarchy of streets and pedestrian ways provide a comprehensive circulation system. The primary
route is the central spine street, Wallis Ranch Road, in which other streets, walks and trails radiate from,
connecting neighborhoods, parks, and open space.
F. "Is the site physically suitable for the type and intensity of development proposed?"
This site is physically suitable for the type and intensity of development proposed. The existing land
use within the project area is rural residential. All residences or other structures within the project area
will be removed or relocated. Refer to Item D above for additional detail.
G. "Describe how the proposed development may impact views. "
Careful consideration has been given to the project design to ensure consistency with the City of
Dublin's scenic corridor policies as Tassajara Road is a designated scenic corridor. In accordance with
the City of Dublin's Eastern Dublin Scenic Corridor Policies and Standards, numerous guidelines to aid
in preserving views of Tassajara Creek have been implemented. The following policies identified for
the Scenic Corridor Zones 3 and 4 that include the Wallis Ranch project are incorporated in the project's
design.
. Intermittent views from Tassajara Road to the hills, creek, and of creek vegetation are provided,
especially at project entries.
. The Tassajara Creek corridor is visible through public (park) lands. Right of way landscaping is
designed to minimize blockage of views to the creek corridor and provide a smooth transition to
riparian and open space areas adjacent to Tassajara Road.
. A landscape buffer that may include a multi-use trail is provided between developed areas and open
space. .
. Rural landscape patterns such as hedgerows, informal clusters, and orchards are integrated into the
project as appropriate.
. Sound walls have been eliminated from the project.
. The location and design of signs, fences, and walls are appropriate to the semi-rural setting.
. Building siting and articulated building designs reduce perceived density and provide interest by
varying setbacks and building orientation, and articulating the building mass and roofline.
While the above design features have been integrated into the project, periodic glimpses of the creek
vegetation and of the hills beyond will be blocked by the intermittent placement of landscaping, walls,
and buildings along Tassajara Road and within the project. However, the Scenic Corridor Policies and
Standards and the East Dublin Specific Plan anticipated this, and this is acceptable and meets the intent
ofthe Polices and Standards.
Exhibits produced as a part of the approved Stage 1 PD Rezone showed what a viewer would see of
anticipated development on site along specific sight lines and at several viewpoints. It was determined
from these exhibits that views to the background hillsides and ridgelines and Tassajara Creek environs
would not be affected by development in this Project.
H. "Describe the physical characteristics of the site including existing slopes and topographic features. "
The lands immediately fronting Tassajara Creek are generally flat. As the property extends west
beyond Tassajara Creek, the ground elevates into rolling hills where some 30% slopes begin to appear
and sporadically continue to the western boundary. Tassajara Creek and the northern drainage border
or bisect the property. The width and depth of the creek and tributary channel vary throughout the site.
The hillsides and valley lands are covered primarily with non-native grassland vegetation. Much of the
property has been degraded as a result of long term cattle grazing. Riparian vegetation and oak trees
are present along most of the creek and tributary's length. The lowest elevation of the project area is
approximately 405 feet above sea level, while the highest elevation is at approximately 490 feet.
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Page 2 . Site Development Review Written Statement
Wallis Ranch . November, 2006
Neighborhoods within the project will promote visual harmony and variety in a community setting by
utilizing a number of compatible traditional architectural styles including farmhouse, craftsman,
Monterey, Spanish, and Italianate. These styles will blend with the character of the existing site as well
as the architecture of the surrounding neighborhoods and communities as they have a similar heritage
and compliment each other. A high level of product quality will be achieved through the design
guidelines developed as part of the Stage 2 PD submittal which mandates varying roof types, wrapping
of siding materials and details, embellished porches and balconies, expressed header trims, and
articulated entries. This will be a diverse and livable project with a wide variety of styles, detailing,
and color applications.
Spanish
Consists of asymmetrical massing generally in rectangular forms with accent elements consisting of
half-round pipe details, wrought iron details, and recessed windows. Building designs incorporate
varied projections such as wall off sets, covered porches and the use of arched windows and shutters.
Door and window trim, hardware, chimney caps, light colored stucco with red barrel roof enriches and
helps complete the Spanish style architecture.
I. "Describe the architectural design/theme of the development including character, scale, and quality
of the design, and explain how the project will relate to and will be compatible with the existing site
and the character of adjacent buildings, neighborhoods and uses. "
Craftsman
Offers asymmetrical building massing that consists of bolder color schemes with darker stucco and
siding elements. Typically low-pitched roofs with larger overhangs and covered front porches occur on
this style of architecture. Wood trim along with wood pot shelves, wood brace details and the
application of siding provide a nice balance of craftsmanship. Stone is used to compliment wood
detailing, and bolder stucco colors. Porches are used to create outdoor space as well as single story
elements at front elevations.
Throughout the project, various techniques are employed to reduce the perceived scale of the project and
buildings and to evoke the impression of a community developed by various builders over time. The
buildings are sensitively designed to relate to the human scale by integrating details that reduce the mass
of the buildings through the use of stepping massing with the terrain, broken up and varying rooflines
and building footprints, and the incorporation of lower height massing and elements such as porches,
stoops, and balconies. Buildings are designed to work with the existing slope of the site and where
possible, are designed with split foundations, level changes and steps to integrate with the site. The use
of fas:ade details such as railings, shutters, columns, window lites, concrete roof tiles, and other
embellishments ensure that the buildings continue the City's standard of higher quality dwellings.
Farmhouse
The Farmhouse style is similar to the Victorian style, but much simpler in form and detail. It is built
with high pitched roofs and simple decorations at the gable ends and is characterized by horizontal
and/or vertical siding body finish, with board and batten as an accent. The windows are usually narrow
and smaller with shutters as a decorative element. The porch usually has a railing and very simple posts
for support.
Parking is accommodated by varying methods to limit garages facing the street or impacting the
streetscene. This is accomplished by providing swing in garages, tucking parking under living spaces,
providing single garage doors in lieu of double doors, and accessing garages via alleyways or motor
courts. Guest parking is primarily handled by the use of parallel parking spaces along streets throughout
the project. This activates the public streets, and serves to act as a buffer for pedestrians on the
sidewalk.
Neighborhood 2
The 5-pack cluster neighborhood consists of distinctive floor plans ranging from 2,250 square feet to
2,987 square feet (excluding garages). Each plan is carefully laid out to maintain its own privacy, but
also maximizes the interior lighting and ventilation. Craftsman, Monterey and Farmhouse styles allow
for a variety of massing, detailing, and materials, as well as add a diversity of texture to the
neighborhood. The variety of styles creates an interesting environment and streetscape. Unit plans are
well thought out to provide a unique character for each house in an integrated community. In the uphill
or "split lot" cluster design, the three rear units incorporate a 5' split in the foundation to take up grade
across the hilly site. In the "flat pad" cluster design, all units have flat foundations.
The following provides additional detail by neighborhood.
Neighborhood 1
Neighborhood 1 is a low density single family detached product this is comprised of three plan types
ranging in size from 3,665 to 4,329 square feet (excluding garages and granny unit). These units are
two stories tall with single story elements and massing, which provides a diverse streetscene and
creates a broad range of building massing and rooflines. Granny units located above the garage are an
option on one plan. This neighborhood is separated from and elevated above the remainder of the
project by the existing terrain.
The clusters create a streetscape marked by front elevations and the presence of a porch while reducing
the visible impact of garages and driveways. The neighborhood limits the number of driveways taking
access off the street by arranging homes around a shared drive or court. The back units are accessible
from this shared drive, whereas the fronts of homes face the street. Hence, a better environment for
social interaction and a safer street for residents are created. Units are two stories or two stories over
tuck-under parking.
The following styles are present in this neighborhood:
Three architectural styles are utilized in this neighborhood, being:
Craftsman
This style has gently pitched roofs with projecting gable ends softened by hip roofs. It is characterized
by a siding body finish, tapered square columns with a stone base, wood kickers and outlookers, as well
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Wallis Ranch . November, 2006
as the use of pot shelves as window accent. The windows are wide and tall, and have window mullions
on the upper windows in a single cross pattern.
elevations. The entire structure was commonly built as a unit with a roof ridge of uniform height; as
these were relatively large and complex houses. The application of wood siding throughout the
elevations is typical.
Monterey
Low pitched roofs with rafter tails as decoration are typical of the Monterey style. A balcony is
common, and is cantilevered from the second floor and is covered by a principal roof. This style is
defined with tiled roofs, and stucco body finish. The doors and windows are usually recessed with false
shutters as a decoration. The style often has wooden detailing, and sometimes even has balustrades of
cast iron.
Neighborhood 4
Village 4 is a community of248 "stacked-flat" and townhouse condominiums, plus penthouse units,
podium buildings bounded by Wallis Ranch Road to the West and Tassajara Creek to the East. Units
range in size from 1,810 to 3,652 square feet, plus patio areas exceeding 150 square feet each. All are
ADA accessible/adaptable. Units are distributed in five three-story buildings of two types, with 44 to 51
units each. Building 1 includes a 2,900 square foot neighborhood recreation area.
Farmhouse
Similar to the Victorian style, the Farmhouse style is much simpler in form and detail. Built with high
pitched roofs and simple decorations at the gable ends, this style is also characterized by horizontal
and/or vertical siding body finish, with board and batten as an accent. The porch usually in enclosed
with railings and has very simple posts for support. Windows are usually narrow and smaller with
shutters as a decorative element.
Sidewalk-lined internal roads, entered from Wallis Ranch Road and Street 'A', provide driveway access
to the individual buildings while integrating the project with the surrounding neighborhoods and
enlivening the community. Buildings 4 and 5 are carefully placed to create a large central green space
which includes a community pool and creates a view corridor leading to the stormwater detention basin
located to the south.
Neighborhood 3
Neighborhood 3 utilizes attached two and three story townhouses placed within a mix of 4-, 5-, and 6-
plex buildings. Units may split up and down between garage and living areas to follow the slope of the
terrain, as with between garages. Units vary in size between 1,899 and 2,095 square feet, excluding
garages. Buildings are primarily placed in courtyard formations, and create pedestrian greenways
through the project which connect to surrounding streets, the creek open space and multi-use trail, and
other neighborhoods. Where possible, units face onto public streets. Garages are accessed from alleys.
A recreation facility consisting of lawn, pool, and pool house terminates the primary neighborhood
entry and offers respite to neighborhood 3 residents and their guests.
The majority of required visitor parking is provided in parallel bays along the perimeter and internal
streets. Additional spaces are located in the garage of Building 1, and accessible visitor parking is
accommodated in each of the building garages. Additionally, a few direct visitor stalls are provided
adjacent to the ClubhouselPool area.
Perimeter street sidewalks connect to the internal road with pedestrian paseos placed between all
buildings, enhancing the pedestrian experience and accessibility ofthe community. Pedestrian visitor
access is clearly indicated from these paseos. From the sidewalk, a pathway leads via an entry garden
court to the secured front gate at the west side of each building and continues through to the internal
courtyards. A second gated pedestrian entry is provided at the east side on the lower level.
Architectural styles include:
A rich hierarchy of landscaped open space ranges from the intimacy of the individual entry courts and
internal garden courtyards of each building, the connected gardens ofthe paseos and gardens
surrounding all buildings, to the grandeur of the central green.
American Farmhouse -Farm Style
Predominant features of the style are large, wrapping front porches with a variety of wood columns and
railings. 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 consisting of
cupolas, weathervanes, and dovecotes.
The design characteristics most associated with the American Farmhouse style are one and two story
massing, usually with large front porches and predominantly gabled roofs, with few being hip roofs.
The use of wood or other high quality simulated wood siding, along with wood shutters and substantial
wood for window trim are other characteristics of the American Farmhouse style.
Taking advantage of the site's slope from north to south, the ground level of each building has units
along its east and south sides concealing the essentially underground garage behind. Each building has
three stories of units at the west and north, starting at the upper ground level, and two to three stories of
units at the east and south, starting at the lower ground level. This creates a stepping effect whereby
upper-level courtyard-oriented units in the middle of each building overlook roofscapes to the east and
south, and through courtyard entries, enhancing views and solar exposure.
American Farmhouse- National Folk Style
The FarmhouselNational Folk Style consists of two-story massing with low-pitched, hipped or shed
porches. Porches are used to create outdoor space as well as single story elements at the front
A combination of plaster, siding, and stone clad walls lend themselves well to the eclectic California
Arts & Crafts architecture style. Building elements such as broad roof overhangs supported by brackets,
divided-light windows, a mix of arched and flat openings, and wood trims/accents form the rich palette
contributing to the variety and charm ofthe whole.
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Wallis Ranch . November, 2006
Neighborhood 5
Neighborhood 5 is comprised of detached two story alley loaded single family homes. Detached garages
are typically located on a separate pad that is higher or lower than the dwelling, allowing this product type
to step with the steep grades of the site. Granny units or bonus rooms are an option above the garages.
Units on the "uphill" side of the block are generally at the same elevation as the fronting street; while units
on the "downhill" side of the block are located between 2 and 4 feet above the street grade, requiring a
staircase to access the entry of the unit. Units range in size from 2,420 to 2,585 square feet, excluding
garages, and granny units or bonus rooms above the garage.
This neighborhood's architectural styles are:
Spanish
The Spanish style consists of asymmetrical massing generally in rectangular forms with accent elements
consisting of half round pipe details, wrought iron detailing, and recessed windows. Building designs
incorporate varied projections such as wall off sets, covered porches and the use of arched windows and
shutters. Door and window trim, hardware, chimney caps, light colored stucco with red barrel roof enrich
and complete this style.
ltalianate
Consists of two story massing with low-pitched roofs typically hipped with concrete'S' tile roofs. Stucco
walls and the use of stucco trim are key elements for Italianate. Eave dentals, brick, detailed trim around
doors and windows help enhance this style. Simple massing and the appropriate use of details help
complete this style. Bolder colors provide the final element to bring it all together.
Craftsman
Craftsman styles are typically asymmetrical building massing that consists of bolder color schemes with
darker stucco and siding elements. Typically low-pitched roofs with larger overhangs and covered front
porches occur on this style of architecture. Wood trim as well as wood pot shelves, wood brace details and
the application of siding provide a nice balance of craftsmanship. Stone is used to compliment wood
detailing, and bolder stucco colors. Porches are used to create outdoor space as well as single story elements
at front elevations.
Neighborhood 6
Neighborhood 6 occupies a sloping site between Wallis Ranch Road and the hill to the west. Three different
building types are utilized in this neighborhood: podium buildings that have three levels of flats and
townhouses over or adjacent to two levels of partially buried parking, a podium building with two levels of
flats over one parking level, and townhouse courts. All three building types have been designed to step with
the terrain. The units range in size from 811 to 1,615 square feet.
Two large podium buildings are bisected to appear as four buildings by landscaped pedestrian paseos that
frame views to the hillside, access to interior units and parking garages, and accommodates the site's south-
to-north slope with stepping parking structure levels. An underground tunnel connects the two "halves" of
each building's parking garage. Two- and three-story townhouse units, with individual porch entries
accessed directly from the paseos and streets, line the south and east edges of the podium buildings. The
liner townhouses reduce the perceived mass of the buildings as seen from the streets, and screen the parking
structures, while giving podium-top flats picturesque views over their rooftops.
The flats in each three-story building are arranged in an L-shape configuration, with the public entry of each
building fronting Wallis Ranch Road at the east end of each' L'. A secondary courtyard entry provides
residents convenient access to the centrally located neighborhood pool area via the paseos and interior
private streets.
A smaller podium building with flats is accessed from the rear loop road. This building has two levels of
stacked flats over one level of parking. At the south end of the project are townhouses clustered around
driveway courts that step down-slope, their porches and balconies announcing the Monterey identity.
Flats and townhouses throughout the neighborhood are designed to maximize daylight exposure and views.
Comer units take advantage of multiple exposures, with many designed with two balconies and multiple
windows in the rooms.
As noted earlier; a pool house and pool are proved, seen on axis from the northern interior street at the
center of the project. The building provides an identifiable terminus and "place" with its arched entry and
tower feature. Adjacent to the pool area is a utility building that houses the neighborhood's trash
compactors, pool utility room, and janitor office/restroom.
Individual units and buildings have long, wood-detailed Monterey balconies cantilevered off plaster walls
under broad, Spanish-tile roof eaves. The Monterey style - a Northern California vernacular - is further
articulated with stone base walls, gable roof ends clad in broad wood siding, bracket-supported window and
balcony elements, painted shutters and arched entryways. Spanish influences can be found on these
elevations as accents and a complimentary style.
J. "Describe how the landscape features have been designed so as to insure visual relief and an
attractive environment for the public. "
The development concept for the property strives to emphasize and build off the natural beauty of the
site to ensure visual relief and an attractive public environment. The landscape design theme is a
melding of natural, agrarian and ornamental motifs. The theme is manifested through the transition
from entry experience at Tassajara Road to each neighborhood. Landscaping throughout the project,
and particularly along the creek and open spaces, are clustered and informal to blend naturally with
open space and reflects the existing oak woodland character.
The plan preserves the Tassajara Creek environs and the grassland hills that are the predominant natural
features of the project area. The project establishes a continuous open space and multi-use trail corridor
along the creek that continues through Eastern Dublin and will be utilized by the City as a whole. The
dominant visual essence of the natural habitats within the Tassajara Creek corridor guide the design of
common open space improvements, such as along the creek-side street.
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Wallis Ranch . November, 2006
The Tassajara Creek oak riparian community consists primarily of valley oaks, a few California
sycamores, California bay laurels, and various willow varieties within an understory of native shrubs
and ground covers. Certain open space areas and corridors within the project will be informally planted
to reflect and expand the existing native plant communities, consistent with agreements with various
environmental agencies. Plants shall be predominantly native or naturalized species.
The hillside grassland corridor is predominantly valley grassland and oak chaparral plant communities,
although the grasses include non-native varieties. Several slope buffers between neighborhoods will be
planted with native grass mixes to continue this character and plant community.
Farming and ranching influences provide the structure for the Project's circulation systems. This
agrarian character is man-made, typified by formal patterns of orchards, windrows, and row crops.
Plant species selected for Wallis Ranch are inspired by those ornamental and manicured plants and
specimens favored by early homesteading families in the Tri- Valley area. A wide variety of oak trees is
proposed, since many oak species are native to the area or have adapted to the local climate.
A series of stone entry column and wall elements has been designed to communiCate the entry and
circulation hierarchy from public to private realm. Stone veneer walls gradually step down in mass
from community to neighborhood entries. Similar stone colors and patterns are used throughout the
project to provide unity. Each neighborhood has a common entry column, but has a separate and unique
entry signage statement.
Enhanced paving is provided at significant pedestrian crossings within the project, and at the primary
vehicular entry of the project. Additionally, enhanced paving is also placed in certain vehicular ways to
enhance the pedestrian realm, such as along alleys and in motor courtyards. Enhanced paving will
consist of concrete and/or concrete pavers.
Ornamental plantings will be expressed in the internal common open spaces, gardens, gathering spaces
and play areas. Motifs from the Arts and Crafts movement of the early 1900's are evident in the design
of walls, fences and landscape structures such as cluster mailboxes, park and site furnishings, arbors
and neighborhood entries. Recommended plants are compatible with the Sunset Western Garden
Climate Zones 14, 15 and 16, and locally available.
Street trees with large canopies are utilized for shading and visual relief. A variety of tree forms are
located at entries, adjacent to buildings and in courtyards for scale and softening of building massing.
Flowering accent trees are located at key intersections, entries and courtyards for focal and seasonal
interest.
The project will adhere to the City's Public Art Ordinance; a public art compliance report is included in
this 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. Art may consist of interesting pavement, fence and wall
treatments, site furniture, and plant materials, in addition to other more traditional forms. The southern
tip of the water quality/detention basin parcel will be the primary location to incorporate the artwork. If
a second location is warranted, the community green and its elements may be used.
K. "Is the proposed project located on a hazardous waste and substances site pursuant to Government
Code Section 65962.5?
Eckland Consultants conducted a Phase 1 environmental site assessment of the portion of the project
area within Alameda County in July of 2001 to investigate on-site hazardous wastes or substances.
Eckland's assessment indicates that the property is not known to be on a hazardous waste or substance
area list. The study concluded that the property has a low likelihood that any hazardous or toxic
substances exist on the site. It was suggested that prior to demolition, asbestos and lead-based paint
surveys be implemented on the existing structures as required by code, that debris be removed from the
site, and that existing septic and leach field systems should be pumped out and removed.
In June of 2006 Eckland Consultants conducted a Phase 1 environmental assessment of the portion of
the project that lies within Contra Costa County. This assessment concluded that there are neither
Historical Recognized Environmental Conditions nor Current Recognized Environmental Conditions at
the site.
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Page 6 . Site Development Review Written Statement
Wallis Ranch . November. 2006
Public Art Compliance Report
This report is submitted to fulfill the requirements of the City of Dublin Public Art
Program, part of the City's Zoning Ordinance, Chapter 8.58. Please refer to the attached
exhibit illustrating potential public art installation sites.
Section 8.58.070 General Procedures for Implementing Public Art Program, Part B-
Public Art Program Submittal states "in conjunction with site development review of any
project subject to this Chapter, the applicant shall submit a Public Art Compliance Report
to the Community Development Director. The Public Art Compliance Report shall
specify:
1. Whether the applicant has elected to satisfy its public art contribution obligation
through a public art contribution or through the payment of a fee in lieu thereof;
The Project proponent will satisfY the Public Art obligation by providing a public art
contribution for the installation of art on site.
2. If the applicant elects to install public art on site pursuant to subsection 8.58.050A:
a. the total building valuation of the project, provided by the Building Official, and the
calculation of the value of the applicant's required public art project; and
City Staff is to determine the total building valuation of the project, and the calculation
of the value of the project proponent's required public art project.
b. the location of the public art project site.
Refer to the following plan for the location of potential public art installation sites.
3. If the applicant elects to contribute funds in-lieu of public art pursuant to subsection
8.58.050B, 8.58.050C, or 8.58.050D: the location ofthe site reserved for public art.
Not applicable.
Page J . Public Arl Compliance Report
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Wallis Ranch
Dublin, California
Public Art
Compliance
Report
REV I S I 0 N S:
DESCRlmON DATE
Cit)- Submittal
Cit)'Submittal
PROJECT NUMBER: 16034-40
SCALE: AS NOTED
DATE ISSUED:
PUBLIC ART
MASTER PLAN
~~
0' 100' 200' 400'
IIIACICAY. SOIlPS
eM. [NClNt(RlNC-lANO PlANNING_LAND SUl'fY('l'INC
P1.EASANTON, CA 94588 (925) 225-0690
SHEET NUMBER:
1