HomeMy WebLinkAboutOrd 01-13 Moller Rch PD Rezone •
ORDINANCE NO. 1 - 13
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 1 AND
STAGE 2
DEVELOPMENT PLAN FOR THE MOLLER RANCH PROJECT
(APNS 985-0001-001-01 and 985-0001-001-02)
PLPA-2011-00003
The City Council of the City of Dublin does ordain as follows:
SECTION 1: RECITALS
A. The current Planned Development zoning with a related Stage 1 Development
Plan was adopted by Ordinance 09-07. Ordinance 09-07 is superseded by this Ordinance,
which replaces the previously approved Stage 1 Development Plan and adopts a new Stage 2
Development Plan.
SECTION 2: FINDINGS
A. Pursuant to Section 8.120.050 of the Dublin Municipal Code, the City Council finds as
follows:
1. The proposed Planned Development rezone with related Stage 1 and Stage 2
Development Plan for Moller Ranch (the "Property') will be harmonious and
compatible with existing and potential development in surrounding areas
because: the proposed zoning amendments would allow residential
development of the Property consistent with open space and hillside
preservation intended for the Eastern Dublin Extended Planning Area and
Foothill Residential area of the Eastern Dublin Specific Plan area.
2. The Property is physically suitable for the type and intensity of the Planned
Development Zoning District proposed because: 1) development will occur in
the flatter areas of the site, leaving the surrounding hillsides in open space; 2)
The Project will implement all applicable mitigations from the prior
Environmental Impact Reports and the Project Supplemental Environmental
Impact Report; and 3) the Development Plan will allow the construction of
residential communities consistent with the density and character of nearby
_ neighborhoods in the surrounding and adjacent area.
3. The proposed Planned Development rezone with related Stage 1 and Stage 2
Development Plan for the Property will not adversely affect the health or safety
of persons residing or working in the vicinity, or be detrimental to the public
health, safety and welfare because: 1) structures will be constructed and
neighborhoods laid out in compliance with building and fire department safety
regulations and codes; 2) development resulting from the proposed rezoning of
the Property would be subject to development standards approved for Moller
Ranch; and 3) development resulting from the proposed zoning amendments
Page 1 of 11
• •
to the Property would be subject to ordinance requirements and conditions of
approval designed to preserve public health, safety, and welfare.
4. The proposed Planned Development rezone with related Stage 1 and Stage 2
Development Plan for the Property are consistent with the Dublin General Plan
and the Eastern Dublin Specific Plan because: 1) the Property has been
designated for the requested land uses under the companion General Plan and
Eastern Dublin Specific Plan amendments approved by Resolution 210-12 on
December 18, 2012; and 2) the requested zoning is consistent with this land
use.
B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds
as follows.
1. The proposed Planned Development rezone with related Stage 1 and Stage 2
Development Plan for the Property meet the purpose and intent of Chapter
8.32 Planned Development Zoning District of the Dublin Zoning Ordinance
because: 1) the proposed project is consistent with the intent of the companion
General Plan and Eastern Dublin Specific Plan amendments for residential
development surrounded by open space areas; 2) the proposed project
complies with Section 8.32.010 of the Dublin Zoning Ordinance by coordinating
future development of the Project site with similar existing residential
development in neighboring areas.
2. Development under the Planned Development Plan will be harmonious and
compatible with existing and future development in the surrounding area
because: 1) the proposed zoning amendments to the Property are consistent
with development of nearby residential communities along Tassajara Road;
and 2) adequate hillside slope preservation, drainage, and bio-retention
measures will be incorporated to prevent run-off onto adjacent and surrounding
developments.
C. Pursuant to the California Environmental Quality Act, the City Council certified a
Supplemental Environmental Impact Report for the Project, including the PD-Planned
Development rezoning, by Resolution 209-12 on December 18, 2012, which resolution is
incorporated herein by reference.
SECTION 3. ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning
Map is amended to rezone the Moller Ranch Property, as shown below, to the PD-Planned
Development zoning district.
Page 2 of 11
•
A map of the rezoning area is shown below:
PROJECT
.,:,uP ,.ion \
DUMB RANCH ?
DUBLIN
1.590 11111.
SECTION 4. APPROVAL OF STAGE 1 AND STAGE 2 DEVELOPMENT PLAN.
The regulations for the use, development, improvement, and maintenance of the Property are
set forth in the following Stage 1 and Stage 2 Development Plan for the Project area which is
hereby approved. This approval supersedes the Stage 1 Development Plan previously
approved in Ord. 09-07. Any amendments to the Stage 1 and Stage 2 Development Plan shall
be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors.
This Stage 1 and Stage 2 Development Plan meets all the requirements for Stage 1 and Stage
2 Development Plans set forth in Chapter 8.32 of the Dublin Zoning Ordinance. A separately
bound document titled "Moller Ranch — General Plan Amendment/Eastern Dublin Specific Plan
Amendment, Stage 1 and 2 Planned Development Rezone, Vesting Tentative Map" dated
August, 2012, is incorporated herein by reference as Exhibit A and is on file in the Dublin
Community Development Department.
1. Permitted, Conditionally Permitted, Accessory/Ancillary, and Temporary Uses:
Permitted, conditional, accessory/ancillary, and temporary uses applicable to this
property are shown below:
Page 3 of 11
• •
Proposed Uses: Permitted, Conditional and Accessory Uses
PD-Single Family Residential
Permitted Uses:
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance
Animal keeping- residential
Community care facility/small (permitted if required by law, otherwise as conditional use)
Garage/Yard sale
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Private recreation facility for homeowner's association
Secondary Unit
Single Family Dwelling
Small family day care home
Similar and related uses as determined by the Community Development Director
Conditional Permitted Uses
Ambulance Service
Bed and breakfast inn
Boarding house
Community clubhouse
Community facility
Day care center
Urge family day care home
Mobile home/manufactured home park
Parking lot—residential
Plant nursery
Semi-Public facilities
Similar and related uses as determined by the Community Development Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
PD-Park
Permitted Uses
Community Park
Neighborhood Park •
Neighborhood Square
Recreational and educational facility
Trail Staging area
Similar and related uses as determined by the Community Development Director
PD-Semi-Public
Permitted Uses,including,but not limited to:
Community center/Clubhouse
Community Theater
Page 4 of 11
Cultural center
Day care center
Educational Facilities
Inclusionary Housing
Private School
Recreational Facilities—public
Religious institutions
Senior Center
Special needs program facilities'
Trail Staging area
Trails and maintenance roads
Youth Center
Similar and related uses as determined by the Community Development Director
• Ancillary Use:
Parking lot supporting a primary use
PD-Open Space
Permitted Uses:
Conservation areas
Drainage and Water Quality Ponds and Other Related Facilities
Incidental and Accessory Structures and Uses
Private or Public Infrastructure
Private recreation facility—passive and active
Resource Management
Storm Water Detention Ponds and Other Related Facilities
Trails and maintenance roads
Trail Staging Area
Wildlife habitat preservation area
Similar and related uses as determined by the Community Development Director.
Ancillary Use:
Parking lot supporting a primary use
PD-Rural ResidentiallAgriculture
Permitted Uses:
Agricultural Accessory Use—Office
Animal Keeping—Residential
Drainage and Water Quality Ponds and Other Related Facilities
Mobile Home
Private or Public Infrastructure
Single Family Residence
Small Family Day Care
Storm Water Detention Ponds and Other Related Facilities
Trails and Maintenance Roads
Page 5of11
• •
Trail Staging Area
Ancillary Use:
Parking lot supporting a primary use
Conditionally Permitted Use:
Agricultural Housing
Agricultural Processing
Animal Keeping—Agricultural
Animal Keeping—Commercial
Animal Sales and Services
Bird Keeping—Commercial
Caretaker Residence
Crop Production
Farm Mobile Home
Horse Keeping
Horse Stable/Riding Academy
Plant Nursery
Recreational Facility—Outdoor
Similar and related uses as determined by the Community Development Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
2. Site Plan, Site area and proposed densities: See diagram
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tatOnma.mu n1 asu 7/d1 STAGE II PLANNED DEVELOPMENT
SITE PLAN
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Page 6 of 11
• •
3. General Plan/Eastern Dublin Specific Plan consistency: The Stage 1 and Stage 2
Development Plan is consistent with the companion General Plan and Eastern Dublin
Specific Plan amendments approved by Resolution 210-12, December 18, 2012
4. Development Regulations/Architectural Standards: Development Regulations shall
be applied as follows:
Dwelling Type 4,500 Square Feet 5,000 Square Feet 5,500 Square Feet
(based on min. lot size)
Minimum Lot Area 4,500 sf 5,000 sf 5,500 sf
Minimum Lot Width 45 feet 50 feet 55 feet
Minimum Street Frontage 25 feet 25 feet 25 feet
@cul-de-sac/knuckles
Minimum Street Frontage 20 feet 20 feet 20 feet
(flag lots)
Minimum Lot Depth 100 feetw 100 feet(') 100 feet(')
Maximum Lot Coverage(14)(5) 55% 45% 45%
Maximum Building Height(') 38 feet 38 feet 38 feet
Maximum Stories ) 3 stories 3 stories 3 stories
Minimum Building Separation
Minimum Setbacks(2)
Front"'(21)
- to living area 12 feet 12 feet 12 feet
- to porch(24) 10 feet 10 feet 10 feet
- to courtyardw(23) 8 feet 8 feet 8 feet
- to front-facing garage(9)06) 18 feet 18 feet 18 feet
- to side-entry(swing-in)garage() n/a n/a 12 feet
_Side(3)(5)(11)
to living area(') 0 or 4 feet 5 feet 5 feet
- to porch(`) 5 feet 5 feet 5 feet
- to courtyard( gn) 0 0 0
Encroachments (4) (4) (4)
Rear(m)(12)(1e)(25)
- to living area
one-story element(5)(21) 15 feet 15 feet 15 feet
two-story element 18 feet 20 feet 20 feet
- to one-story garage(`) 3 feet 3 feet 5 feet
Usable Rear Yards 500 sf total flat area. 750 sf total flat area. 800 sf total flat area.
Minimum dimension Minimum dimension Minimum dimension
= 10 feet. = 10 feet. = 10 feet.
Yard area of no less Yard area of no less Yard area of no less
than 80 sf may be than 150 sf may be than 150 sf may be
provided in multiple provided in multiple provided in multiple
locations within a locations within a locations within a
single lot, including single lot, including single lot, including
courtyard areas. courtyard areas. courtyard areas.
Corner Lots(")
- to living area from side 9 feet 10 feet 10 feet
- to living area from front 9 feet 10 feet 10 feet
- to porch from front 8 feet 8 feet 8 feet
- to porch from corner 7 feet 7 feet 7 feet
- distance from living area 3 feet 3 feet 3 feet
perpendicular to site line
- distance from porch to site line(20) 0 0 0
Accessory Structures (19) (19) 9)
Parking(l3)04)
Per unit 2 spaces covered 2 spaces covered 2 spaces covered
Page 7 of 11
• •
- Guest space per unit 1 1
NOTES:
(1) [No less than] 90%of lots shall meet the 100' lot depth. It is understood that slight deviations of lot depth could occur
at the time of the final map. See Neighborhood Key for Neighborhood Delineations.
(2) Setbacks measured from property line.
(3) See following pages for graphic depiction for typical front and sideyard setbacks of above standards.
(4) Items such as, but not limited to air conditioning condensers, porches, chimneys,bay windows, retaining walls less than 4'
in height, media centers, etc. may encroach 2' into the required setback of one side yard, provided a minimum of a 3'flat
and level area is maintained for access around the house. Items such as, but not limited to air conditioning, condensers,
porches, chimneys, bay windows, retaining walls less than 4 feet in height, media centers, etc. may encroach 2 feet into
the required setback of one side yard provided that a minimum of 36 inches of flat and level area is maintained for access
around the house.
(5) Subject to Building Code requirements for access. •
(6) Building setback shall be subject to review and approval of the Building Official for building code and fire code
compliance. Setback to building overhang may be a 3-foot minimum or as required by current City building code
standards.
(7) Maximum height of a front yard courtyard wall shall be 30"maximum (solid wall) or 42" maximum (transparent/fence)
(8) The third floor must be stepped back from front and rear elevation to reduce building mass.
(9) Three car garages and swing in garages are prohibited on lots less than 55'wide.
(10) Retaining walls up to 4 feet high may be used to create a usable level area. Retaining walls in excess of 4 feet to create
usable area are subject to review and approval of the Community Development Director. Retaining walls over 30 inches
in height are subject to safety criteria as determined by the Building Official.
(11) Where a minimum 5' HOA parcel lies between a lot and an adjacent street, the lot is not considered a corner lot and
interior lot setback standards shall apply.
(12) At cul-de-sac bulbs, knuckles and similar conditions where lot depths are less than the standard depth, minimum rear
yard setback requirements may be reduced by an amount equal to the min. lot depth minus the actual depth of the lot
(i.e.: 100'-90'=10'). In no case will the rear yard setback be reduced to less than 10'.
(13) Curbside parking may be counted toward required number of guest spaces. 2 covered side-by-side spots shall be
provided. 34"car tandem spaces may not be utilized to meet the parking requirement, except for second unit parking
requirement.
(14) A Second Dwelling Unit is permitted in neighborhoods of lots 5,000 square feet or greater only. No more than one(I)
second dwelling unit is permitted per lot and requires one additional off-street parking space; tandem or uncovered
space would be permitted.
(15) Second Dwelling Unit Coverage:The principal residence and a second dwelling unit combined shall not exceed the
maximum lot coverage.
(16) Driveway apron shall be centered on the garage door. In instances where 3-car front on garages are utilized the driveway
apron shall be centered on the entire front on garage plane.
(12) Homes on corner lots to include enhanced side and rear elevations facing the street. Refer to Enhanced Lots Key for
Locations.
(18) Lots with visible side and rear elevations that can be seen from off-site shall incorporation enhancement Refer to
Enhanced Lots Key for Locations.
(19) Accessory Structure Setbacks will follow the City Dublin Zoning Ordinance, Chapter 8.40: Accessory Structures and
Uses Regulations.
(20) A low wall (30"or less) may encroach into the site line area. No solid structure above 30"shall be allowed; porch
columns excluded.
(21) One story elements to include covered porches, loggia, etc. Second story decks on patios will be considered a 2 story
element.
(22) Courtyard wall to return to side yard fence or front plane of main residential structure.
(23) At least 60%of the originally constructed plans will have a second story that recesses at least five feet for 20%of the
front facade.
(24) Single story architectural projections may meet the 10'front setback.
(25) At rear elevations,there shall be a minimum 5-foot horizontal or vertical offset in the plan.
Page 8 of 11
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6. Phasing Plan. Three neighborhoods shall be constructed in five phases as shown:
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7. Master/Preliminary Landscape Plan. [See Exhibit A, Landscape Guidelines, Sheets 1-
60]
Page 9 of 11
8. Inclusionary Zoning Ordinance. Development of the Project Site is subject to the City's
Inclusionary Housing Ordinance. All subdivision maps and Site Development Reviews
are subject to compliance with applicable inclusionary requirements as a condition of
approval.
9. Development Concept and Architectural Guidelines. [See Exhibit B, Architectural
Guidelines, Sheets 1-33]
The neighborhood layout is shown below:
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10. Access & Circulation. Primary access to the project will be taken from a T-intersection
at Tassajara Road where a main access road follows the terrain of the natural drainage
area. The residential neighborhoods will be accessed via internal loop roads connecting
to the main road.
11. PD Zoning/Land Use Summary. The following table provides the acreage per land use
designation and unit count by residential product type.
PD ZONING/LAND USE SUMMARY TABLE FOR
Moller Ranch PLPA-2011-00003
Zoning/Land Use
Acres Units
Single-Family Residential (.09 to 6.0 units per
79.6 0-478*
acre)
Rural Residential/Agriculture 136.8 1
(1 unit per 100 acres) ,
Medium Density Residential 0 0
Page 10 of 11
• •
(6.1 to 14.0 units per acre)
Open Space/Stream Corridor
7.6
Neighborhood Park 1.1
Semi-Public
1.2
Total(1) 226.3 479
*SEIR studied only 382 units. Vesting Tentative Map includes only 370 units
12. Public Facilities. Public Facilities shall be provided in accordance with any subsequent
Site Development Review specific to this Project Site.
SECTION 5. Other Zoning Regulations. Pursuant to the Dublin Zoning Ordinance, section
8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be
governed by the provisions of the closest comparable zoning district as determined by the
Community Development Director and of the Dublin Zoning Ordinance except as provided in the
Stage 1/Stage 2 Development Plan,
SECTION 6. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City
Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public
places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
PASSED, APPROVED AND ADOPTED this 15th day of January 2013, by the following
votes:
AYES: Councilmembers Biddle, Haubert, and Mayor Sbranti
NOES: None
ABSENT: Councilmember Hart
ABSTAIN: None dQz
Mayor
ATTES'FJ
C lyvo C`
City Clerk
Ord No. 1-13,Adopted 1-15-13, Item 4.5 Page 11 of 11
6
STAGE I & II
SEPTEMBER 2012
A
BRADDOf K n LOGAN HOMES
L GATES
+ASSOCIATES
I
Community Developers
Braddock and Logan Properties
Architecture
William Hezmalhalch Architects
Landscape Architects
Gates + Associates
Civil Engineers
MacKay & Somps
TABLE OF CONTENTS
INTRODUCTION
ILLUSTRATIVE DESIGN 7
STREETSCAPE
m
ENTRIES AND THEMATIC ELEMENTS 24
TRAILS & OPEN SPACE 30
WALL & FENCING 38
LANDSCAPE SYSTEM 44
SITE ELEMENTS 53
APPENDIX 59
TABLE OF CONTENTS
MOLLER RANCH DESIGN GUIDELINES
2 MOLLER RANCH DESIGN GUIDELINES
INTRODUCTION
VISION
The Braddock & Logan Properties at Moller Ranch envisions
a premier residential haven nestled within the hills of the City
of Dublin. This charming, tranquil community, surrounded by
hundreds of acres of Regional Parkland is linked to Tassajara Road
and the greater Dublin community via a meandering creekside
road. The character of the entry road has been carefully
conceived as an experiential transition, "deep breath" as residents
come home to Moller Ranch. The character of the community
is rooted in the history and natural features of the setting. As
a reflection of California's agrarian and ranch heritage, remnant
vineyards, olive groves, dry stack stone walls and farmstead
artifacts will be used throughout the community to provide a
historic farmstead legacy.
The goal is to create the ambiance of new communities built
around the relics of historic use.
The guidelines in this document are conceptual, and are intended
to guide the fulfillment of the vision.
KEY DESIGN ELEMENTS
• Gateway entry signage will be understated, relying on
thematic features and landscape elements to define the
project entry. The entry will feature an old stone pumphouse
adjacent to a seasonal pond, terraced vineyards and "dry
stack" stone walls.
• The streetscape system shall unite the community through a
legible hierarchy, while respecting the natural setting.
• The creekside trail open space system will be developed as a
series of meadows and vista points ultimately linking with the
park and East Bay Regional Park District staging area.
• Integrated into the trail and open space system shall be
a sequence of interpretive art elements which provide
opportunities to learn about the surrounding environment.
• The fencing and wall system maximizes views, defines
neighborhoods, and reinforces the farmstead legacy character.
• Management of open space and maintenance of common
areas will be an integral component of the landscape system.
INTRODUCTION 3
4 MOLLER RANCH DESIGN GUIDELINES
ILLUSTRATIVE PLAN
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STREETSCAPE PLAN
DESIGN CONCEPT
MAIN ENTRY ROAD AT ENTRY GATEWAY
MAIN ENTRY ROAD AT CREEK CROSSING
NEIGHBORHOOD ENTRY ROAD
NEIGHBORHOOD STREETS
STREETSCAPE PLAN
1
LEGEND
Main Entry Road
• Median
• Parkway / Sidewalk on north side
• Pedestrian trail on south side
Neighborhood Entry Road
• Parkway / Sidewalks both sides
Neighborhood Spine Road
• Parkway / Sidewalks both sides
10 MOLLER RANCH DESIGN GUIDELINES
Neighborhood Street
• Monolithic sidewalk both sides
Neighborhood Street at Open Space
• Monolithic sidewalk south side
• No sidewalk north side adjacent to
open space
Neighborhood Street at Park
• Monolithic sidewalk north side
• Sidewalk location on south side to
be determined by Parks Department
DESIGN CONCEPT
The road hierarchy is designed to legibilize the structure of the
community while simultaneously supporting the rural, farmstead
character.
MAIN ENTRY ROAD
A gently curving road flanked by hillside on the north and creek
corridor to the south leads into the community. This road connects
to the three smaller neighborhoods, a public park and EBRPD staging
area.
NEIGHBORHOOD ENTRY ROAD
As the road continues into the development toward the heart of the
residential community it maintains a rural ambiance with open space,
hillsides, bio- cells, and agrarian artifacts on either side.
NEIGHBORHOOD SPINE ROAD
The neighborhood spine road dissects the main neighborhood and
serves as the collector for the neighborhood streets.
NEIGHBORHOOD STREETS
There are three neighborhood street conditions in the development
• residences on both sides of sthe street
• residences on one side, open space on the other
• residences on one side, park on the other
STREETSCAPE PLAN
STREETSCAPE II
MAIN ENTRY ROAD AT ENTRY GATEWAY
"Dry Stack" Stone Walls &
Boulder Rubble
Roses and Bold Foliage
Enhanced Paving
Evergreen Accent Trees
Project Entry Structure 11-1 ;
Evergreen Accent Trees Columnar Trees /
Windrow
Grapes
Flowering
5' Parkway Separated Trees
-�Aa1k ' �A4
"Dry Stack" Stone Wall
& Boulder Rubble
Grapes
Trailhead w/
Interpretive
Element
0 45 90 180ft
F"-.
s �V
Bioswale
A � ..
CREEK
Tall Grasses in Bio -Cell Basin
Riparian / Open Space Trees
10' Pedestrian Trail
Hydro Modification Basin/
Seasonal Pond
The Main Entry Road establishes the agrarian
character of Moller Ranch with an iconic stone
building, informal drifts of Olive trees, roses
tumbling over "dry stack" walls, boulder rubble,
rows of grapes, and a windrow of columnar trees.
To maintain the rural ambiance, much of the
road has been divided into two grade- separated
travel lanes with a tilted median containing small
flowering trees. The sidewalk on the north is
separated by a landscaped parkway while to the
south a pedestrian trail meanders between a
seasonal pond, bio -cell basin, and creek corridor
bringing a riparian character to the street edge.
The design of this area is meant to reflect the
relationship between the farmer and the land. For
more detail on the entry gateway design see the
Entries and Thematic Elements Chapter.
12 MOLLER RANCH DESIGN GUIDELINES
Entry Gateway Elevation
• 2 - 20' travel lanes
• 10' median with flowering trees
• 5' parkway with windrow trees & 5' sidewalk,
north side
• 10' pedestrian trail with open space trees,
south side
a
1.
LOCATION MAP 1
MAIN ENTRY ROAD AT ENTRY GATEWAY
Grapes Evergreen Windrow Flowering Tree Open Space Riparian Trees
Accent Tree Tree
Bioswale Planting
Tall Grasses
3:1 Slope L5'L5'L 20' � 10' � 20'
Sidewalk Travel Median
Lane Lane
Parkway
(dro Modification Basin / Seasonal Pond
SECTION A -A
10' � Creek Corridor
iestrian
Trail
0 10 20 40ft
Entry Gateway Elevation Enlargement: North Side
STREETSCAPE 13
MAIN ENTRY ROAD AT CREEK CROSSING
Evergreen Accent Trees
Open Space /Riparian Trees
Evergreen Screen Trees
Grapes
Large Canopy Street Trees
_ -% ro
r Stone Wall / Boulder Rubble
Evergreen Accent Trees
Flowering Trees
. , •
Enhanced Paving
Open Space /
t PUBLIC
NEIGHBORHOOD.
Riparian Trees
PARK% -'
5' Parkway
B , E�
Separated
Sidewalk A
TrailPdestrian
A
R Ali"
0 45 90 180ft 1
As the entry road nears the interface with homes,
grade separated lanes and flowering trees in the
median continue. In the north parkway large
canopy street trees are used to shade and enclose
the street while evergreen screen trees on an
upslope buffer homes yet retain views beyond to
the creek.
On the south side the pedestrian trail continues
along the creek corridor and is separated from
the road by clusters of open space trees and
grassy meadows.
At the bend in the road the creek disappears into
a culvert under the street and daylights at the
public neighborhood park. At this creek crossing
a decorative head wall houses the culvert and an
ornamental railing provides a pedestrian lookout
down the riparian corridor.
14 MOLLER RANCH DESIGN GUIDELINES
/Culvert Culvert & Decorative
Headwall /
5' Monolithic Sidewalk —
Stone Wall / Boulder Rubble
Open Space /Riparian Trees
Open space /riparian trees, grapes, low stone
walls, and boulder rubble accent intersections and
special open space areas.
• Two 20' travel lanes
• 10' median with flowering trees
• 5' parkway with large canopy street trees and
5' sidewalk, north side
• 10' pedestrian trail with open space trees
transitioning to 5' monolithic sidewalk, south
,;A-
Theme Wall
0 10 20 40ft
Evergreen
Screen Tree
Open Space Riparian
Decorative Railing—
Decorative Headwall
Culvert Crossing
0 10 20 40ft
MAIN ENTRY ROAD AT CREEK CROSSING
Large Canopy Shade Tree
Flowering Tree
SECTION B -B
SECTION A -A
Open Space Riparian Trees
t,
L,reeK k- OF-HUOV
STREETSCAPE 15
NEIGHBORHOOD ENTRY ROAD
Open Space /Riparian Trees
Bio -Cell Basin—,
5' Parkway Separated Sideway � +
Large Canopy Street Trees
Open Space /Riparian Trees p
1
Stone Wall / Boulder Rubble
Grapes
I —L
0 45 90 180ft 1 Evergreen Accent Trees
After the road crosses the creek it continues
through open space deeper into the community
and is enclosed by large canopy trees with
pedestrian circulation accommodated by
separated sidewalks on both sides of the street.
Gaps in the street tree pattern provide views of
vines climbing up the hillside, willow lined bio-
cell basins, and farmstead artifacts. The theme
of stone walls, boulder rubble, and accent trees
repeats as neighborhood entries are approached.
16 MOLLER RANCH DESIGN GUIDELINES
5' Parkway Separated Sidewalk
Bio -Cell Basin
Stone Wall
Windmill
Enhanced Paving
Theme Wall with Monoliths
Evergreen Accent Trees
T FNeighborhood
Entry
• Two 18' travel lanes
• 5' parkway with large canopy street trees & 5'
sidewalk, both sides
NEIGHBORHOOD ENTRY ROAD
Evergreen Large Canopy Shade Tree Open Space Trees
Accent Tree
Stone
Theme
Wall Wall Stone
Wall
Grapes
Residence Landscape L5151 36' L5151 Landscape Buffer Bio -Cell Basin
Buffer 2 Travel Lanes Sidewalk 3:1 Slope
0 10 20 40ft Sidewalk Parkway Parkway
SECTION A -A
STREETSCAPE 17
NEIGHBORHOOD SPINE ROAD
f:
Flowering Trees
�. A
Columnar Trees /Windrow
Connection to Open Sp
0 45 90 180ft It
Stucco Wall with Stone Monument
Low Stone Wall / Boulder Rubble
The neighborhood spine road climbs up the grade
dissecting the heart of the primary neighborhood
and terminates at a bio -cell basin and trail
connection. Flowering trees in the parkway strip
create an inviting pedestrian ambiance for the
neighborhoods while columnar windrow trees
behind the sidewalk buffer the views of the
adjacent homes from the road.
• Two 18' travel lanes
• 5' parkway with flowering trees & 5' sidewalk,
both sides
• Columnar windrow trees at back of walk,
both sides
18 MOLLER RANCH DESIGN GUIDELINES
Open Space Trees
Detention Basin
Open Space Trail
Evergreen Screen Tree
Theme Wall —\
NEIGHBORHOOD SPINE ROAD
SECTION A -A
Open Space Trees —\
LLandscape Buffer
Sidewalk
12'
AccessTrai I
Street 5' 5' P Varies P 30' P Open Space.
Bio -Cell Basin EVAE / 3:1 Slope
Sidewalk Planting Area Maintenance Access
SECTION B -B
0 7.5 15 30ft
l
.w'dd
STREETSCAPE 19
NEIGHBORHOOD STREETS
i
r
Within the neighborhoods the streets are
reduced to a residential scale with monolithic
sidewalks and deciduous trees within a landscape
easement.
The following are the three neighborhood street
conditions:
Neighborhood Streets:
• 2 - 18' travel lanes
• 5' monolithic sidewalks, both sides
• Deciduous trees in 8' landscape easement (6'
from back of walk), both sides
20 MOLLER RANCH DESIGN GUIDELINES
LEGEND
Neighborhood Street
� Neighborhood Street at Park
Neighborhood Street at Open Space
Neighborhood Streets at Park:
• 2 - 18' travel lanes
• 5' monolithic sidewalks, both sides
• Deciduous trees in 8' landscape easement (6'
from back of walk), one side
Neighborhood Streets at Open Space:
• 2 - 14' travel lanes
• 5' monolithic sidewalks, south side
• No sidewalk, north side
• Deciduous trees in 8' landscape easement (6'
from back of walk), one side
Frontyards Deciduous Tr
NEIGHBORHOOD STREETS
'. . T .. ��" � .
6' L L5'L 5' 6'
Bulbout Bulbout
8' 5' 36' 5' 8'
PUE 2 Travel Lanes
alk) L Sidewalk
Neighborhood Street
Location to be det��m ��a
by Parks Department
Frontyards Deciduous Tree
I SFr=
6'
8' 5' 36' 5' Park by others 11 11 PUE 2 Travel Lanes
Sidewalk Sidewalk
Neighborhood Street @ Park �
Open Space Tree Deciduous Tree Frontyard
Earth Swale
Planting r
6'
Open Space 28' 51 8'
3:1 Slope 2 Travel Lanes PUE
Sidewalk
Neighborhood Street @ Open Space 0 7.5 15 30ft
STREETSCAPE 21
22 MOLLER RANCH DESIGN GUIDELINES
1041 =[el:I: ; I ollgi I:[ OX4 lillOnsimkiazwo
VINEYARD TREATMENT
ENTRY LOCATION PLAN
I
1
The entry gateway establishes the tranquil
essence of Moller Ranch. A series of
neighborhood entries along the primary road
distinguish the separate sub - neighborhoods within
the overall community.The farmstead legacy is
interwoven into the community fabric with the
unique treatment of each entry. The entry to the
public park will also be highlighted with an entry
feature.
24 MOLLER RANCH DESIGN GUIDELINES
The entry gateway introduces the farmstead
legacy of Moller Ranch. On the south side of
the entrance, an iconic stone building has been
designed to reference a pump house or any
one of the numerous old stone buildings that
might have been a part of an old farmstead. The
building is framed by a low stone wall crumbling
into rubble as it has aged and been overtaken
by rambling roses. It is nestled into a grove of
mature olive trees with rows of grapes along one
side. An ornamental iron blade sign bearing the
Moller Ranch logo is attached to the building at a
height which prevents vandalism.
The north side of the entrance is highlighted
with a series of tiered stone walls with boulder
outcrops, spilling roses, and ornamental planting.
The terraced planting areas are home to mature
olive trees and rows of grapes. The ranch logo or
name shall be etched in concrete and embedded
r
+4
ENTRY GATEWAY
into the wall. The design intent is to communicate
an understated elegance and sense of retreat.
The entrance should invoke a special sense of
place that stands apart from other subdivisions.
J* 1`2-116
Entry Gateway - South Side
Entry Gateway - North Side
ENTRIES & THEMATIC ELEMENTS 25
LOW STONEWALL & BOULDER RUBBLE
LEGEND
- Thematic Stone Wall / Boulder Rubble
Q Monumentation
The thematic low stone walls will be designed to look as if built
b the farmer as he cleared his land. The will have a dry stacked
. Y Y Y
appearance occasionally crumbling into rubble.
r
t, .• 1k i-.7
W An
.. • a'15i�
26 MOLLER RANCH DESIGN GUIDELINES
NEIGHBORHOOD ENTRY
Stucco Q. (Z+- -- \A/,11 ...; *k
Stone Mor
Low Stone Wall
Stone Monolith
Stucco Wall
Boulder Rubble
!\
., J 5 30 60ft' 1
There are seven neighborhood entries sited
along the various segments of the primary road.
Each entry is unique incorporating elements of
the farmstead Iegacy.The goal at these entries
is to highlight each sub- neighborhood.A design
vocabulary of low stone walls, stone monolith,
decorative lighting, and street signage will be
adapted to integrate with the garden and side
yard dark- painted stucco wall at each location.
Bold foliage such as carpet rose shall further
complement the entries.
ENTRIES & THEMATIC ELEMENTS 27
1
VINEYARD TREATMENT
The vineyards are strategically located throughout the development
as remnants of a previous farmstead. A trellis system for the vines
will be designed to mimic historic character.
28 MOLLER RANCH DESIGN GUIDELINES
& OPEN SPACE PLAN
AI LH EAD AT PARK
TRAILS
PUBLIC ART & INTERPRETIVE SIGNAGE
TRAILS & OPEN SPACE PLAN
1
The open space system at Moller Ranch is
comprised of a riparian corridor, rolling hillside
with native grass, and special landscape areas
designed to reflect the farmstead theme.The
continuous interface between the primary road
and the open space system is a fundamental part
of the rural character of Moller Ranch.The trail
system is designed to enhance the interaction and
appreciation of the natural open space system.
30 MOLLER RANCH DESIGN GUIDELINES
Regional Trailhead / Staging Area
Park by Others
10' Pedestrian Trail
12' Access Trail
Common Area
Landscapes
Trailhead
ff MIMI
10' Pedestrian Trail:
A public pedestrian and bicycle trail will be
located along the northern edge of the creek
IinkingTassajara Road to the city park and
ultimately the EBRPD staging area and regional
open space system. A sequence of interpretive
art elements will be coordinated with the trail
design creating seating nodes at key vista points.
The trail will have an all weather surface.
12' Access Trail
The EVA /maintance access bench created at the
interface between the homes and the upslope
hillsides will also be used to provide a pedestrian
trail for the homeowners.The trail surface will be
compacted gravel which can support maintance
and EVA vehicles.The native grasses along this
corridor will be abated to create a 50' wide
fire buffer. A hardened timber view fence will
separate the trail from the adjacent backyards.
TRAILS
Open Space Riparian Trees
10'
Pedestrian Trail
10' PEDESTRIAN TRAIL
PL
Hardened Timber Fence 3:1 Slope
4' 12' Gravel L 6' L 6'
Access Trail I Earthol
Swale
30'
EVAE / Maintenance Easement
50'
Fire Buffer Zone
0 5 10 20ft
12' ACCESS TRAIL
TRAILS & OPEN SPACE SYSTEM 31
REGIONALTRAILHEAD/
STAGING AREA
0 10 20 40ft
REGIONAL TRAI LH EAD /STAGING AREA
A public staging area and trail head will be created
as a part of the Moller Ranch community to
provide access to the extensive regional open
space system.The staging area will be designed to
East Bay Regional Park standards and ultimately
be maintained by the Park District.The staging
area will include a restroom, information kiosk
and picnic area.The staging area is adjacent to the
area which will be dedicated to the city for a park.
The thematic low stone wall and an interpretive
public art element will also be part of the staging
area designed to integrate with the Moller Ranch
community.The landscape in the staging area will
be designed to provide shade for the parking area
and users.The plant palette will emphasize the use
of native, low maintenance water conserving plant
materials.
32 MOLLER RANCH DESIGN GUIDELINES
PG &E Access
Restroom
Interpretive Art
Element
Park Access
Picnic Area
Low WalI
_�
I
LOCATION MAP
Street Trees
Open Space Trees
0 15 30 60ft
h
5 _
Trailhead at Cul -de -Sac
TRAILHEAD AT CUL DE SACS
TRAILHEADAT CUL DE SACS
Pedestrian entries to the I Twide access trail are found at the end
of cul- de- sacs.These entry points are highlighted by the use of the
thematic low stone wall parallel to the sidewalk. A low ornamental
iron fence connects the stone wall to the lot fences to clearly
separate the trail area from the individual front yards. A removable
bollard will allow EVA and maintance access at these locations.
— Low Wall at Cu de Sacs
— Ornamental Iron View Fence
View Fencing at Open Space
Access Trai I
Bollard
r*:1C
* 4
Low Wall at Cut de Sacs
Ornamental Iron View Fence
View Fence at Open Space
TRAILS & OPEN SPACE SYSTEM 33
PUBLIC ART AND INTERPRETIVE SIGNAGE OPPORTUNITIES
r —�J
The linear trail along the creek and the East
Bay Regional Park District staging area, would
be developed with a sequence of six to eight
public art elements. This approach provides an
opportunity to integrate public art, educational
displays, and the natural setting.
The public art pieces shall each be a part of a
total story specific to the setting. The pieces
should be designed to heighten an understanding
of the setting. Themes for the "story" might
include an explanation of:
• Native riparian vegetation
• Indigenous wild life
• Ranch history
These themes could be explored abstractly; such
as the 8' tall skeletal structure of a Native Maple,
leafs scattered across a meadow; human scale
enlarged sculptures of bird beaks timely shaped
34 MOLLER RANCH DESIGN GUIDELINES
I
N
LEGEND
Public Art and Interpretive Signage
into food sources; or an abstract explanation of
the forms of barb -wire and fence posts essential
to ranching. Interpretive signage would be
provided with each art piece.
Each art element or piece of the "story" would
be integrated into the design of the landscape
and the trail system. The art element adjacent to
Tassajara Road should be designed to intrigue the
passing motorists. The art element at the staging
area should inspire viewers to explore further
into the open space. The art elements located
at the intermediate vista points along the creek
corridor should be situated to allow viewers to
linger and enjoy the setting.
PUBLIC ART AND INTERPRETIVE SIGNAGE CHARACTER IMAGES
_
Y '
r
.,s
od
TRAILS & OPEN SPACE SYSTEM 35
36 MOLLER RANCH DESIGN GUIDELINES
�bmlm
E IQ4ClNC,
.I — - & FENCING PLAN
STONE WALLS
WOOD FENCING
FENCING AT CUL -DE -SAC
VIEW FENCING AT OPEN SPACE
WALL & FENCING PLAN
The wall and fencing system for Moller ranch
was designed to minimize the visual impact of the
fences and walls.To this end where the fences and
walls are required they are designed to be semi
transparent, as well as screened by landscaping or
designed to be part of the Farmstead theme.
38 MOLLER RANCH DESIGN GUIDELINES
LEGEND
Low Stone Wal l
Theme Wall
View Fence
View Fencing @ Open Space
i Low Wall / Fencing @ Cul -de -Sac
40 Wildfire Management Lots Subject to
2010 C.B.C. Chap. 7A
Notes: 1.) All other fences will be 6'h wood privacy
fences. 2.) Lots with a shall have fencing material
adhering to the Fire Marshal's requirement for "Fire
Hardened /Heavy Timber."
LOW STONEWALLS
These elements are used in key visual locations to continue the
Farmstead theme from the entry gateway to terminus at the upper
bio- cell.The wall system is integrated into the design of the storm
water treatment to transform the character of these facilities to
resemble abandoned springs and cattle ponds as features of the
farmstead.
THEMEWALL
Where the side yards of the individual homes along the primary road
system, a tall stucco wall will be provided. The wall will be painted
a dark beige and buffered by landscaping to obscure views of the
wall from the road. At the intersections this wall will transition
into ornamental stone wall with monuments to define the sub
neighborhood entries
VIEW FENCE
Where the open space abuts the individual yards a view fence will
be provided. In the areas where this fence is visible from the primary
road it shall be a 6' tall black ornamental iron fence. An optional art
fence may be incorporated at high visibility areas if determined to be
in compliance with a public art requirement.
WALL & FENCING
Low Stone Wall
View Fence Option
Optional Art Fence - to be
determined as part of public art compliance
Theme Wall
WALL & FENCING 39
WALL & FENCING
Fence at Open Space
1 .
k rya•'
Low Stone Wall at Cul de Sac
Ornamental Fence of Cul de Sac �
FENCEAT OPEN SPACE
Where the view fence is not visible from the primary road, a 6'
tall wire mesh fence framed with hardened timber, per the fire
department requirements, will be used
WALL/ FENCE AT CUL DE SACS
The low theme wall will be used at the end of cul -de -sac when it
interfaces with the 12'wide access trail. An ornamental iron fence
will extend from the low wall to the side yard fence to separate
the private front yard from the trail area.
40 MOLLER RANCH DESIGN GUIDELINES
Low Stone Wall at Cul de Sacs
Ornamental Iron
- View Fence
Open Space
L' Fence
A
C
L L
0 15 30 60ft
Fencing at Cut -de -Sac
GOOD NEIGHBOR FENCE
The good neighbor fence occurs between lots.
The design will be a 6' tall vertical board wood
fence with cap and fascia board. Wood posts shall
be a minimum of 8' o.c. Fence will be setback a
minimum of 5' from front facade. Where fence
is adjacent to street a minimum of 3' landscape
buffer will be provided between walkway and
fence.
LATTICE FENCE
The lattice fence will be used parallel to the
front of the home and where sideyards abut a
residential street. Similar to the good neighbor
fence, 18" of top panel vertical lattice will be
integrated into the overall height of 6'.
CORNER LOT FENCING
On corner lots a combination of 6' and 4.5' lattice
top fence will be used with the 6' fence running
25% of the length of the home starting at the
back corner of the house. The 4.5' lattice top
fence will be used along the remaining length of
the fence run.
6' lattice top fence to cover 1/4 of
side house length
— Optional 4.5' lat-
tice top fence to
provide additional
coverage; distance
varies according to
= specific house plan
Sideyard Fencing at Corners Elevation
x
WOOD FENCING
r-2 x 6 cap
I x 8 fence DoaroS
4 x 4 fence posts
Good Neighbor Fence
1 ' -
6'
1.5" x 1.5" railer
6'
yards
� n � 1c11� I.,JStS
Lattice Top Fence
6' Lattice top fence
C
X
� f
I i
i 4.5' Lattice top fence
6' Lattice top fence
i
Sideyard Fencing at Corners Diagram
WALL & FENCING 41
42 MOLLER RANCH DESIGN GUIDELINES
PLANT PALETTE
STREET TREE PLAN
r�
I
1
DESIGN CONCEPT
In addition to supporting the agrarian theme of
Moller Ranch street trees are used to accent
entries, form strong street edges, provide privacy
screening, and emphasize open space.
44 MOLLER RANCH DESIGN GUIDELINES
00�P Open Space / Riparian Trees
Windrow Trees
— — Evergreen Screen Trees
C- -00 Evergreen Accent Trees
Large canopy street trees frame the edges of the main entry road
and the neighborhood entry road. As the main entry road transitions
from the entry experience to the neighborhood and creek interface,
large canopy street trees line the north edge of the road forming
a strong row, which complements the informal nature of the open
space trees along the riparian corridor on the opposite side of the
street.
As the road passes the smaller neighborhoods near the front of the
development and enters the stretch toward the large neighborhood
the large street trees march down both sides of the street forming a
solid shade canopy.
The following are large canopy street tree options:
• Celtis sinensis
• Quercus shumardii
• Quercus virginiana
• Ulmus parvifolia
Large Canopy Street Tree Rower
LARGE CANOPYTREES
Celtis sinensis
Chinese Hackberry
x
Quercus shumardii
Pin Oak
Southern Live Oak
Ulmus parvifolia
Chinese Elm
LANDSCAPE SYSTEM 45
FLOWERING TREES
Cercis canadensis
Eastern Redbud
Chitalpa tashkentensis
ncn
Small flowering trees will add a sweet charm to the ambience of
the community starting in the median at the project entry and
continuing to the creek crossing. After the creek crossing the
median disappears. Inside the heart of the primary neighborhood the
flowering trees re- emerge along the edges of the neighborhood spine
road in the parkway strips.
The following are flowering tree options:
• Cercis canadensis
• Chitalpa tashkentensis
• Crataegus phaenophyrum
Crataegus phoenophyrum
Hawthorn
Flowering Trees in Project Entry Median
46 MOLLER RANCH DESIGN GUIDELINES
OPEN SPACE / RIPARIAN TREES
Open space and riparian trees are interlaced throughout the site
reinforcing a balance between nature and development. A palette
of Oaks, Sycamores,Willows, Alders, and Maples will be used at the
seasonal pond, bio -cell basins, trailheads, and open space areas.
The following are open space /riparian tree options:
• Acer macrophyllum
• Alnus rhombifolia
• Cercis occidentalis
• Quercus agrifolia
• Quercus lobata
• Platanus racemosa
• Salix laevigata
• Salix lasiolepis
Cercis occidentalis OOCP
Western Redbud
Salix lasiolepis 0"
Arroyo Willow
Acer macrophyllum 10,000
Big Leaf Maple
Alnus rhombifolia 00CP
White Alder
Quercus agrifolia 00�p
Coast Live Oak
Quercus lobata 00UD
Valley Oak
Platanus racemoso 00CP
California Sycamore
LANDSCAPE SYSTEM 47
WINDROWTREES
Carpinus betula `Fastigiata'
European Hackberry
Quercus robur `Fastigiata'
ncn
Zelkova serrato 'Musashino'
Columnar Zelkova
Windrows, a historically important agrarian component, serve accent
and screening functions at Moller. They march down the parkway
on the north side of the entry road accenting the edge between
the hillside and the street. They also provide screening along the
neighborhood spine road to mitigate grade differences between lots.
The following are windrow tree options:
• Carpinus betula `Fastigiata'
• Quercus robur `Fastigiata'
• Zelkova serrato `Musashino'
48 MOLLER RANCH DESIGN GUIDELINES
EVERGREEN SCREEN TREES
Evergreen screen trees shall be small to medium trees which soften
the interface between residences and the main entry road. Located
at the top of the slope on the north side they will screen homes and
simulaneously maintain views to the riparian creek corridor on the
south side.
The following are evergreen screen tree options:
• Arbutus marina
• Geijera parvifolia
• Laurus nobilis `Saratoga'
Arbutus marina — —
ncn
Geijera parvifolia — —
Australian Willow
Laurus nobilis `Saratoga' — —
Grecian Laurel
LANDSCAPE SYSTEM 49
EVERGREEN ACCENT TREES
k
Evergreen trees will be used to accent entries and special feature
locations. The preferred evergreen accent species is fruitless Olive
Trees which will be prominently featured at the project entry amonst
the tiered stone walls and the stone pump house. They will also be
used to accent neighborhood entries in combination with stone walls,
a .. monuments, and boulder outcrops.
Olea europeae 00� 0
Olive
Evergreen Trees Accent Entries OD'
U
and Special Features
50 MOLLER RANCH DESIGN GUIDELINES
LANDSCAPE SYSTEM 51
PAVING
LIGHTING
SIGNAGE
LANDSCAPE ACCESSORIES
ENHANCED PAVING
i
- =i1
To enhance the roadway vehicular pavers will
be added at key locations throughout the site
including the entry gateway, the creek crossing,
and at the approach to the heart of the residential
community. Concrete pavers made to look like
stone in mottled gray and beige tones will tie
into the stonework, which is the backbone of
the agraian theme. Pavers shall be designed to
meet ICPI guidelines for vehicular strength and
the recommended manufacturer is Calstone, or
similar.
=s
_rtr • tJE' i
Calstone Pavers
SITE ELEMENTS 53
Lighting, an important safety component of the site also presents
design opportunities which contribute to the rural community
character. The following categories of lighting will be woven
throughout the site:
STREET LIGHTING
Along the Main Entry Road, the Neighborhood Entry Road, and the
Neighborhood Spine Road decorative single head lights will march
up the street with double head lights puncuating intersections and/
or special locations. The Lumec Hexagonal series, or similar to, is
recommended with hardware included for banners.
TRAIL LIGHTING
The pedestrian trail which stretches from the entry gateway to
the public neighborhood park, and ultimately the East Bay Regional
Trailhead should include lighting for safety and aesthetic reasons. The
lighting style at the trail shall match the style of the street lighting but
at a smaller pedestrian scale.
FEATURE LIGHTING
Lighting can add a dramatic impact to the elegant architectural
features throughout the site including signage, the iconic stone
building, walls & monoliths, and art elements. Such lighting shall be
coordinated in the detailed design phase of each element.
54 MOLLER RANCH DESIGN GUIDELINES
LIGHTING
Single Head Lumec Light from
Hexagonal Series
Double Head Lumec Light from Hexagonal
Series with Banners
SIGNAGE
Concrete Panel Embedded in Stone Wall
Sign Envelope
Concrete Panel Embedded in Stone Monolith
Lettering Etched in Concrete
6'
min.
Landscape
Easement
H
f -. r
Q Potential Neighborhood Entry - Monolith Signage
Integrated signage is a key component of Moller
Ranch project identification. At this preliminary
project phase sign envelopes are provided within
which final logos and names will be placed later in
the design process.
At the north side of the entry gateway a concrete
panel sign will be embedded into the tiered stone
wall with etched lettering to prevent removal. It
is intended to be bold enough to be seen from
Tassajara Road and yet understated and elegant.
Project signage will be more subtle on the south
side of the entry gateway with a wrought iron
blade sign attached to the iconic stone building.
The sign will be the project logo and be attached
high enough to avoid removal.
8'
min.
: {.
Entry Gateway, North Side - Wall Signage
Q Entry Gateway, South Side - Iconic Building
There is also opportunity to establish unique sub -
neighborhood identity by etching neighborhood
names into concrete signs embedded in stone
monoliths at neighborhood entries.
O
— .
I
LOCATION MAP
SITE ELEMENTS 55
LANDSCAPE ACCESSORIES
Landscape accessories will be woven throughout the site referencing
historic agrarian uses. Furnishings could be made to look as if they
are artifacts that the farmer left behind and could include decorative
iron work incorporated into site architecture, a windmill at one of
the "seasonal ponds," or an old stone sun dial. In addition to these
decorative elements seating and bollards will be provided along the
pedestrian trail. Benches and bollard style shall be classic similar
to those shown below to fit in with the simple elegance of Moller
Ranch. Informal seating such as cut stone can also be sprinkled along
the trail to provide rest opportunities.
i
I;
56 MOLLER RANCH DESIGN GUIDELINES
SITE ELEMENTS 57
UTILITY BOX SCREENING
P.G. &E. Pad Mounted PMH -4
Pad Size: 60.5" x 49"
Cabinet Size: 43 "w x 57 "d x 63 "h
P.G. &E Pad Mounted PMH -9
Pad Size: 80.5" x 88"
Cabinet Size: 82 "w x 77 "d x 67 "h
Utility Box Screening Plan
• Adapt grading to minimize the use of retaining walls. If retaining
walls are required limit height to 30" and construct with tan
mansonry block walls.
• Blend visually into setting with the use of landscaping while
maintaining required clearances.
Existing Screened Utility Box
Salerno Drive, Positano Development
r
Existing Screened Utility
Positano Parkway, Positano Development
APPENDIX 59
60 MOLLER RANCH DESIGN GUIDELINES
MOLLER RANCH
DUBLIN, CALIFORNIA
ARCHITECTURAL GUIDELINES
Stage II
August 17, 2012
2 MOLLER RANCH DESIGN GUIDELINES
TABLE OF CONTENTS
ARCHITECTURAL CRITERIA... S
PURPOSE & INTENT ....................... S
ARCHITECTURAL MASSING ............. 6
Building Form and Massing ................6
CornerLot Homes ..............................6
RoofForms ............ ..............................7
Rear and Side Enhanced Lots ............ 7
Simple Building Concept ...................8
Porches................... ..............................8
Entries................... ..............................8
Balconies and Decks ...........................9
FrontCourtyards . ..............................9
PLOTTING ...... ..............................9
Garage Placement & Treatments... 10
Vary Garage Placement ............................ 10
Swing -In Garage Requirements .............. 10
Three -Car Garage Requirements........... 10
Garage DoorAppearance ........................ I I
Driveways............ ...............................
ARCHITECTURAL DETAILS ............ 12
Four -Sided Architectural Treatments 12
Colors and Materials ......................... 12
Colors: ............................................................ 12
Materials: ..................................................... 12
Doors and Windows ......................... 13
Mechanical Equipment .................... 13
Exterior Architectural Lighting ...... 14
ARCHITECTURAL STYLES .... IS
MOLLER RANCH STYLE SELECTION IS
CRAFTSMAN . ............................... 16
EUROPEAN COTTAGE ................... 18
FARMHOUSE . ............................... 20
MEDITERRANEAN ......................... 22
MONTEREY ... ............................... 24
RANCH........ ............................... 26
SPANISH ECLECTIC ...................... 28
TRADITIONAL ............................... 30
TUSCAN ....... ............................... 32
ARCHITECTURAL CRITERIA 3
4 MOLLER RANCH DESIGN GUIDELINES
ARCHITECTURAL CRITERIA
PURPOSE & INTENT
These architectural Guidelines provide design direction to future home builders
to create high quality living environments. These Guidelines are intended to
be flexible and are, therefore, illustrative in nature. As a flexible document,
the Guidelines can, over time accommodate changes in lifestyles, consumer
preferences, economic conditions, community desires, and the market place.
Guidelines that utilize the term "shall" are required and are to be applied as the
preferred implementation mechanism. Guidelines that use the word "should"
are discretionary and alternative measures may be considered if those measures
meet or exceed the intent of the Guidelines. These Guidelines not intended to
be overly restrictive or limiting, but to help achieve neighborhoods with a higher
level of living quality.
The following architectural criteria have been created to develop architecture
that reflects quality in design, simplicity in form, and contributes to the charm
and appeal of Moller Ranch neighborhoods.
ARCHITECTURAL CRITERIA 5
ARCHITECTURAL CRITERIA
ARCHITECTURAL MASSING
Variations in appearance and a sense of individuality for each home are
important. Neighborhoods that have nearly identical homes and streets
without variation in product placement and form will not be approved in the
City's Site Development Review.
Building Form and Massing
Building form and massing variety are encouraged to provide diversity and
visual interest to the neighborhood street scene. In no case shall the second
floor be allowed to completely cover the first floor without providing a
single story element or massing relief detailed elsewhere in these Guidelines.
The following techniques are required when designing front, sides and rear
elevations of residential structures:
• Articulation of wall planes
• Projections and recesses to provide shadow and depth
• Combinations of one- and two -story forms
• Porches and courtyards
I
1
® One -Story Elements /Massing
Example of Varied Building Mass Along o Streetscene
To be historically accurate, certain styles dictate a more boxlike solution.
Styles such as European Cottage, Mediterranean, Monterey and Tuscan will
permit a more boxlike exterior massing. Even though, in these instances, the
box -like form is permitted, it is not the desired dominant form to be built at
Moller Ranch.
• At least 60% of the plans will have a second story that recesses at
least five feet for 20% of the front facade.
• At rear elevations, there shall be a minimum 5 -foot horizontal or
vertical offset in the plan.
Corner Lot Homes
Articulation of single - family corner lot homes is important for creating
attractive neighborhoods and street scenes. On the visible side elevation facing
a street, provide a significant single -story element and enhanced architectural
features including materials, trim, grids on windows, or shutters reflecting the
front elevation. The single story element could be an entry porch or window
6 MOLLER RANCH DESIGN GUIDELINES
Corner Lot Home Example
ARCHITECTURAL CRITERIA
bays with distinctive roofs. (Other architectural articulation including bump
outs of second floor space, change of roof plane, or change in building plane
to create visual interest and shade and shadow elements could be substituted
for the single -story element.) Additional enhanced articulation or materials is
required including:
• Entry door oriented to the side street
• Wrap around porch
• Decorative elements such as window treatment
• Pot shelves
Roof Forms
Rows of homes seen from a distance or along major roads are perceived by
their contrast against the ridgeline or background. The dominant impact is the
shape of the building and roof line.
• Vary building mass to minimize the visual impact of similar building
silhouettes and similar ridge heights by using a variety of front -to-
rear, side -to -side, gables and hipped roofs, and /or by the introduction
of a one -story element as well as side and rear enhancements where
homes can be seen from off -site and adjacent roadways.
Corner Lot Home Example
Varied Roof Form Example
Tw $1WY WM Ow $'my Ewraw Twa Stm other Co00 Two 9;Im Fkpn GaM iwo SWY lurch Gom Two Stwv FfW W Back r� 31rpY MSG hm Sim NIA Go**
Varied Roof Examples
• Avoid "saw- toothed" silhouettes by separating gable ends so they are
not located adjacent to each other.
• Additional architectural features at the second story such as trim,
grids on windows, or shutters are encouraged. These features shall
reflect the front elevation.
• Additional articulation, where visible, is encouraged including
"eyebrow roofs," pot shelves, patio covers, bay windows, etc.
Rear and Side Enhanced Lots
Please see the Enhanced Lots Key in the Site Development Standards section
for specific lots that require enhanced architectural features including
materials, trim, grid on windows, gable detail, or shutters reflecting elements
found on the front elevation.
Roof Line Variation
ARCHITECTURAL CRITERIA 7
ARCHITECTURAL CRITERIA
Simple Building Concept
The "Simple Building" concept suggests that simple forms and building masses
combined with appropriate roof forms and pitches, create a more authentic
expression of an architectural style. Enhanced style- appropriate detail elements
on simply- massed buildings engender more pure statements of distinctive
style character. This design approach allows for a more compositional
approach to the street scene as a set of clean forms with expressive style
details. Secondarily, thoughtful application of the simple building concept can
reduce construction waste and conserve construction materials by allowing
the implementation of site appropriate advanced framing techniques.
• Use simple forms that are appropriate to the intended style when
designing floor plans.
• Add secondary forms to break up massing, add visual interest, and
convey style.
• Consider using the 24 -inch module to maximize the efficient use of
framing materials.
• Use detail elements to provide articulation and convey style.
• Refer to development standards for massing requirements.
Porches
Porches are encouraged to add architectural interest and functionality to the
front of a residential structure. They help add depth to a buildingfa�ade, break-
up large wall masses and provide a pedestrian - friendly scale and opportunity
for social interaction. The design of the porch shall be consistent with the
architectural style.
• Front porches should be designed to be usable with a minimum depth
of six feet.
Entries
The entry of single - family dwellings shall be articulated as a focal point of the
building's front elevation. Entries are encouraged to be covered or recessed in
order to create a welcoming appearance, promote individuality, and increase
privacy. Residences with front doors that are not visible from the street
are encouraged to provide a trellis, portal element, or similar architectural
feature to provide articulation and sense of arrival.
8 MOLLER RANCH DESIGN GUIDELINES
d............ .......N
Simple Massing Example
Porch Example
Entry Example
ARCHITECTURAL CRITERIA
Balconies and Decks
Balconies, decks, and exterior stairs should be designed as integral components
of the structure and should reflect the style of the home.
Front Courtyards
The Mediterranean, Tuscan and Spanish Eclectic styles lend themselves
to the use of front courtyards to promote social interaction but maintain
defensible space. A 30 -inch high maximum solid courtyard wall and 42 -inch
high maximum transparent fence are permitted provided there is eight -foot
minimum setback from the front property line and a seven -foot minimum
setback from the corner street side property line to allow for landscape and
public utilities. A 30 -inch high maximum transparent fence is permitted to
encroach in the front setback provided there is a minimum landscape area
of two feet adjacent to the sidewalk The courtyard wall shall be of masonry
construction with a finish material to match the architectural style, i.e. stucco,
stone, etc.
PLOTTING
A range of dwelling unit sizes, floor plans, elevations, and unit sizes, shall be
provided within Moller Ranch neighborhoods. It is encouraged to plot garages
to garages and living space to living space to undulate the street pattern
and improve opportunities for on- street parking where grades permit. The
following table identifies the minimum plotting requirements:
PLOTTING REQUIREMENTS
0 -75
3
4
3
6
76 -130
4
5
4
8
131+
5
6
5
10
1. A floor plan shall not be used consecutively more than two times in a row whether
reversed or not.
2. Each plan is required to have 3 styles. Neighborhoods shall have the minimum
styles shown.
3. No two adjacent homes using the same elevation style shall have the same exterior color
scheme. See Color and Materials section for color scheme requirements.
4. See Garage Placements & Treatments for garage door type requirements.
Courtyard Wall Examples
30 -Inch High Transparent
Fence Example
ARCHITECTURAL CRITERIA 9
ARCHITECTURAL CRITERIA
Garage Placement & Treatments
The home and front yard, rather than the garage, should be the primary
emphasis of the front elevation. Architectural elements such as front
porches, living space and front courtyards provide interest to the street
scene.
Garages should be offset from the living area facade a minimum of 5' feet. In
instances where the living area and garage plane are at similar front setbacks,
a front porch or garden wall /courtyard that extend beyond the garage plane
by 5' minimum shall be provided.
Vary Garage Placement
At leasttwo types ofgarage placements shall be provided for each neighborhood
plan type:
• Shallow Recessed
• Swing -in Garage
• Garage Forward
Garage forward placement shall be used primarily on corners and no more
than 25% of the remaining interior plans.
Swing -In Garage Requirements
Swing -in garages are only permitted on lots 55 feet wide or greater. A swing -
in garage shall have a minimum back -up area of 28 feet.
Three -Car Garage Requirements
Three -car garages are only permitted on lots 55 feet wide or greater. When
a 3 -car front - facing garage is used, the following is required:
• Provide a minimum offset of 2.5' feet between double garage and
single garage doors.
• Driveways within a minimum of 18' feet of the front property
line shall include score lines, texturing, or landscape areas
separating driveways.
• Driveway curb cut shall be limited to maximum 19' feet wide
(city standard).
• One on- street parking space shall be provided except on corner lots
and in cul -de -sacs.
• No more than 35% of the plans shall have a three -car front facing garage.
10 MOLLER RANCH DESIGN GUIDELINES
L
Swing -in Garage Minimum
Back -up Area
Single and Double Door Offset and
Driveway Landscape Example
ARCHITECTURAL CRITERIA
Garage DoorAppearance
The garage door pattern, windows and /or color should vary as appropriate
to individual architectural styles.
At least six different garage door styles shall be provided in each
neighborhood (see Plotting Matrix). The same garage door style with
a window is considered a separate style from a garage door without
a window. No fake windows permitted.
• Garage doors shall be multi - paneled to provide shadowed relief. The
design shall be kept simple and consistent with the architectural style.
• All garage doors shall be recessed a minimum of six inches behind the
garage wall plane.
• It is encouraged that no more than two adjacent homes use the
same pattern.
Driveways
Driveway curb cuts shall be limited to 16 feet in width (exclusive of taper)
except as provided under three -car requirements above. Where grades
permit, the driveway shall be centered on the garage door.
Garage Door Examples With
and Without Windows
ARCHITECTURAL CRITERIA I I
ARCHITECTURAL CRITERIA
ARCHITECTURAL DETAILS
Four -Sided Architectural Treatments
Four -sided architectural treatments shall be applied to all homes visible
from public streets. Four -sided architecture is defined as using elements
from the front elevation on the visible side or rear elevation. These
elements can include:
• Window treatments
• Materials
• Colors
• Bay Windows
• Decks /porches
Particular consideration should be given to the treatment of second stories
and roof elements, as these are the elements most visible to public view.
Colors and Materials
Colors and building materials play an important role enhancing each
neighborhood and the community in general. To further the goal of diversity,
the following criteria shall be met:
Colors:
• Provide minimum number of color schemes per style as described in
the Plotting Matrix.
• Individual color schemes shall be appropriate to the architectural
style. The use of additional colors for accents is encouraged.
• All sides (front, top, bottom and sides) of any accent foam detail shall
be painted the same color.
Materials:
• The materials and finishes shall be authentic to the architectural style.
Careful detail shall be taken at the intersections of different materials
to avoid awkward transitions.
• Roof colors and materials shall be appropriate to style. The use of
different roof colors and materials for each style is encouraged.
• Front elevation design and materials shall wrap around the side
elevations and inside corners to an appropriate transition point.
• Certain materials such as stone and brick have distinct coloring in
their natural state and shall be thought of as an element of the color
palette to be incorporated into the overall design.
12 MOLLER RANCH DESIGN GUIDELINES
All Sides of an Accent Foam Detail
Painted the Same Color
Materials Shall Wrap to an
Appropriate Transition Point
Materials Shall Wrap to an
Appropriate Transition Point
ARCHITECTURAL CRITERIA
• Materials such as stone, brick, wood, etc. shall not be applied as a
veneer but shall finish at a logical stopping point such as an inside
corner or side yard fence. If an architectural feature is used (see
example) the material shall wrap the architectural element an not
terminate mid - feature.
• Detail elements such as shutters, exposed rafter ends, cross beams,
decorative grille work, decorative stucco, clay pipe vents, decorative
ceramic tile, and /or other similar features shall be used to provide
visual interest to the residence, consistent with its architectural style.
• Building details such as flashing, pipes, and metal vents shall either
be detailed as an enhancement or painted to match the adjacent
building or roof surface so as to virtually disappear. When gutters
and downspouts are used as an architectural enhancement, they may
contrast in an appropriate, historically referenced color or finish.
• No lace stucco applications are permitted.
• Screed lines shall follow the adjacent earth in accordance with the
California Building Code. Front porch columns shall not "float"
above a porch but shall be built to the minimum allowable distance
by the Building Code. Faces of front porches shall be finished to
match the structure.
Doors and Windows
Window details differentiate architectural styles and can provide a high level
of architectural enrichment. The selection and proportion of the windows
to the facade shall be responsive to the architectural style of the building.
Size and shape shall be considered to assure a balanced relationship with the
surrounding roof and walls. Accent shutters are a way to further enhance
the architecture and shall be proportionate to the window opening. In
general, windows shall enhance rather than dominate the overall architectural
character.
• Windows with simulated divided lights and clear glazing are
most desirable.
• All second -story windows on visible elevations shall be architecturally
enhanced with window trims and grids that match the front elevations
of the structure.
• No aluminum windows shall be used unless they provide a banding a
minimum of four inches.
Materials Wrap Architectural
Elements Entirely
Stucco Lace Finish Application
Not Permitted
Stucco Sand Finish Application Permitted
Mop="
0
no no a
Visible Second Story Window Example
ARCHITECTURAL CRITERIA 13
ARCHITECTURAL CRITERIA
Mechanical Equipment
Mechanical equipment such as air conditioners, heaters, evaporative coolers,
and other such devices shall not be mounted on any roof and must be
located behind privacy walls or landscape and shall allow a minimum 36 -inch
clear dimension between equipment and property line /retaining wall (see
development standards).
Exterior Architectural Lighting
Light fixture selection shall be compatible with the architectural character of
the building.
• All exterior lighting shall be unobtrusive and designed to avoid glare
or spillover onto neighboring homes.
• All fixtures shall direct illumination downward.
• Security lighting, where necessary, shall be hooded, recessed, or
located in such a manner it only illuminates the intended area.
• House numbers shall be lighted.
14 MOLLER RANCH DESIGN GUIDELINES
Exterior Lighting Matches
Architectural Style
ARCHITECTURAL STYLES
On the following pages, each architectural style is defined by elements as
suggested Minimum Standards that are typical characteristics of that style.
Suggested Elements are those elements that help to further define the character
of each style. At least two of the Suggested Elements are required. These style
elements apply only to front and publicly visible side and rear elevations. The
photographs are intended to illustrate some of the typical characteristics of each
style and are not intended as inflexible requirement or standards.
MOLLER RANCH STYLE SELECTION
The design character of the neighborhoods will be one of continuity, individuality
and compatibility. These concepts bring about neighborhood designs that "feel
right" and are embraced by those who live and work in the community.
Residential architecture within Moller Ranch is intended to include a variety of
complementary architectural styles selected from the following palette. Please
refer to the Plotting Matrix for the required number of styles.
• Craftsman
• European Cottage
• Farmhouse
• Mediterranean
• Monterey
• Ranch
• Spanish Eclectic
• Traditional
• Tuscan
ARCHITECTURAL STYLES 15
ARCHITECTURAL STYLES
CRAFTSMAN
Influenced by the English Arts and Crafts movement of the late 19th century and
stylized by California architects such as Bernard Maybeck in Berkeley and the
Greene brothers in Pasadena, the Craftsman style stresses the importance of
insuring that all exterior and interior elements receive both tasteful and artful
attention. Originating in California, Craftsman architecture relies on the simple
house tradition, combining shallower, gently sloping hip and gable roof forms
with wide, livable porches and broad overhanging eaves.
Extensive built -in elements define this style, treating details such as windows and
porches as if they were furniture. The horizontal nature is emphasized by exposed
rafter tails and knee braces below broad overhanging eaves and rustic - textured
building materials. The overall effect was the creation of a natural, warm and
livable home of artful and expressive character. Divergences in expression of
Craftsman designs were obvious between Northern and Southern California and
slight changes in elements can still lend homes completely different characters.
Substantial, tapered porch columns with stone piers lend a Greene character
while simpler double posts on square brick piers and larger knee braces make a
Craftsman distinctly more Maybeck.
16 MOLLER RANCH DESIGN GUIDELINES
Example of the Craftsman Style
CRAFTSMAN STYLE CRITERIA MATRIX
• Main gable roof
• 3'/2:12 to 4:12 roof pitch
• 18" minimum overhang at eaves
• 12" to 18" overhangs at rakes
• Flat concrete tile or high definition asphalt shingles with a
minimum warranty of 40 years
• Shaped outlookers
• Stucco: 16/20 finish
• Gable end treatment to include lap siding, shingles OR
board and batt
• Grid patterned upper half
• Trim around front and visible windows
• No shutters
ARCHITECTURAL STYLES
• Exposed rafter tails
• Intersecting gable element
• Broader overhangs
• Lap or shingle siding
• Stone
• Windows ganged in combinations of 3 or more
• Entry porches with heavy, square OR tapered columns OR Stone accents, particularly at porch piers
posts on piers Knee braces at outlookers
• Garage door with Craftsman style windows
F p�
Craftsman Style Details
ARCHITECTURAL STYLES 17
ARCHITECTURAL STYLES
EUROPEAN COTTAGE
The European Cottage style is a picturesque style derived from medieval
Norman and Tudor domestic architecture. The resulting English and French
inspired "cottage" became extremely popular nationwide after the adoption
of stone and brick veneer techniques in the 1920s & 1930s. The overall shapes
and forms contain endless variations of one- and two -story asymmetrical
facades. Some of the most recognizable features of this style are the stucco,
wood or half timber accents in the gable end and the sculptured swooping
walls at the front elevation.
'Iwo
18 MOLLER RANCH DESIGN GUIDELINES
Example of the European Cottage Style
EUROPEAN COTTAGE STYLE CRITERIA MATRIX
• Main hip or gable roof with at least one intersecting
forward gable or hip roof
• 5.12 to 12:12 roof pitch except
min. T/2:12 at I -story roofs-
Tight to 6" overhangs at rakes-
• 6" to 12" overhangs at eaves
• Flat concrete tile
• Stucco: 16/20 finish
ARCHITECTURAL STYLES
• Swoop roof over entry-
Gable treatment including siding, attic vent, or
half timber etc.
• Stone accents on front elevation
• Grid patterned at front and visible windows
Bay windows-
Trim around front and visible windows-
Recessed windows-
Plank shutters at accent windows-
Wood shelves at window sills
• Front porch with wood -like or stucco columns
Covered entry
• Braces at wood -like columns-
• Round top arch at entry-
Wood or wrought iron balconies
j4popop"_
European Cottage Style Details
ARCHITECTURAL STYLES 19
ARCHITECTURAL STYLES
FARMHOUSE
Farmhouse architecture has been a part of our cultural fabric for centuries,
and examples of this style have dotted our landscape since settlers began
expanding West. Variable adaptations of this style are plentiful, and the variety of
architectural expressions of Farmhouse vocabulary has expanded exponentially.
Predominant features of this style include porches with wood columns and
railings. Two -story asymmetrical massing is typical of the Midwest farmhouse.
The amount of detail on the Farmhouse varies widely, with some structures
exhibiting Victorian details in the gables, porches, window and door trims, steeper
pitched roofs, and exterior siding. Conversely, the "Folk" adaptation tends to
be less concerned with elaborate detail but rather, focusses on simple, honest
and unadorned design, expressing simple massing, well- proportioned windows
and doors, steeper roofs, and exteriors of stucco, siding or both. Although still
expressed as a wood framed structure, its beauty is in its simplicity and the artful
architectural balance it provides.
Example of the Farmhouse Style
20 MOLLER RANCH DESIGN GUIDELINES
FARMHOUSE STYLE CRITERIA MATRIX
u�
ARCHITECTURAL STYLES
Standing seam metal roof
• Wood siding
• Soffit materials to match columns /post
• Spindlework trim at porch headers
• Divided lites in top half of window
• Vertically proportioned Bay window
• Built up header trim at front windows
• Single hung windows at front
Full width front porch
Filigree details per style choice
Shutters
Rectilinear gable vents
Knee braces
Cupolas
Dormers
Farmhouse Style Details
ARCHITECTURAL STYLES 21
ARCHITECTURAL STYLES
MEDITERRANEAN
In the 1860s, Mediterranean, or the Italian Villa, was one of the fashionable
architectural styles in the United States based on the formal and symmetrical
palaces of the Italian Renaissance. Mediterranean homes are straightforward
and boxy, with only window crowns and cornice moldings as ornamentation.
This old world prototype was refined, adapted and embellished into a truly
eclectic classic style. The shallow pitched hipped roof often with decorative
brackets identifies this style. As it became a popular building material, cast
iron expanded the Italian style vocabulary to include a variety of embellished
designs for porches, balconies, railings, and fences.
}
Example of the Italian Villa Style
22 MOLLER RANCH DESIGN GUIDELINES
MEDITERRANEAN STYLE CRITERIA MATRIX
• Main hip roof with hip ancillary roofs
• 3'/2:12 to 5:12 roof pitch
• 12" to 18" overhangs at eaves,
• "S" concrete tile
• Stucco: 16/20 finish
• Grid patterned at front and visible windows
• Trim around front and visible windows
• Paneled or louvered shutters on accent window
• Formal entry with surrounds
ARCHITECTURAL STYLES
• I -story shed
• Closed /shaped eave with corbels
• Clay tile
• Stucco: 30/30
• Round arch top accent windows
• Symmetrically ordered and stacked windows
and openings
• Recessed windows
• Decorative shutter hardware
• Belt course
• Tile accents
• Decorative metal elements
• Arched doors
• Arched windows
• Simulated precast window surrounds
• Simulated precast columns at entry or
between windows
• Plank or carriage style garage door
L-
Italian Villa Style Details
ARCHITECTURAL STYLES 23
ARCHITECTURAL STYLES
MONTEREY
Influenced by both the Spanish Colonial and New England Colonial homes,
historical Monterey features Spanish detailing while maintaining the Colonial
style form. With its stucco or masonry walls, "S" or flat concrete shake roofs,
this style exhibits many of the same elements as an historical Spanish home:
simple building form and mass, rusticated corbels, head trim, posts or balconies
(if used), and gable roof forms.
Interpretations of this style maintain a simple elegance. Later prototypes added
many refinements and colonial details that are familiar in the Spanish styles.
Though usually thought to be fully adorned with porches, second floor balconies
and verandas, many successful, historical adaptations of this style avoided these
details and focused simply on careful massing, detail, and the natural beauty
inspired through its blend of rich Spanish and Colonial heritage.
F
Example of the Monterey Style
24 MOLLER RANCH DESIGN GUIDELINES
MONTEREY STYLE CRITERIA MATRIX
• 3'/2:12 to 4:12 roof pitches
• 18" to 24" overhangs at eaves
• Tight to 12" overhangs at rakes
• Flat or "S" concrete tile
ARCHITECTURAL STYLES
• Exposed rafter tails
• Rusticated brick on first floor
• Slump block on first floor
• Stucco: 16/20 finish or heavier Sack finishes
• Board and batt at upper level
• Horizontal siding at upper level
• Recessed windows and shutters
• Shutters on feature windows
• Windows with divided lites
• Vertically proportioned window configurations
• Decorative shutter hardware
• Simple columns with base trim
• Shaped wood corbels
• Head and sill trim with I of the following materials:
• Proportional stucco - wrapped, high density foam trim,
20/30 stucco finish OR
• Re -sawn wood trim OR
• Simulated wood trim with re -sawn wood texture
• Spanish- inspired lighting
• Appropriately styled door and hardware
• Cantilevered or supported balcony
• Metal balcony railing
• Complementary hardware trim
• Arched doors
• Plank or carriage style garage door
7
Monterey Style Details
ARCHITECTURAL STYLES 25
ARCHITECTURAL STYLES
RANCH
Single- and two -story ranch houses are indigenous to California. Many of
them are direct descendents from Spanish types with additional inspiration
from Yankee influences introducing New England elements into the designs.
The one -story ranch house predominated in southern California in the early
19th century and has continued to evolve since then.
Within the social and physical structure of the old Ranchos, the ranch house
component was exemplified historically as living quarters for the workers.
Later, as life within the Ranchos changed, the ranch house became the "primary"
living quarters, and thus evolved based on its owners needs and wealth.
The Ranch style can be identified with an open design, the appearance of "post
and beam" construction, balanced with the strength and permanence of solid
plaster wall elements that anchor such things as porches with open framing
and wood posts, verandas, arbors, and trellises — a rich mix of materials and
textures. This is a style that can truly take on the label of "built over time,"
and really mean it.
Example of the Ranch Style
26 MOLLER RANCH DESIGN GUIDELINES
RANCH STYLE CRITERIA MATRIX
`Minimum Standards
• Main gable roofs with exposed rafter tails
• 18" to 24" overhang at eaves and rakes
• 3'/2:12 to 5:12 roof pitches
• Exposed rafter tails
• Flat concrete tile or high definition asphalt shingles with a
minimum warranty of 40 years
• Stucco: 16/20 finish or heavier
• Re -sawn wood -like siding accents
• Horizontal or vertical proportion
• Shaped wood corbels
• Head and sill trim shall consist of one of the following
materials and be of proper proportion:
• Proportional stucco - wrapped, high density foam trim,
20/30 stucco finish OR
• Re -sawn wood trim OR
• Simulated wood trim with re -sawn wood texture
• Front porches with no rails OR ow- walled entry
courtyards with hardscape paving
• Simple columns with base trim
ARCHITECTURAL STYLES
• Standing seam metal roof accents
• Fiberboard siding
• Board and batt or groove joint - no lap siding
• Brick, refined or rusticated
• Slump block, sack finish optional
• Window mullions
• Rustic light fixtures
• Balconies - cantilevered or supported with posts
• Decorative metal at post to beam connection
• Plank style garage door
r.
tk .
f" r,,
Ranch Style Details
ARCHITECTURAL STYLES 27
ARCHITECTURAL STYLES
SPANISH ECLECTIC
Spanish Eclectic is an adaptation of Mission Revival enriched with additional
Latin American details and elements. The style attained widespread
popularity throughout the country after its use in the Panama - California
Exposition of 1915.
Architectural distinction is established through the use of tile roofs, smooth
stucco walls, heavily textured wooden doors and highly articulated ornamental
ironwork. The plans can be informally organized around a courtyard with the
front elevation very simply articulated and detailed. The charm of this style
lies in the directness, adaptability and contrast of materials and textures.
Example of the Spanish Eclectic Style
28 MOLLER RANCH DESIGN GUIDELINES
SPANISH ECLECTIC STYLE CRITERIA MATRIX
ARCHITECTURAL STYLES
• Main gable roof (front to back)-
• T/2:12 to 5:12 roof pitch
• Tight to 12" overhangs at rake s
Cross gable at front
• 8" to 12" overhangs at eaves,
• Shaped, stucco eaves or rafter tails
• Low profile "S" concrete or clay tile
• Stucco: 16/20 finish or heavier
• Grid patterned-
Trim at non - recessed windows front and visible windows
Arched windows at front elevation-
Plank shutters on accent windows-
Recessed windows
Decorative gable treatment
• Front porch with wood -like or stucco columns-
• Decorative metal grille work OR
Corbels at wood -like columns
• Half or full round vents
Decorative metal pot shelf, balcony railing, etc
• Round top arched openings-
Spanish Eclectic Style Details
ARCHITECTURAL STYLES 29
ARCHITECTURAL STYLES
TRADITIONAL
The Traditional style evolved in the early twentieth century influenced by American
Colonial styles as formal as Georgian Revival and those as simple and functional as
Cape Cod, New England Colonial, and Farmhouse.
The Traditional vocabulary of white - painted columns, clapboards and shuttered
windows were combined with the symmetrical, unpretentious massing and
functional forms of the Cape Cod and Farmhouse. Combined one- and two -
story massing with single story wings, gabled roofs with dormered windows,
or occasional saltbox roof forms became classic forms of this traditional style.
When introduced to Southern California, the wood siding was replaced with
stucco for exterior cladding and instead used as an accent.
Example of the Traditional Style
30 MOLLER RANCH DESIGN GUIDELINES
ARCHITECTURAL STYLES
TRADITIONAL STYLE CRITERIA MATRIX
• 5:12 to 10:12 roof pitch
Cornice at gables
except min. T/2:12 at I -story roofs
• Gable treatment to include lap siding or
• 12" to 18" overhangs at eaves
board and b
• 6" to 18" overhang at rakes
• Cross gables s at front
• Flat concrete tile or high definition asphalt shingles with
• Roof dormers
a minimum warranty of 40 years
• Stucco: 16/20 finish
• Grid patterned at front and visible windows
• Trim around front and visible windows
• Shutter at accent windows
• Covered or recessed entry
• Lap siding or board and batt
• Brick accents at front elevation
especially as a wainscot
• Paneled or louvered shutters at accent windows
• Bay windows
• Decorative shutter hardware
• Porches with square built -up wood -like columns
and railing
Traditional Style Details
ARCHITECTURAL STYLES 31
ARCHITECTURAL STYLES
TUSCAN
The Tuscan style draws its inspiration from the informality of the rural
farmhouse and settlement building types of traditional villages in Tuscany,
including their traditional square towers. Built by their owners with the
indigenous materials and colors of the surroundings, these buildings blend
into the natural environment. With landscape seen as an extension of the
indoor living space, courtyards and gardens were common features of these
country villas.
The style is characterized by a low- pitched irregular roof line, which may be
punctuated by a tower or campanile. Shutters tend to be painted deep colors.
The exterior walls tend to be stucco with warm and sometimes colorful earth
tones with stone or adobe accents
Example of the Tuscan Style
32 MOLLER RANCH DESIGN GUIDELINES
TUSCAN STYLE CRITERIA MATRIX
P• Main hip roof with gable ancillary roofs
• T/2:12 to 5:12 roof pitch
Tight to 18" overhangs at eaves
• Tight to 12" overhangs at rakes
• "S" concrete tile
• Stucco: 16/20 finish
• Stone or brick accent at front elevation
ARCHITECTURAL STYLES
• Secondary shed or gable roofs
over I -story elements
• Shaped rafter tails
• Clay tile
• Large expanses of stone or brick veneer from base of
wall to roof overhang
• Grid patterned at front and visible windows Pre -cast or simulated pre -cast window trim
• Trim around front and visible windows Recessed windows
• Paneled shutters at accent windows Decorative shutter hardware
• Decorative metal elements
• Arch or flat soffit above entry
• Tower element
• Covered entry
• Plank or carriage style garage door
Tuscan Style Details
ARCHITECTURAL STYLES 33