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HomeMy WebLinkAboutCover, Table Contents, Written Stmt etc. ,- r r r' . \. , ....~ ,'" ~ "L.: L.. !lI.. r ~ \ , 'Iio.. "'- I ~ ~ /' ... ' "'" '~ ~ ' l ~ J '" (. .... ; ,. " .:- " \-,.... .. "I,.l "") \' .J~ , J ") January 2007 j I I and Prepared for: Chang Su-O Lin, et. al. Prepared by: ./ / " 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. P:\ 16034-40\office\Submittals\PD2- TM-SDR Approvals\SDR\Proj desc-rev.doc 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 Page 3 . Site Development Review Written Statement P:\ 16034-40\office\Submittals\PD2- TM-SDR Approvals\SDR \proj desc-rev.doc 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. Page 4 . Site Development Review Written Statement P:\ t 6034-40\office\Submitlals\PD2. TM .SDR Approvals\SDR\proj desc-rev.doc 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. P:\ 16034-40\office\Submittals\PD2- TM-SDR Approvals\SDR\proj desc-rev.doc Page 5 . Site Development Review Written Statement 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. P:\16034-40\office\Submittals\PD2- TM-SDR Approvals\SDR\proj desc-rev.doc 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 F':\160J-I--IO\(!fTice\Suhmiflahi/'D2-TM-SDR ApproWfIs\5./JR'IJ/lhlic w'l compliance rejJorf.doc \ \ \ ~ ~\~~ ~~ ~ t" g~ ~n ~ 0 n; ~ ~ ~ I ) --~......- , Thssa~rii Roac}''' ---=-;;; .........-----.------ I I I / II / ..-.---- /" / / / / / / / / / / / / I I \ / / / / / / / / / / / / / / / / / / / / / / * Pm,;bl. Laestia. rae Publie Art Legend \ \ ~ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / 12-04-2006 10:33:45 sshonnon P:\ 15034-40\plonn;nq\wol1is\SD<<\Pub1i,-Art.dwg -- --- 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