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Home My WebLink AboutItem 4.06 Wallis Ranch PD Rezoneor 19 82 /ii � 111 DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL June 3, 2014 Honorable Mayor and City Councilmembers CITY CLERK File #450 -30 Christopher L. Foss, City Manager " Wallis Ranch Planned Development Rezone with Amended Stage 1 and Stage 2 Development Plan Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant, Trumark Homes LLC, has requested approval of a project for 806 homes (previously approved for 935 units) in a gated community of eight neighborhoods with related parks, open space and improvements. The City Council will consider adopting a Planned Development Rezone with amended Stage 1 and 2 Development Plan. FINANCIAL IMPACT: No financial impact to the City. All costs associated with processing this project will be borne by the Applicant. RECOMMENDATION: Staff recommends that the City Council waive the reading and adopt an Ordinance Approving the Planned Development Rezone with Stage 1 and Stage 2 Development Plan Amendment for Wallis Ranch. Submitted By Community Development Director PROJECT DESCRIPTION: Proiect Site Location 'Reviewed By Assistant City Manager The 184 -acre Wallis Ranch project area is located near the northeasterly City limits west of Tassajara Road. The project site is widest within its northerly section below a ridge line and narrows down to a "panhandle" in the southerly portion along the Tassajara Creek corridor. Tassajara Creek, a wide and deeply incised Creek, flows from north to south adjacent to and within the easterly boundary of the project site and west of Tassajara Road. Tassajara Creek crosses the project site in a southwesterly direction near the top of the panhandle and an Page 1 of 2 ITEM NO. 4.6 existing bridge proposed to be the main entry to the Wallis Ranch project. The southerly boundary of the project site is defined by a tributary of Tassajara Creek extending under Tassajara Road from the east. The 184.1 -acre project site is shown on the vicinity map below: VICINITY MAP The project application includes a Planned Development Rezone with amended Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Maps. On May 20, 2014, the City Council approved a Site Development Review Permit and Vesting Tentative Maps for an 806 -unit project within eight neighborhoods. The City Council also waived the reading and introduced an Ordinance for a Planned Development Rezone with a related Stage 1 and 2 Development Plan. Please refer to Attachment 1 for the May 20, 2014 City Council Staff Report for a complete project analysis. The City Council is currently being requested to waive the second reading and adopt the Ordinance approving the Planned Development Rezone with related Stage 1 and 2 Development Plan Amendment (Attachment 2). ATTACHMENTS: 1. City Council Staff Report dated May 20, 2014 2. Ordinance approving the Planned Development Rezone with Stage 1 and Stage 2 Development Plan Amendment for Wallis Ranch, with the Architectural Design Guidelines attached as Exhibit A and the Landscape Design Standards attached as Exhibit B Page 2 of 2 or nU,�� 19 82 STAFF REPORT CITY CLERK CITY COUNCIL File #400- 20/410- 30/450 -30 DATE: May 20, 2014 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager " SUBJECT: Public Hearing: Wallis Ranch CEQA Addendum, Planned Development rezoning with Amended Stage 1 and Stage 2 Development Plan, Site Development Review, Master Vesting Tentative Map 7515 for a 806 -Unit Project on 184.1 Acres and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170 Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant, Trumark Homes LLC, has requested approval of a project for 806 homes (previously approved for 935 units) in a gated community of eight neighborhoods with related parks, open space and improvements. The current plan proposes a CEQA Addendum, Planned Development rezoning with amended Stage 1 and 2 Development Plan, Site Development Review, Master Vesting Tentative Map, and eight Neighborhood Vesting Tentative Maps. Approximately 88.5 acres would be zoned and designated for residential use proposed as: 1) 92 units on 15.4 acres of Low Density Residential (LDR) (0.9 to 6.0 units per acre) in Neighborhood 1; 2) 529 units on 57.1 acres of Medium Density Residential (MDR) (6.1 to 14 units per acre) in Neighborhoods 2, 37 47 7, and 8; and 3) 185 units on 16 acres of Medium -High Density Residential (MHDR) (14.1 to 25.0 units per acre) in Neighborhoods 5 and 6. No change is proposed for the remaining areas designated and zoned for: a) Open Space - 83.3 acres, b) Neighborhood Park - 10.4 acres, and c) Semi - Public - 1.9 acres. FINANCIALIMPACT: No financial impact to the City. All costs associated with processing the Stage 1 and Stage 2 Development Plan, Site Development Review and Vesting Tentative Tract maps will be borne by the Applicant. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, adopt a Resolution Adopting a CEQA Addendum for the Wallis Ranch Project and related Statement of Overriding Considerations; waive the reading and INTRODUCE an Ordinance Approving the Planned Development Rezone with Stage 1 and Stage 2 Development Plan Amendment for Wallis Ranch; and adopt a Resolution approving a Site Development Review, Master Vesting Tentative 7515, and Neighborhood Maps 7711, 77127 77137 77147 77157 77167 8169, and 8170 for 806 units of single - family detached homes and attached townhome /condominium units in eight neighborhoods on a 184.1 -acre site known as Wallis Ranch. Page 1 of 18 ITEM NO. 6.2 Submitted By Community Development Director PROJECT DESCRIPTION: Proiect Site Location 'Reviewed By Assistant City Manager The 184 -acre Wallis Ranch project area is located near the northeasterly City limits west of Tassajara Road. The project site is widest within its northerly section below a ridge line and narrows down to a "panhandle" in the southerly portion along the Tassajara Creek corridor. Tassajara Creek, a wide and deeply incised Creek, flows from north to south adjacent to and within the easterly boundary of the project site and west of Tassajara Road. Tassajara Creek crosses the project site in a southwesterly direction near the top of the panhandle and an existing bridge proposed to be the main entry to the Wallis Ranch project. The southerly boundary of the project site is defined by a tributary of Tassajara Creek extending under Tassajara Road from the east. The 184.1 -acre project site is shown on the vicinity map below: VICINITY MAP The width and depth of Tassajara Creek and its two tributary channels vary throughout the site. The eastern portions of the site and the areas paralleling Tassajara Creek are generally flat to mildly sloping. As the property extends west beyond Tassajara Creek the land becomes rolling hills where some 45% slopes begin to appear and occur in some locations to the westerly boundary. The lowest elevation of the project area is approximately 405 feet above sea level, while the highest elevation is approximately 705 feet. The Tassajara Creek corridor is Page 2 of 18 vegetated with native oaks and riparian plant materials including a number of mature or heritage trees. The project site essentially is vacant and undeveloped. However, existing uses on the site currently include one residence, outbuildings, and the vacant Antone School house. With the exception of the Antone School, all structures will be removed prior to development. In accordance with the 2009 Development Agreement, the Antone School structure is stored on site. It is the Applicant's intention to utilize as much of the existing structure as possible and relocate and enhance the building once it is relocated and will provide site access to the public. Two bridges have been built spanning Tassajara Creek, along with three storm drain outfalls that will be used by the project, all pursuant to prior approvals. Adjacent and Surrounding Land Uses: Abutting the Wallis Ranch project area to the north is an additional 11.6 acres of the property owner's holdings which extend over the ridge and across the City Limits /County Line into unincorporated Contra Costa County. This additional property is designated for open space and will be partially graded for 1) an emergency vehicle access road; 2) the possible installation of a bioswale and herpetological (species sensitive) fencing; and 3) grading to support neighborhoods at the northerly portion of the project; no structures or other off -site improvements are proposed. Although outside the City's jurisdiction, this additional acreage is integral to the Wallis Ranch project and will be retained in a private open space and conservation district. Contra Costa County has jurisdiction over the improvements to this area. The adjacent uses to the south, west, and east include various public, private, and institutional uses. Camp Parks Reserve Forces Training Area, owned by the United States Government, serves as the western boundary along the northerly portion of the project site. An East Bay Regional Park District (EBRPD) regional trail easement and regional park site is west of the southerly portion of the project site. Four properties separate a portion of the project site from Tassajara Road. The most northerly is the Tipper property. The Frederich and Vargas properties, near the proposed Tassajara /Fallon Roads intersection currently have a development application for 54 homes under consideration. Uses east of the project site directly across Tassajara Road include: 1) the 258 -unit Silvera Ranch project currently under construction; 2) a landscaping business; and 3) a private K -12 school (Quarry Lane School). Background In 2007, the City approved a General Plan Amendment and Specific Plan Amendment (Resolution 19 -07), Planned Development Rezone with a Stage 1 and Stage 2 Development Plan (Ordinance 02 -07), Site Development Review and Vesting Tentative Map (Planning Commission Resolution 07 -01), Development Agreement and Mitigated Negative Declaration (Resolution 18 -07) for a 935 residential unit project within six neighborhoods for the land uses designated as: Low Density Residential (LDR - .9 to 6.0 units per acre), Medium Density Residential (MDR - 6.1 to 14 units per acre), and Medium -High Density Residential (MHDR - 14.1 to 25.0 units per acre). The project also included lands designated for Neighborhood Park, Semi - Public uses, Open Space, regional multi -use trail system, private recreation facilities, and water quality measures. Enhancements and elements specific to the Wallis Ranch project also included: 1) a tree protection plan, 2) preservation of an historic building, and 3) wildlife habitat protection measures. Page 3 of 18 Current Request The Applicant requests approval of a Planned Development Rezone with amended Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Maps. The project site would be developed as 806 units within a total of eight neighborhoods (a reduction of 129 units). The residential area would occupy 88.5 acres of the 184.1 acre project site located at the northerly City limits generally west of Tassajara Road. In addition to the surrounding hillsides, Tassajara Creek is a significant feature affecting the layout of Wallis Ranch. Less than half of the acreage is allocated for residential use with the rest to be used for open space, parks, and a private recreation facility. The project proposes a mix of attached and detached homes, some in a court configuration. The homes would be located in the broad, flatter area of the site, west of Tassajara Creek. Substantial open space area is provided along the easterly boundary of the site, along the Tassajara Creek corridor, and in the steeper areas in the central western area of the site. Public parks are proposed in the southerly area of the site. In addition to the residential uses and on -site circulation, other land uses within the Project include: Open Space (OS), Neighborhood Parks (NP), and a Semi - Public Facilities site. A large portion of the site (approximately 83 acres) has been designated as Open Space. The open space area includes Tassajara Creek that flows through the property, and hillsides within the property. The Specific Plan indicates that these areas are to be permanently preserved as a visual and natural resource with no development allowed. A Geologic Hazard Assessment District (CHAD) will be established within the hillside open space area and a Land Trust has been established for the Stream Corridor to preserve the site's natural resources. Two Neighborhood Park sites are located within the project; one located next to Tassajara Road and south of the main entry road, the second abuts the western property line of the project and the main entry road. In total, the parks will be 7.66 net acres to be dedicated to the City of Dublin. A private recreation area of 3.0 acres will be placed in a central location within the gated area of the project. (See Attachment 4A; Landscape Tab, Page LA.13 and Architecture Neighborhood B Tab, Pages Ac.0 thru ACA) A 1.9 -acre site across from Quarry Lane School (east side of Tassajara Road) has been provided in the southern portion of the site for Semi - Public facilities. This site would have frontage on Tassajara Road as well as access to the secondary entry road to Wallis Ranch. No uses are presently proposed for this site. ANALYSIS: General Plan & Eastern Dublin Specific Plan The existing General Plan land use designations are shown on the Land Use map, below: Page 4 of 18 Land Use Designations No changes are proposed to the existing General Plan and Specific Plan land use designations. Table 1 identifies the total number of units by use approved under the existing entitlements, compared with the current proposal. TABLE 1: Land Use - General Plan and Eastern Dublin Specific Plan (1) Gross acres (2) Units per acre (3) Total acreage for Medium High Density Residential is 16 acres. The Water Quality Basin will occupy 2.9 acres within this land use designation. (4) Based on 13.1 acres Planned Development Zoning The requested action is a Planned Development (PD) rezone with an amended Stage 1 and Stage 2 Development Plan. The PD Amendment addresses the plan currently proposed for 806 units in eight neighborhoods. The Planned Development rezoning with accompanying Stage 1 and Stage 2 Development Plans would supersede and replace the previous Planned Development Zoning for a 935 -unit project. Page 5 of 18 Existing Proposed PA 05 -051 (2007) PLPA 2013 -00035 Land Use Designations Acres(') Units Density (2) Units Density (2) Low Density Residential 15.4 58 3.77 92 5.97 (LDR) (.9 to 6.0 units per acre) Medium Density Residential 57.1 629 11.05 529 9.26 (MDR) (6.1 to 14.0 units per acre) Medium High Density Residential (3) 13.1 248 15.5(4) 185 14.12(4) (MDR) (14.1 to 25.0 units per acre) Water Quality Basin 2.9 0 -- 0 -- Open Space (OS) 83.3 0 -- 0 -- Semi- Public (SP) 1.9 0 -- 0 -- Neighborhood Park (NP) 10.4 0 -- 0 -- Total 184.1 935 806 (1) Gross acres (2) Units per acre (3) Total acreage for Medium High Density Residential is 16 acres. The Water Quality Basin will occupy 2.9 acres within this land use designation. (4) Based on 13.1 acres Planned Development Zoning The requested action is a Planned Development (PD) rezone with an amended Stage 1 and Stage 2 Development Plan. The PD Amendment addresses the plan currently proposed for 806 units in eight neighborhoods. The Planned Development rezoning with accompanying Stage 1 and Stage 2 Development Plans would supersede and replace the previous Planned Development Zoning for a 935 -unit project. Page 5 of 18 The proposed Stage 1 and Stage 2 Development Plan includes the following: 1. A list of permitted, conditional and accessory uses. 2. Site plan showing each of the eight neighborhoods, as well as public and private amenities. r � • �� . ;��"� _ ., , ` �.l'...P""K __ - cif PNHK t r f� ld North LEGEND MM hna� ram lb o_ e.�..l—I l N �eN r.mlbme =w u.le�nml I Ima lam oamvlm Feviemu.l,utri lna�m NeleeoaNNa s slyk Famlb �eonm, sgxk ce2en cool 1 1 0 ........ w Iwesspla mD/ Ne 110 . a w..mlywmen.o-alar�am nsabuhnaa snok Famb�.Ma. snxkwun 3. Development densities by land use. 4. A summary of each neighborhood. 5. Phasing Plan. 6. Master Neighborhood Landscape Plan. 7. Grading 8. Development Regulations /Standards - Development Regulations and Site Development Standards include: minimum lot area and dimensions, minimum lot frontage and depth, minimum setbacks (for front, rear, and side - yards), maximum building height, maximum coverage, minimum distance between buildings, common outdoor areas, usable private outdoor areas, allowable setback encroachments, parking, driveways, signage, trash enclosures, and grading standards, accompanied by any necessary diagrams. (See Attachment 1, Exhibit A) 9. Architectural Design Standards. The architectural styles /elevations of Wallis Ranch draw from the East Bay's farming and agrarian history and relationship to the surrounding area. In total, eight architectural styles have been identified for the neighborhoods of Wallis Ranch, each encompassing elements that reflect the area's existing character and elements that help build on the desire to become a vibrant and dynamic pedestrian - friendly community. The eight architectural styles identified for Wallis Ranch are as listed below and further described in the Ordinance approving the PD (Attachment 1, Exhibit A, Architecture Guidelines): • Traditional Farmhouse • Contemporary Farmhouse • West Coast Classic • California Modern • Bay Area Contemporary • Napa Valley Classic Page 6 of 18 • Central Coast Revival • Americana 10. Landscape Design Standards — The Site Development Review procedures requires that landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public. (See Attachment 1, Exhibit A, Landscape Guidelines) 11. Inclusionary Zoning Regulations. An Ordinance approving the Planned Development rezoning and amended Stage 1 and Stage 2 Development Plan for Wallis Ranch is included as Attachment 1. SITE DEVELOPMENT REVIEW Access & Circulation Access to the Project is from two streets off of Tassajara Road. The Specific Plan anticipates that Tassajara Road eventually will be expanded to its planned full width of four to six lanes. The precise alignment for Tassajara Road has been approved by the City Council. The Applicant proposes to install the frontage improvements as well as three lanes of Tassajara Road from Shadow Hill Road at the southerly boundary of the site to just north of Wallis Ranch Road. The main entry road is designed as the main collector for the Wallis Ranch Project. The entry and exit will be separated by a median. The road will have an eight -foot landscape strip and an 8 -foot sidewalk along its west side. A bridge over Tassajara Creek has already been constructed. The Applicant proposes installation of a decorative rail separating the sidewalk from the vehicular travel way. The same decorative element will be applied to vehicular gates at the main and secondary access points. Beyond the controlled gate to the residential areas, all roads within the project will be privately owned and maintained by the Homeowners Association. The Applicant is proposing to have flush curbs on both sides of the road with a 12 -foot bio -swale and 8 -foot sidewalk on the eastern side of the road (Attachment 4A, Landscape Tab, Page LA.5, LA.8 thru LA. 12). The secondary access road from Tassajara Road is provided to allow for two points of access to meet fire regulations as well as provide a loop for the public to access the Neighborhood Parks and proposed trails. In addition to sidewalks, pedestrian and bicycle access will be provided by a multi -use trail along the creek (Attachment 4A, Landscape Tab, Pages LA.1 thru LAA and LA.15). The trail will follow the outer perimeter of the creek and tributary corridor to minimize environmental impacts. Discussions have been held with the EBRPD to ascertain their plans for this area. EBRPD noted that they would support a multi -use trail alignment along the western side of Tassajara Creek within the associated open space area. In addition, EBRPD maintains their trail easement in Parks RFTA, immediately adjacent to the westerly property line boundary of Wallis Ranch. This project provides a 14 -foot trail connection from the western Neighborhood Park to the county line for future connection to EBRPD's regional trail. It is EBRPD's intention that this trail will eventually link up to other EBRPD trails in Contra Costa County that lead to Mt. Diablo. Multi -use trails may be utilized as maintenance roads for the creek and open space areas and for emergency access. Page 7 of 18 Landscaping /Streetscape Plan The creation of pedestrian- oriented neighborhoods was a major feature in the overall design of Wallis Ranch. Each of the eight neighborhoods embodies their own unique character working to create a shared sense of community throughout the generous mix of housing types. Walkable tree -lined streets, paths and trails, and interconnected spaces, all anchored by a private community park and clubhouse. The overall landscape theme is a refined interpretation of an Agrarian /California Ranch landscape. With an emphasis on place making, Wallis Ranch invites its visitors in with a sequence of experiences that work to build the character of the community. Stone walls, orchard grids, and native grass plantings are used to reinforce the theme in key areas. Landscape and open space guidelines provided and the following Basic Design Principles are intended to achieve this goal. The Landscape Plan and Design Guidelines address the following components (See Attachment 4A, Landscape and Architecture Tabs): 1. Community Form — this section provides the details for the following focal points, themes and recreational opportunities the project has to offer the community: a. The Main Entry sets the thematic tone by incorporating many of the materials that are present throughout the community. A windmill and water tank will reinforce the ranch theme as well as serve as some of the community's iconic landmarks. (Page LA.5 and LA.6) b. The Bridge over the creek and beyond the main entry will present a mix of rustic charm, contemporary lines, and sense of destination. (Page LA.8) c. The Antone Pavilion will be located adjacent to the water quality basin and will serve as a gathering place along the multi -use trail. It is a tribute to a historic school house structure that can be recalled as a landmark and image of the past. (Page LA.12 and Neighborhood 8 Tab, Page A9.1) d. The Entry Gate and pedestrian portal mark the arrival to the neighborhoods and private residential areas of Wallis Ranch. (Page LA.11) e. The Community Clubhouse is the heart of Wallis Ranch. All eight neighborhoods surround this private park area which serves as the primary community gathering space. In addition to the 4,500 square foot clubhouse, other amenities include: farm stand kiosk, orchard plantings, gardens, play areas, central water feature, fire pits, and lawns. (Page LA.13 and Neighborhood 8 Tab, Pages AC.0 thru ACA) f. Water Quality Basin — A thoughtful design has been created to utilize this area as an open space amenity constructed as a requirement for drainage and runoff control. g. The Main Spine is the backbone of the community carrying the theme throughout the neighborhoods. 2. Streets & Trails —The streetscape system provides a visually unifying thread for the community. The circulation system is a clear hierarchy of streets that logically steps down in size from the Upper Loop Road to the neighborhood streets. As part of the streetscape plan, street sections are provided showing the abutting landscape and hardscape improvements. Parkway strips will be provided along some of the streets as shown in the details. Enhanced paving would be provided at the main entry and Page 8 of 18 generally at pedestrian crossing locations near the Antone School or near access points to the trail. 3. Walls & Fencing - The community fencing and wall system will be designed to visually recede into the setting to the extent possible. Low theme wall feature dry stacked stone. Monuments, clad in cultured ledge stone, would follow a hierarchy of prominence. Where visible, the fence plan takes into consideration retaining walls and lattice -top fences of an appropriate height where necessary and as the interface between adjacent properties on the upslope, the down slopes, and /or abutting right -of -way. Cable railing would be installed between properties with a significant grade differential to prevent a solid boxed - in effect. View fences would be erected along rear yards where they abut open spaces. Open space interface fencing takes a number of forms. Trails are delineated with concrete rail fencing and sensitive habitats are fenced to restrict access. 4. Landscape Framework — This section provides the plant palette, lighting, and furnishings for the streetscape. The landscape plans have been prepared to reflect the building footprint of each floor plan. In addition to the overall landscape plan for the neighborhood, a typical landscape /site plan is provided for both interior and corner lots for each neighborhood. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. This section also addresses landscaping of common areas such as the green court/paseos in Neighborhood 4 and motorcourts in Neighborhood 8. 5. Open Space Management and Responsibilities - Management of open space and maintenance of common areas will be an integral component of the landscape system. Responsibilities will be assigned among: the HOAs, individual property owners, a Geologic Hazard Assessment District (CHAD), Land Trust, and the City (for public areas). The open space within the residential community also requires a management plan for those areas to be dedicated to the City, held in common by the homeowners association (HOA), or managed by a special district or land trust. Parks /Open Space /Conservation - The Applicant has worked extensively with various environmental agencies, biologists, and arborists to design a project that minimizes environmental impacts to the biological resources on the site. State of the art fencing and barriers have been developed to prevent California tiger salamanders from entering into developed areas. A tree protection plan has been prepared by a certified arborist. Additional detail will be required prior to receipt of a grading permit to protect trees during demolition, grading and construction activities. The Tassajara Creek Corridor Conservation Area is comprised of two areas. The Tassajara Creek Management Zone, which is generally the creek bed and the area between the top of bank on either side of the creek, accounts for approximately 38 acres. The Tassajara Creek Private Open Space Conservation Area, which is generally the area between the top of bank and a minimum 100 foot setback from the top of bank, accounts for approximately 16 acres. A land trust has been established to maintain the former, while an HOA or the same land trust will maintain the latter. The Tassajara Creek Corridor Conservation Area has been approved by the State and Federal environmental resource agencies for mitigating environmental impacts to Dublin Ranch and is a permanent easement. Mitigation measures contained within this site consist of several small riparian re- vegetation sites, construction of in- stream pools and natural Page 9 of 18 revetments for stabilization, and restoration of wetland vegetation by removal of grazing. All open space lands along the creek and hillside open space areas, and in Contra Costa County, will be placed in a conservation easement and no habitable structures will be permitted on the parcels. To protect wildlife species and human security, fencing will be provided within or adjacent to the conservation areas. Trails designed and constructed to EBRPD's standards, will be located at the outer extents of the conservation areas to minimize disruption to wildlife. Grading - On site grading will be required to provide building pads, internal roads, and proper drainage with suitable slope ratios and correct soil conditions. Whenever possible site improvements are required to take into consideration the natural terrain, to avoid excessive cuts and fills, and enhance the natural environment by preserving hillsides, creek corridors, and wildlife habitat. Neighborhood Plan The eight proposed neighborhoods are arranged around the private recreation center located central to the project. A description and summary of the housing product types by Neighborhood is provided in Table 2: TABLE 2: Wallis Ranch - Neighborhood Summary Neighborhood Product Type / Lot Size Number Gross Net Gross Net Unit Size of Units Acres Acres Density Density Range 1 Single Family Detached 92 15.4 15.4 5.9 6.0 3,070 - 4,383 sf Conventional /50' x 95' 2 Single Family Detached 101 17.9 15.5 5.6 6.5 2,669 - 3,672 sf Conventional /48' x 80' 3 Single Family Detached 74 7.4 6.7 10.1 11.2 3,150 - 3,406 sf Alley -Loaded/35'x 85' 4 Single Family 147 12.3 10.4 12.0 14.1 1,960 - 3,108 sf Green Court Cluster 5 Tri -Plex* (Attached) 60 3.3 2.7 18.2 22.2 1,832 - 2,162 sf 6 Townhomes* (Attached) 125 9.8 7.6 12.7 16.4 1,435 - 2,052 sf 7 Single Family 68 7.2 5.6 9.4 12.1 2,190 - 2,617 sf Alley Loaded /30' x 50' 8 Single Family 139 12.3 10.8 11.4 13.0 1,719 - 2,459 sf Motor Court Cluster Total 806 85.6 74.7 9.4 10.8 *Note: for General Plan and Specific Plan consistency. Page 10 of 18 A plan of the Neighborhoods is shown below. 4 North LEGEND Neig 1- Siryle Family Del hM Residential IM NBIg!,Wr3- Sim,, Family Dele WReaid -.1 IRM N.9 -r-3 -Side —I, Delachetl Resid -.1, Nlay M -g-r— a- SIMI. Femiry DMacM1M, dp.& G.— coon MEMO NeighNlrh 5 -3.pl. U /O / / /f. Neignop1- 7- SIMI F -ly oelaceee. myLpaaea NeIgBEmM1 8- SIMI, Family Dale M.&p,*— Neighborhood Plan The eight neighborhoods are described as follows- Neighborhood 1 is a 15.4 acre area designated as Low Density Residential with three floor plans of traditional two -story homes and one floor plan with a nested third floor. Neighborhood 1 is located at the most northwesterly portion of the project site. The 112 units in this neighborhood are single - family detached with a minimum lot size of 50 feet x 95 feet (4,750 square feet). Neighborhood 1 takes advantage of the terrain of the property and is located at the highest elevation providing views for future homeowners. Neighborhood 2 includes two -story single - family detached homes located in the western portion of the site and also designed to take advantage of the terrain of the property by stepping up the hillside. The 63 lots in Neighborhood 2 would be located in a Medium Density Residential area with a proposed minimum lot size of 48 feet x 80 feet (3,840 square feet). Neighborhood 3 is located along the main spine road as well as one of the spines that travels from the main road to the creek. Neighborhood 3 is a Medium Density single - family product with a minimum lot size of 35 feet x 85 feet (2,975 square feet). Each of the 74 three -story units is designed to have the front door on a street or paseo while the garages would be accessed from an alley (alley - loaded). Each home has a private side yard integrated with the interior living spaces. There are three separate and distinct floor plans proposed. Neighborhood 4 is located in the northern portion of the site and consists of Medium Density single - family product arranged into six -home clusters with garages on a rear stub court. Front doors for the two homes adjacent to the street face the street while the other four homes face landscaped common paseos. Each of the 147 three -story homes has a private outdoor patio area integrated with the interior living space. There are six distinct floor plans. Neighborhood 5 is the first collection of homes immediately past the main community entry gate. This Medium High Density area is arranged as two -story alley - loaded triplexes. These units will Page 11 of 18 have front doors facing onto a street while the garages will take access from internal alleys. Each of the 60 three -story homes has a private outdoor area either on the side or front of the unit. Neighborhood 6 also is a Medium High Density area which lies between the triplexes in Neighborhood 5 and the Tassajara Creek channel. This Neighborhood is the densest with the 125 units arranged as three -story multi - family attached townhome structures of four, five, or six units. Front doors will be accessed off of an internal street or a landscaped common paseo. Garages will be accessed from alleys. Neighborhood 7 is a Medium Density single - family detached product that is designed to have the front doors face the street and /or greenbelt, while garage access is from rear - facing alleys. The 68 three -story units are set as a backdrop for the private community recreation area. The Applicant is proposing three floor plans. Private outdoor space id provided using a combination of reciprocal side yard easements and standard side yards. Neighborhood 8 is a Medium Density single - family detached product in the northeast location of the community. The 139 two -story homes are organized in clusters of 6 homes, with four different floor plans, on a common plaza court. Front doors for the two homes adjacent to the street face these streets while the remaining four homes face the common plaza court. All six homes in the cluster have traditional private rear yards. Floor Plans A variety of living areas are available among the floor plans for the eight neighborhoods in Wallis Ranch. The floor plans generally are described in the following Table 3 below: Table 3: Floor Plans by Neighborhood Neighborhood/Floor Plan Unit Size Bed/Bathroom Neighborhood 1 — Single- family Detached (conventional) Units/Plan 4 Floor Plans Plan 1 3,070 sf 4 bedrooms /3.5 baths (optional loft or 5th bedroom) (flex space /separate entry) per fit list Plan 2 3,257 sf 4 bedrooms /4 baths (optional loft or 5 bedroom) per fit list Plan 3 3,603 sf 5 bedrooms /4 baths per fit list Plan 4 4,158 — 4,383 sf 5 bedrooms + 1 optional /5 baths per fit list NEIGHBORHOOD TOTAL 92 units Neighborhood 2 — Single- family Detached (conventional) 3 Floor Plans Plan 1 2,699 sf 4 bedrooms /3 baths per fit list Plan 2 2,828 sf 4 bedrooms /3 baths per fit list Plan 3 3,357 - 3,359 sf 5 bedrooms + loft/4.5 baths per fit list Plan 3 (multi - generational) 3,725 sf 5 bedrooms + loft/4.5 baths per fit list NEIGHBORHOOD TOTAL 101 units Neighborhood 3 — Single- family Detached (Alley- Loaded) 3 Floor Plans Plan 1 3,150 sf 4 bedrooms + loft/4.5 baths per fit list Plan 2 2,981 — 3,403 sf 4 bedrooms + loft/4.5 baths per fit list Plan 3 3,406 sf 4 bedrooms + loft/4.5 baths (separate entry) per fit list NEIGHBORHOOD TOTAL 74 units Neighborhood 4 — Single- family Detached (Green Court/Paseo Homes) 6 Floor Plans Plan 1 1,960 sf 3 bedrooms + loft/4 baths per fit list Plan 2 2,194 sf 3 bedrooms + loft/3.5 baths per fit list Plan 3 2,400 sf 3 bedrooms + loft/3.5 baths per fit list Plan 4 2,574 sf 4 bedrooms + loft/4 baths I per fit list Page 12 of 18 Plan 5 2,918 sf 4 bedrooms + loft/4 baths per fit list Plan 6 3,108 sf 4 bedrooms + loft/4 baths per fit list NEIGHBORHOOD TOTAL 147 units Neighborhood 5 - 2 -story Tri- plexes 3 Floor Plans Plan 1 1,832 sf 3 bedrooms + office /2 baths each building Plan 2 1,993 sf 4 bedrooms /3.5 baths contains one of Plan 3 2,162 sf 4 bedrooms /3.5 baths each plan NEIGHBORHOOD TOTAL 60 units Neighborhood 6 — Attached Townhomes Plan 1 1,438 sf 2 bedrooms /2 baths 19 units Plan 2 1,509 sf 2 bedrooms /2 baths 19 units Plan 3 1,869 sf 3 bedrooms /3.5 baths 26 units Plan 4 1,888 sf 3 bedrooms /3.5 baths 20 units Plan 5 1,971 —2,052 sf 4 bedrooms /3.5 baths 41 units NEIGHBORHOOD TOTAL 125 units Neighborhood 7 — Single- family Detached (Alley- Loaded) 3 Floor Plans Plan 1 2,190 sf 3 bedrooms + den (4 BR)/3.5 baths per fit list Plan 2 2,241 sf 3 bedrooms + den (4 in BR)/3.5 baths per fit list Plan 3 2,617 sf 3 bedrooms + den (4 in BR)/3.5 baths per fit list NEIGHBORHOOD TOTAL 68 units Neighborhood 8 — Single- family Detached (Motor Court Clusters) 4 Floor Plans Plan 1 1,719 sf 3 bedrooms /2.5 baths per fit list Plan 2 2,044 sf 4 bedrooms or 3 +loft/2.5 baths per fit list Plan 3 2,082 sf 4 bedrooms or 3 +loft/2.5 baths per fit list Plan 4 2,459 sf 4 bedrooms /3 baths per fit list NEIGHBORHOOD TOTAL 139 units Grand Total 806 units Each neighborhood of single - family detached residential lots is provided with a plot plan and fit list showing which floor plan will fit on each lot. Within the parameters of the fit list, the following criteria would also apply: • Applicant has the ability where possible and, with City approval, to construct up to 40% of a single floor plan within the subdivision. • Individual floor plans may be placed next to or across the street from each other. Only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. • The Applicant shall provide a master plotting plan for the current and previous phases of development at the same time the individual plot plans for each lot and /or phase are submitted to ensure compliance with these criteria. For Neighborhood 5, each triplex structure will have one each of the three floor plans. For Neighborhood 6, the 27 townhome buildings are labeled by types of layout as A, B, C, D, E, and F. Buildings A, B, and C are four -plex structures. Building D is a five -plex structure, and Buildings E and F are six -plex structures. Architectural Styles: styles as shown in the Development Zoning: Each neighborhood will utilize a variety of the approved architectural table below and described in the Ordinance approving the Planned Page 13 of 18 TABLE 4: Stvle and Neighborhood Matrix Style /Neighborhood 1 2 3 4 5 6 7 8 Traditional Farmhouse X X X X 60 125 X X Contemporary Farmhouse X X X 4 X X 4 139 West Coast Classic X X X X 3 4 3 4 California Modern X Bay Area Contemporary X Napa Valley Classic 832 spaces 111 116 61 X X 115 78 Central Coast Revival • Perpendicular (on -site) 41 spaces 0 0 22 5 X X Americana 0 subtotal provided: 864 spaces 111 116 X X X X X = allowed style 140 Required = 806 spaces 92 101 74 147 60 125 *3 plus 1 multi - generational plan 1. A floor plan shall not be used consecutively more than two times in a row. 2. Each plan is required to have 3 style options. 3. No two adjacent homes using the same elevation style shall have the same exterior color scheme. Color schemes and material may be subject to approval by the Community Development Director. 4. Any individual neighborhood shall be all smooth and /or shake concrete the or composition shingle roofing. Color & Materials — A color and material palette has been provided which allows for 28 body stucco /siding colors, 12 accent colors, and nine trim colors. All roof materials are composition shingle in six colors with standing metal seam roofing as an accent in six colors. Five brick veneer colors and styles will be used, or eight color and styles of cultured El Dorado stone veneer. Parking Parking for the project would be built in compliance with the standard adopted with the Stage 2 PD rezoning of two (2) covered spaces per unit within an enclosed garage, plus one guest space per unit for a total parking requirement of 2,418 spaces as shown in the table below: TABLE 5: Parkina Spaces Parking Spaces /Neighborhood 1 2 3 4 5 6 7 8 number of units per neighborhood 92 101 74 147 60 125 68 139 min. number of styles per neighborhood(') 3 3 3 4 2 33 4 139 min. number of plans Pe neighborhood 4 4* 3 6 3 4 3 4 *3 plus 1 multi - generational plan 1. A floor plan shall not be used consecutively more than two times in a row. 2. Each plan is required to have 3 style options. 3. No two adjacent homes using the same elevation style shall have the same exterior color scheme. Color schemes and material may be subject to approval by the Community Development Director. 4. Any individual neighborhood shall be all smooth and /or shake concrete the or composition shingle roofing. Color & Materials — A color and material palette has been provided which allows for 28 body stucco /siding colors, 12 accent colors, and nine trim colors. All roof materials are composition shingle in six colors with standing metal seam roofing as an accent in six colors. Five brick veneer colors and styles will be used, or eight color and styles of cultured El Dorado stone veneer. Parking Parking for the project would be built in compliance with the standard adopted with the Stage 2 PD rezoning of two (2) covered spaces per unit within an enclosed garage, plus one guest space per unit for a total parking requirement of 2,418 spaces as shown in the table below: TABLE 5: Parkina Spaces Parking Spaces /Neighborhood 1 2 3 4 5 6 7 8 Enclosed 2 -car Garage per unit 92 101 74 147 60 125 68 139 subtotal provided: spaces 184 202 148 294 120 250 136 139 Required = 1,612 spaces 184 202 148 294 120 250 136 278 Guest Parking (1 space per unit) • Curbside (on -site) 832 spaces 111 116 61 141 61 115 78 140 • Perpendicular (on -site) 41 spaces 0 0 22 5 4 10 0 0 subtotal provided: 864 spaces 111 116 83 146 65 125 78 140 Required = 806 spaces 92 101 74 147 60 125 68 139 Total Provided: 2,476 spaces 295 318 231 440 185 375 214 418 Total Required = 2,418 spaces 276 303 222 441 180 375 204 417 Page 14 of 18 The location of parking is shown with the plans presented in Attachment 4A, Civil /Site Tab, Pages C.1.4, C.2.4 -1, C.2.4.2, C.3.4, C.4.4, C.5.4, C.6.4, C.7.4, C.8.4 for each neighborhood. Phasing - Phase 1 backbone infrastructure and Phase 2 infrastructure assigned to certain neighborhoods are provided (Attachment 1). Phase 1 backbone infrastructure will be installed with the first neighborhood constructed. The Neighborhoods may develop in any order. A phasing plan also is included specifically for the Neighborhood 6 Townhomes as shown in Attachment 1. The 27 buildings in Neighborhood 6 will be built in seven phases. Affordable Housing//nclusionary Zoning – The project is subject to the City's Inclusionary Zoning Regulations (Chapter 8.68). The City and the Property Owner are parties to an agreement titled Development Agreement between the City of Dublin and Chang Su-0 Lin and Hong Lien Lin — Dublin Ranch Fairway Ranch ( "the Agreement "), which pertains to the development of an affordable housing projec1t known as the "Fairway Ranch Project." Consistent with the Inclusionary Zoning Regulations, the Agreement provides for the creation of Affordable Unit Credit Certificates (AUCCs) upon completion of affordable units in the Fairway Ranch Project. The AUCCs can be used toward the satisfaction of the Inclusionary Zoning requirements for the subject property. AUCC's in excess of 117 Affordable Unit Credit Certificates are currently available which is sufficient to satisfy the Inclusionary obligation for this project. Pursuant to the terms of the Agreement, 117 of the AUCCs in the Developer's possession shall be applied to the Inclusionary Housing obligation of the Project. Public Art Compliance – The proposed project is subject to compliance with the City's Public Art Ordinance. The Ordinance requires the Applicant's contribution to be .5% of the aggregate value of the home construction to be determined and calculated by the City's Building Official. The Applicant proposes to meet this requirement through placement of public art on site (Attachment 2, Condition of Approval #3). Vesting Tentative Tract Map The approvals in 2007 for the Wallis Ranch project included Master Vesting Tentative 7515 and Vesting Tentative Tract Maps associated with neighborhoods and housing types anticipated at that time; however, final maps were never recorded. Master Vesting Tentative Map 7515 has been revised based on the plans currently proposed for eight neighborhoods and to reflect the open space and infrastructure improvements which have been further defined. The eight neighborhood Vesting Tentative Maps generally correspond to the proposed Neighborhoods as fol lows: TABLE 6: Neighborhood Vesting Tentative Maps TRACT Neighborhood Net Acres Units Master Tract 7515 7711 1 15.0 92 1 7712 2 15.6 101 2 7713 3 8.1 74 3 7714 4 12.3 147 4 7715 5 4.8 60* 5 7716 6 6.1 125* 6 8170 7 4.6 68 7 8169 8 12.5 139 8 79 806 Total * Condominium airspace Page 15 of 18 TABLE 7: Master Vesting Tentative Map 7515 - Parcel Development Lots /Parcel Acreage Use Owned/ Maintained By Parcels 1 - 8 79 Neighborhoods 1 — 8 (806 units) private 9 2.2 Neighborhood Park Master HOA 10 1.6 Open Space Master HOA 11 19.3 Open Space Master HOA 12 1.1 Landscape Master HOA 13 11.2 Open Space and Trail Master HOA 14 30.6 Open Space Land Trust 15 .7 Landscape Master HOA 16 4.0 Neighborhood Park City 17 .8 Open Space and Trail Master HOA 18 .4 Open Space and Trail Master HOA 19 2.4 Open Space Land Trust 20 1.1 Open Space and Trail Master HOA 21 3.7 Neighborhood Park City 22 1.3 Semi - Public Property Owner 23 2.7 Open Space and Trail Master HOA 24 5.9 Open Space Land Trust A 3.5 Public Street City B 4.1 Private Street HOA C 5.0 Private Street HOA Total (Map) 180.6 The maps also show: 1) public improvements; 2) drainage; 3) road sections; 4) contours and sections relating to the overall grading of the project site; and 5) easements. A Resolution approving the Vesting Tentative Map and Site Development Review, with Conditions of Approval, is included as Attachment 2. PLANNING COMMISSION ACTION At a Special Planning Commission meeting on April 29, 2014, the Planning Commission recommended that the City Council adopt: CEQA Addendum for the Wallis Ranch Project (Resolution 14 -16). Ordinance approving the Planned Development Rezone with Stage 1 and Stage 2 Development Plan Amendment for Wallis Ranch (Resolution 14 -17). Resolution approving a Site Development Review, Master Vesting Tentative 7515, and Neighborhood Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170 for 806 units of single - family detached homes and attached townhome /condominium units in eight neighborhoods on a 184.1 -acre site known as Wallis Ranch (Resolution 14 -18). CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes Planned Development rezoning with an amendment to the Stage 1 and Stage 2 Development Plan, Site Development Review, Master Vesting Tentative Map 7515, and eight Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170. The proposed project will contribute to housing opportunities and diversity of product type consistent with the Eastern Dublin Specific Plan, and the City's Zoning Ordinance. The proposed master planned community is compatible with surrounding neighborhoods and Page 16 of 18 communities developing in the City's Eastern Extended Planning area. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review and Subdivisions. ENVIRONMENTAL REVIEW: The project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51 -93. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated a series of subsequent actions related to future development in Eastern Dublin and identified some impacts from implementation of the General Plan Amendment/Specific Plan that could not be mitigated to less than significant. Upon approval of the Eastern Dublin project, the City adopted a statement of overriding considerations for such impacts. The City also adopted a mitigation- monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. A Draft Supplemental EIR (SEIR) (SCH #2003022083) was prepared for the Dublin Ranch West (Wallis Ranch) annexation project to assess the potential for the project to cause or contribute to significant impacts beyond those identified in the 1993 EIR. The 2005 project included a General /Specific Plan amendment and a PD pre- zoning with Stage 1 Development Plan that removed the prior neighborhood commercial designations and approved up to 1,023 units on the Wallis site (Ordinance 10 -05). The SEIR was certified in March 2005. In addition a Mitigated Negative Declaration (MND) was prepared and adopted in 2007 to address the adjacent 11.6 -acre parcel within Contra Costa County. Related Ordinance 2 -07 amended Ordinance 10 -05 to include the 11.6 acre offsite area into the Stage 1 Development Plan and reduced the number of units to 935. The current project proposes no changes to the previously approved General /Specific Plan designations. Like the projects analyzed in the prior CEQA reviews, the current project locates the residential development in the less constrained flatter areas outside the Tassajara Creek corridor. The current project further reduces the number of units to 806. The more constrained areas of the site, including the area along Tassajara Creek and in the steeper portions at the west side of the site continue to be planned for open space. With past CEQA reviews for more intense development on the site, Staff prepared an Initial Study pursuant to CEQA Guidelines sections 15162/3 to determine if any further environmental review was required for the project. Based on the Initial Study, Staff determined that all of the potential impacts of the project were adequately addressed in the prior CEQA reviews. Accordingly, Staff prepared a CEQA Addendum, dated April 22, 2014 (Attachment 3) and incorporated herein by reference. All of the prior adopted mitigation measures from the EDEIR, 2005 SEIR and 2007 MND continue to apply to the project, as appropriate. No additional environmental review is required; however, because prior EIRs identified significant and unavoidable impacts that could result from implementing development, such as the project, the Page 17 of 18 City Council must adopt a Statement of Overriding Considerations in connection with any project approval, upon a determination that the project benefits continue to outweigh its significant impacts. The EDEIR, 2005 SEIR, 2007 MND and all Resolutions, and Ordinances referenced above and throughout the Staff Report are incorporated herein by reference and are available for review at City Hall, 100 Civic Plaza, Dublin, California during normal business hours. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Tri- Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Ordinance approving the Planned Development Rezone with Stage 1 and Stage 2 Development Plan Amendment for Wallis Ranch 2. Resolution approving a Site Development Review, Master Vesting Tentative 7515, and Neighborhood Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170 for 806 units of single - family detached homes and attached townhome /condominium units in eight neighborhoods on a 184.1 -acre site known as Wallis Ranch 3. Resolution adopting a CEQA Addendum for the Wallis Ranch Project and a related Statement of Overriding Considerations 4. Applicant's submittal package dated March 18, 2014 A. Site Development Review B. Vesting Tentative Map C. Image Book Page 18 of 18 ORDINANCE NO. XX — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * ** ADOPTING PLANNED DEVELOPMENT REZONING WITH AMENDED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR WALLIS RANCH PLPA 2013 -00035 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. Wallis Ranch ( "project ") is in the Eastern Dublin Specific Plan area. On April 5, 2005, the City Council adopted Ordinance 10 -05 prezoning the 184.1 acre Wallis Ranch area, formerly known as Dublin Ranch West, to PD- Planned Development in accordance with the 1993 Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan. The prezoning included two other properties. Following annexation, the City Council adopted Ordinance 02 -07 on March 6, 2007 for a Planned Development Rezone with related Stage 1 and Stage 2 Development Plans that included site plan refinements on the Project site and improvements on an 11.6 acre adjacent parcel. The Planned Development rezoning established permitted uses, development standards, and other regulations for future development for as many as 935 residential units in six neighborhoods. B. The PD- Planned Development rezoning adopted by this Ordinance would supersede Ordinance 10 -05 and 02 -07 for the 184.1 acre Wallis Ranch project area. Ordinance 02 -07 would continue to apply to the 11.6 acre adjacent parcel. C. PD- Planned Development rezoning adopted by this Ordinance would not require amendments to the General Plan and Eastern Dublin Specific Plan as no changes to the land uses are proposed. D. PD- Planned Development rezoning adopted by this Ordinance remains subject to a Development Agreement between the City and the property owner adopted by Ordinance 01 -09. SECTION 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Wallis Ranch PD- Planned Development rezoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the PD- Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that it provides residential development in an area that supports residential uses in a variety of densities, layouts, and amenities and preserves natural features such as Tassajara Creek and the surrounding hillsides. The Project provides a high degree of design and landscaping to complement existing and planned uses in the area. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The PD- Planned Development zoning for the Project will be harmonious and compatible with existing and future development in the surrounding area in that it provides residential development in an area that supports residential uses, preserves natural features, such as Tassajara Creek and the surrounding hillsides, and pays tribute to a historic structure with accommodations for public access. The Project provides a high degree of design and landscaping to complement existing and planned uses in the area. 2. The Project site is physically suitable for the type and intensity of the zoning district and residential uses being proposed in that the denser development is planned for the flatter areas of the project site while the more conventional single family homes will be located in areas that take advantage of the grade and step with the hillside. The project site will be properly graded with consideration of the natural terrain and provided with a network of infrastructure to serve the proposed uses. Over half of the project site will be preserved as surrounding hillsides or the natural drainage channel for Tassajara Creek. There are no major physical or topographic constraints. 3. The PD- Planned Development zoning 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 in that the project will comply with all applicable development regulations and standards. In order to ensure adequate emergency vehicles access to all portions of the project, access is provided in two locations from Tassajara Road, and the internal streets are designed to provide multiple loops. 4. The PD- Planned Development zoning is consistent with and in conformance with the Dublin General Plan and Eastern Dublin Specific Plan, as amended, in that the proposed residential and other uses and the site plan are consistent with the land use designations for the site . C. Pursuant to the California Environmental Quality Act, the City Council adopted a CEQA Addendum to the Eastern Dublin EIR, 2005 Dublin Ranch West SEIR and 2007 Mitigated Negative Declaration, as set forth in Resolution 67 -14 on May 20, 2014, which resolution is incorporated herein by reference. SECTION 3. APPROVALS Planned Development Rezoning 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 property described below ( "Property ") to a Planned Development Zoning District: 184.1 acres east of the Parks Reserve Training Facility (PRTF) and portion of an East Bay Regional Parks District (EBRPD) regional trail, west of Tassajara Creek /Road, and south of the Alameda /Contra Costa County boundary (APN 986- 0004 - 005 -05) 2 A vicinity map is shown below- PLEASANTON A map of the rezoning area is shown below- ,v c� amp Iva. eau RRA T —jil.e kk- Op.Spece IA Os,�, a a,'. "I'ggry Park P/SP Open �. �....m Medium High Density Residmtisl WaterQ ,rjn_ Op. Sp— -. Meduuu Density Residential Pk �e a Medium Density Umi"d"""r,�t'3k�eit>eur„n R�demet Pub 0ok,/SC"li '11Abl'ua u dS wm....a Open Speve NorthI S Land Use S-7 »�08 ewoam sne. ..nm sns.ivua„w„nmma...m� q —llau __ nLweiry Low�YR®amtial Low Den tlridemial M.a�nmarn=.;amen iss ....w .a�x�9inm.�has�a.otiat� tM IOA •...•� 29v-rm ofllue Jesi�eliuueacwmLLYeotieivelNb MUSImmNenwemweliHeod Memioudei¢ 0 II ni'i,.ibH iu�ta3�q '�veamu.ma�etawao9o.mva®a. 3 SECTION 4. Amended 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 amendment for the Project area, which is hereby approved. This Stage 1 and Stage 2 Development Plan supersedes and replaces Ordinances 10 -05 and 02 -07 for the 184.1 acre Wallis Ranch project area. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. This is a Stage 1 and Stage 2 Development Plan amendment pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for Stage 1 and Stage 2 Development Plans and is adopted as part of the PD- Planned Development rezoning for Wallis Ranch, PLPA 2013 - 00035. The PD- Planned Development District and Stage 1 and Stage 2 Development Plan amendment provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of permitted, conditional, and accessory uses. PD Low Density Residential Permitted Uses: Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility /small (permitted if required by law, otherwise as conditional use) Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and /or tenant use only) Second residential unit in accordance with appropriate regulations of the Dublin Zoning Ordinance (Chapter 8.80) Single family dwelling Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Other similar uses as determined by the Community Development Director Conditional Uses: Ambulance service Bed and breakfast inn Day care center Large family day care home Parking lot - residential Religious facility School /private Other similar uses as determined by the Community Development Director Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance 9 Temporary Uses: Temporary construction trailer Tract and sales office /model home complex PD Medium Density Residential Permitted Uses: Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility- small (permitted if required by law, otherwise as conditional use) Home occupations (per Chapter 8.64 of the Dublin Zoning Ordinance) Multi- family dwelling Private recreation facility (for homeowners' association and /or tenants use only) Second residential unit above detached garage, subject to site development standards in section 8, Development regulations /standards. Where the detached garage includes a bonus room over the garage, the bonus room may be converted to a second residential unit, subject to the site development standards referenced above. Single family dwelling Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Water quality, drainage, and other similar facilities, including swales and basins Other similar uses as determined by the Community Development Director Conditional Uses: T F TI RIS _ .%FzUITII Boarding house Community center Day care center Large family day care home Large vehicle storage area (appropriately screened) Parking lot - residential Religious facility School /private Other similar uses as determined by the Community Development Director Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance Temporary Uses: Temporary construction trailer Tract and sales office /model home complex PD Medium -High Density Residential Permitted Uses: Accessory structures and uses Community care facility- small (permitted if required by law, otherwise as conditional use) Family day care home- small Home occupations (per Chapter 8.64) 5 Multi- family dwelling Private recreation facility (for homeowners' association and /or tenants use only) Water quality, drainage, and other similar facilities, including swales and basins Hydromodification Basin. A stormwater retention basin is permitted on an approximately 2.2 acre site (generally shown as lot 26 on the project Master Vesting Tentative Map). If this facility is not required by the resources agencies, the site may be considered for approximately 40 -72 residential units through an amendment to this Stage 1/2 Development Plan and any further environmental review as may be appropriate Other similar uses as determined by the Community Development Director Conditional Uses: T 0TI ONS T_ %FZU1T11 Boarding house Community care facility- large Day Care center Family day care home- large Parking lot Religious facility School /private Other similar uses as determined by the Community Development Director Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance Temporary Uses: Arts and crafts fair Sales office /model home complex Temporary construction trailer PD Open Space Permitted Uses, including, but not limited to: Agriculture and grazing Conservation areas Public or private infrastructure Public or private recreation facility- active or passive Streams and drainage protection corridors Those uses allowed by the U.S. Army Corps of Engineers under Section 404 and 1600 agreements. Trails and maintenance roads, including emergency vehicle access Trail staging area Other educational or recreational facilities: Water quality, drainage, and other similar facilities, including swales and basins Wildlife habitat preservation areas Other similar uses as determined by the Community Development Director 0 PD Neighborhood Park Permitted Uses: including, but not limited to: Community park Neighborhood park Recreational or educational facilities Trail staging area Water quality, drainage, and other similar facilities, including swales and basins Other similar uses as determined by the Community Development Director PD Semi - Public Permitted Uses: including, but not limited to: Community Center /Clubhouse Community Facility Cultural Center Day Care Center Farmer's Market Recreational or educational facilities - active or passive Trail staging area Other governmental and quasi - governmental offices as determined by the Community Development Director Other offices as determined by the Community Development Director Incidental and accessory structures and uses Parking lot Public or private infrastructure Senior Center Those uses allowed by the U.S. Army Corps of Engineers under Section 404 and 1600 agreements. Trails and maintenance roads Trail staging area Water quality, drainage, and other similar facilities, including swales and basins Youth Center Other similar uses as determined by the Community Development Director 7 2. Stage 1 and Stage 2 Site Plan. 3. Site area, proposed densities. Gross /net area: 184.1 acres. Maximum number of units: 806. Allocation of units: Low Density /Single - Family Residential — 92 units; Medium Density Residential — 529 units; and Medium -High Density Residential - 185 units. PARK PLPA 2013 -00035 Land Use Designations Acres(') Units Density (2) Low Density Residential (LDR) (.9 to 6.0 units per acre) 15.4 92 5.97 Medium Density Residential (MDR) (6.1 to 14.0 units per acre) 57.1 529 9.26 Medium -High Density Residential (3) (MDR) (14.1 to 25.0 units per acre) WuP pp4 i l 4 14.12(4) Water Quality Basin iii '9i // Open Space (OS) 83.3 -- -- Semi- Public (SP) 1.9 -- -- Neighborhood Park (NP) 10.4 -- -- Total 184.1 806 3. Site area, proposed densities. Gross /net area: 184.1 acres. Maximum number of units: 806. Allocation of units: Low Density /Single - Family Residential — 92 units; Medium Density Residential — 529 units; and Medium -High Density Residential - 185 units. (1) Gross acres (2) Units per acre (3) Total acreage for Medium -High Density Residential is 16 acres. The Water Quality Basin will occupy 2.9 acres within this land use designation. (4) Based on 13.1 acres PLPA 2013 -00035 Land Use Designations Acres(') Units Density (2) Low Density Residential (LDR) (.9 to 6.0 units per acre) 15.4 92 5.97 Medium Density Residential (MDR) (6.1 to 14.0 units per acre) 57.1 529 9.26 Medium -High Density Residential (3) (MDR) (14.1 to 25.0 units per acre) 13.1 185 14.12(4) Water Quality Basin 2.9 Open Space (OS) 83.3 -- -- Semi- Public (SP) 1.9 -- -- Neighborhood Park (NP) 10.4 -- -- Total 184.1 806 (1) Gross acres (2) Units per acre (3) Total acreage for Medium -High Density Residential is 16 acres. The Water Quality Basin will occupy 2.9 acres within this land use designation. (4) Based on 13.1 acres 4. Neighborhood Site Area and Densities Neighborhood Site Area and Densities Product Type /Lot Size Number Gross Net Gross Net Unit Size of Units Acres Acres Density Density Range 1 Single - Family Detached 92 15.4 15.4 5.9 6.0 3,070 - 4,323 sf Conventional 50'x 95' 2 Single - Family Detached 101 17.9 15.5 5.6 6.5 2,669 - 3,725 sf Conventional 48'x 80' 3 Single - Family Detached 74 7.4 6.7 10.1 11.2 3,150 - 3,406 sf Alley- Loaded 35'x 85' 4 Single - Family Detached 147 12.3 10.4 12.0 14.1 1,960 - 3,108 sf Green Court Cluster 5 Tri -Plex* (Attached) 60 3.3 2.7 18.2 22.2 1,832 - 2,162 sf 6 Townhomes* (Attached) 125 9.8 7.6 12.7 16.4 1,435 - 2,052 sf Single - Family Detached 7 Alley- Loaded (1,680 sf min) 68 7.2 5.6 9.4 12.1 2,190 - 2,617 sf 28' min x 55' min 8 Single - Family Detached 139 12.3 10.8 11.4 13.0 1,719 - 2,459 sf Motor Court Cluster Total 806 85.6 74.7 9.4 10.8 *Note: Neighborhoods 5 and 6 combine for a total of 185 units on 13.1 gross acres for a combined gross density of 14.1 du /ac. The 2.9 acres of the Water Quality Detention Basin has been omitted from this figure 5. Phasing Plan. Phase 1 backbone infrastructure will be installed with the first neighborhood constructed. The Neighborhoods may develop in any order and shall install Phase 2 backbone improvements as shown on the diagram and chart below. i i. 1� i' J -` I t ' 1 r �1 4 North 0 ;I SPARK LEGEND _ - -_ -', PHASE 1 BACKBONE I PHASE 2 BACKBONE (ASSIGNED TO -ST NEIGH- HILoRTGmIHSTALL NEIGHBORHOODS) Phasing Plan — Neighborhood 6 LEGEND: PHASE 1 PHASE 2 PHASE PHASE 4 PHASE 5 PHASE 6 PHASE 7 6. Master Neighborhood Landscaping Plan. M.dk m M.di. M.di.. 3--, M.di.. STREET F ----------------- ---------- 10 7. Grading. Future grading will conform to the City policies and the Eastern Dublin Specific Plan as shown below: ' l PTO a scmm ax mirz s ensex sysrexl � fs✓ Si,,, / �' enece vnxees � R � � ens �� iv e .. /f /� gS rnnwu u � \ f eaaeese �[� N e &$ N 8. Development Regulations /Standards CRITERIA — Single Family Detached N1, Minimum Neighborhood Lot Size (sf) 4750 Minimum Lot Width 50' Maximum Lot Coverage (13) (14) 55% Maximum Building Height (4) 38' Maximum Stories (7) 3 Minimum Front Yard Setbacks (1)(2) Living Area 8' Porch 8' Front -on Garage (15) 18' Swing -In Garage (55' Lots or Wider) (8)(9) 12' Minimum Side Yard Setbacks (1)(2)(4)(10) Living Area (3) 4' Porch (5) 4' Courtyard (6) 0' Corner Lot (Living Space to Street Side PL) 9' Encroachments (3) Minimum Rear Yard Setbacks (1)(2)(9)(11)(17) Living Area (1) 12' avg.; 5' min (4) Garage N/A Garage Face to Garage Face N/A Corner Lot Setbacks (1) (2) (16) Living Area from Front 8' Porch from Front 7' Porch from Corner 7' Courtyard (6) (19) (20) Distance from Living Area Perpendicular to Site Line 3' Distance from Porch to Site Line (19) 0' Accessory Structures (18) Parking Spaces Required Per Home (12)(13) 2 covered 1 guest Maximum Encroachments 2' 3840 48' 55% 38' 3 8' 8' 18' 12' 4' 4' 0' 9' (3) 10' avg.; 5' min (4) N/A N/A 8' 7' 7' 3' 0' (18) 2 covered 1 guest 2' 2975 35' (21) 38' 3 8' 8' N/A N/A 4' 4' 0' 9' (3) 3' to alley 3' to alley 28' N/A N/A N/A N/A N/A (18) 2 covered 1 guest 2' Minimum Usable Private Open Space (SF) Minimum Neighborhood Lot Size (sf) Minimum Lot Width Maximum Lot Coverage (13) (14) Maximum Building Height (4) Maximum Stories (7) Minimum Front Yard Setbacks (1)(2) Living Area Porch Front -on Garage (15) Swing -in Garage (55' Lots or Wider) (6)(9) Minimum Side Yard Setbacks (1)(2)(4)(10) Living Area (3) Porch (5) Courtyard (6) Corner Lot (Living Space to Street Side PL) Encroachments Minimum Rear Yard Setbacks (1)(2)(9)(11)(17) Living Area (') Garage Garage Face to Garage Face Corner Lot Setbacks (1) (2) (16) Living Area from Front Porch from Front Porch from Corner Courtyard (6) (19) (20) Distance from Living Area Perpendicular to Site Line Distance from Porch to Site Line (19) Accessory Structures Parking Spaces Required Per Home (12)(13) Maximum Encroachments Minimum Usable Private Open Space pu 400 S.F with a min. dimension of 10 ft. Yard area may be provided in more than one location within a lot with a min. of 80 SF yard or courtyard area. 2250 40' (21) 38' 3 6' to ROW or P/L 4' to ROW or P/L N/A N/A 3' N/A 0' N/A (3) 2' to alley 3' to alley 28' N/A N/A N/A N/A N/A (18) 2 covered 1 guest 2' 150 S.F with a min dimension of 10 ft ne 400 S.F with a min. dimension of 10 ft. Yard area may be provided in more than one location within a lot with a min. of 80 SF yard or courtyard area. 1680 28' (21) 38' 3 6' to ROW or 2' to Paseo 5' to ROW or 2' to Paseo N/A N/A 3' 3' 0' 6' (3) 3' to alley 3' to alley 28' N/A N/A N/A N/A N/A (18) 2 covered 1 guest 2' 150 S.F with a min dimension of 10 ft 150 S.F with a min. dimension of 10 ft 2250 39.5' (21) 38' 3 2' to Alley, 4' to ROW 2' to Alley, 4' to ROW 4' N/A 4' 4' 0' 9' (3) 4' N/A 28' N/A N/A N/A N/A N/A (18) 2 covered 1 guest 2' 150 S.F with a min. dimension of 10 ft (1) Setbacks measured from property line. (2) Graphic depiction of standards shown on pages 14 -19 of this Staff Report. (3) 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 a minimum of a 3 -foot flat area is maintained for access around the house. (4) Subject to Building Code requirements for access. (5) Building setbacks shall be subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to building overhang shall be 3 feet minimum or as required by current City Building Code or standards. (6) Maximum height of a front yard courtyard wall shall be 30" maximum (solid wall) or 42" maximum (transparent/fence). (7) The third floor must be stepped back from front and rear elevation to reduce building mass. (8) Three car garages and swing in garages are prohibited on lots less than 55' wide 12 (9) Retaining walls up to 4 feet high may be used to create a level usable [yard] area. Retaining walls in excess of 4 feet to create a usable yard area are subject to review and approval by the Community Development Director. Retaining walls 30 inches in height are subject to safety criteria as determined by the Building Official. (10) 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. (11) 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'. (12) Curbside parking may be counted toward required number of guest spaces. 2 covered side -by -side spots shall be provided. Tandem spaces may not be utilized to meet the parking requirement. (13)A Second Dwelling Unit is permitted in neighborhoods of lots 5,000 square feet or greater only. No more than one (1) second dwelling unit is permitted per lot and requires one additional off - street parking space, tandem or uncovered space permitted. (14) Second Dwelling Unit Coverage: The principal residence and a second dwelling unit combined shall not exceed the maximum lot coverage (15) Driveway apron shall be centered on the garage door. In instances where 3 -car fronton garages are utilized the driveway apron shall be centered on the entire front on garage plane. (16)AII Corner lots to be enhanced. Refer to Enhanced Lots Key for Locations. (17) Visible lots to have rear enhancement. Refer to Enhanced Lots Key for Locations. (18)Accessory Structure Setbacks shall follow the City Dublin Zoning Ordinance, Chapter 8.40: Accessory Structures and Uses Regulations. (19)A low wall (30" or less) may encroach into the site line area. No solid structure above 30" shall be allowed; porch columns excluded. (20) Courtyard wall to return to side yard fence or front plane of main residential structure. (21) Due to the nature of a small lot product, there is no maximum coverage standard. CRITERIA = Attached N5 (l r Ptex) NB 6 (Tovunhomes) Maximum Building Height 38' 45' Maximum Stories 3 3 Minimum Setbacks Building to ROW 8' 6' Living Space to Alley or Common Driveway 5' 5' Garage Face to Alley Edge 4' 4' Minimum Building Separation Garage Door to Garage Door 28' 28' Porch /Balcony to Porch /Balcony 12' 12' Parking Spaces Required Per Home 2 covered 1 guest 2 covered 1 guest Minimum Usable Private Open Space (SF) 100 SF patio with a 10' min dimension or a 50 SF upper level deck with a 5' min inside dimension 100 SF patio with a 10' min dimension or a 50 SF upper level deck with a 5' min inside dimension 13 m 0 14 M 400 SF WW Dot am, MWmum dimension of — IV'. Yard &me may be provided in mm tan Oft is an within a 14 widt a mwmm 80 SR era. Ywd arm m be &ftud as a yard, &d, RW 15 — — --1 7771 : RW yad me oan 4firal a a yotd, dwk, patio, ewrtyxd or simlor am. I ALLEY_ 4 � Km El I S70RY MASSM ElUMBLE PNVATE YARD MINIMUM AREA (00 $F TOTAL) Now, Archittam Rhm is for iHwntive plop ooly, �V—Tcwlfff "MIT974w: NEIGHBORHOOD LOT SIZE 35'MINIMUM LOT WIDTH SINGLE FAMILY DETACHED ALLEY LOADED W 1 S SF W flat va Mitt in dimm6an of 7. Yrd ara m be &Geed as a ya4 dgd, patio, couttysId x sWlar no. 1 6' FIO ,Allff P I STORY MASSM USAOLE PIUVATEY&RD MINIMUM APJA (00 St I'OTAL) Notc ArcMucun Own is for ilk popmes only. NEIGHBORHOOD LOT SIZE 28'MINIMUM LOT WIDTH SINGLE FAMILY DETACHED ALLEY LOADED 17 F:F I STORY MASSING MULE MM YARD MMMUM AREA (00 9 TOTAL) Now, Arch oma is for its pwMa only, • 000 • 0 •. • iull LDU 101, y HN Imik f. . ......... U941VT PIN N, m VAND MIMENIUM AMIA (�MS11707,kL) Nolw AjxWcvtmry Own is f5ar illdwoivc porpo" mly, 2250, SF TYPICAL NEIGHBORHOOD LOT SIZE 39NMINIMUM ��LOT WIDTH SINGLE FAMILY DETACHED GREEN COURT CLUSTER 19 9. Architectural Design Standards – see attached binder Exhibit A to Ordinance. The eight architectural styles identified for Wallis Ranch are: • Traditional Farmhouse • Contemporary Farmhouse • West Coast Classic • California Modern • Bay Area Contemporary • Napa Valley Classic • Central Coast Revival • Americana 10. Landscape Design Standards –see Exhibit B 11. General Plan and Specific Plan Consistency. The Project is consistent with the General Plan and Eastern Dublin Specific Plan land use designations and applicable development policies. 12. Inclusionary Zoning Regulations. A Development Agreement between the City of Dublin and Chang Su-0 Lin and Hong Lien Lin — Dublin Ranch Fairway Ranch provides for the creation of Affordable Unit Credit Certificates (AUCCs) which may be available or applicable to projects including Wallis Ranch (Ordinance 01 -09, dated January 20, 2009) Sufficient AUCCs shall be available at the time of tentative map approval or Site Development Review for the Project. 13.Aerial Photo. 20 14. Ownership and Maintenance HOA OWNED PRIVA*.RF'CIRF.Al ION COMMON AREA LANDSCAPING pppppppppppp PRIVATE ROAD SIDEWALK. PRIVATELY OWNED 15. Street Sections L L L L •u L L --t L L, (o -L 0! L v L ov 190 L L L - ----------- - 21 C rt f.'4 L, L aC,Rl Cl)-6211 t5'A-6 " L L L L W&M. R A iin X ffrM f.., f.2 Y Vs'•µ 16. Open Space, Parks and Trails 67l C"y C711 g q �-'I. mu 22 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 and Stage 2 Development Plan. SECTION 6. PRIOR PD ZONING SUPERSEDED. Ordinances 10 -05 and 02 -07 are hereby superseded as to the 184.1 acre Wallis Ranch project. SECTION 7. POSTING. 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. SECTION 8. EFFECTIVE DATE. This Ordinance shall take effect and be enforced thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G: 1PAM20131PLPA- 2013 -00035 WALLIS (DUB RANCH WES7)tPC Mtg 4.29.14 WALLI&CC Ord PD Wallis 2014.doc 2266735.1 23 WALLIS RANCH DUBLIN, CALIFORNIA ARCHITECTURAL DESIGN GUIDELINES REVISED MARCH 2014 TRUMARKHOMES A RECEWCc ;�(':), APR 2 2 2014 DUBLIN PLANNING TABLE OF CON'T11"N"I'S I. INTRODUCTION Purpose and Objective 2. NEIGHBORHOODS » Neighborhoods Location 1,1ap 3. ARCHITECTURAL COMPONENTS Siting >> Scale Elevation >> Variation 4. ARCHITECTURAL STYLES » Traditional Farmhouse Contemporary Farmhouse » «Vest Coast Classic California Modern Bay Area Contemporary Napa Valley Classic Central Coast Revival Americana Table of Contents 3 Left Blank Iaateratiaairally E 4 Wallis Ranch Design Guidelines ,a lll�l 11 �Ol_f ➢l[JtC T ION' Purpose and Objective The NVallis Ranch Architectural Guidelines is the regulatory design document that provides the framework for high - quality homes in the eight residential neighborhoods of Wallis Ranch. These guidelines ex=press the desired character of future development in Wallis Ranch and are intended as a guiding document to aid future developers, builders, and City Staff in the creation of cohesive communities that reflect the City's agrarian environment and enhances the unique setting and character of the area. As a guiding document, these guidelines are meant to provide direction to help achieve the vision of Wallis Ranch and are thus not meant to be exclusively restricted. Guidelines with the term "shall" are required and to be implemented, and guidelines with the term "should" are 1 -dghly recommended. Flexibility has been written into the guidelines to encourage and support design creativity, innovation, and diverse housing options. For ease of use, the guidelines are structured into the following three sections: - Neighborhoods - Architectural Components - Architectural Styles Introduction 5 0 N\Tf III, Ii TBnRHOODS Wallis Ranch is comprised of eight residential neighborhoods that come together to create a cohesive con-ununity of high - quality homes and open spaces. These neighborhoods aim to achieve the City's goals of healthy, -walkable, sustainable, and placemaking communities through the use of pedestrian paths and Nvalk -ways that link to the larger circulation network, open space boulevards and parks designed nvith natural and native plants, and high - quality homes indicative of the vernacular character. 6 Wallis Ranch Design Guidelines NEIGHBORHO 'u0.11_ ➢S) The map below identifies the location of each neighborhood, N 8 N6 N5 L y N 7% N4 N3 ' NI LEGEND j Neighborhood 1- Single Family Detached Residential j Neighborhood 2- Singlo Family Detached Residential j Neighborhood 3• Single Family Detached Resldenliab- Alley loaded Neighborhood 4- Slrnglu Family Detached, 6 -pack Garden Court Neighborhood 5 Mu lb- Family Attached, 3 -Plex Neighborhood 6- Multi- Fancily Attached, Townhontes Neighborhood 7- Single Family Delached- Alley Loaded Neighborhood 8- $ing!e Family Detached, 6 -pack court E_ Wallis Ranch Neighborhoods 7 0 Left BImik Intcntioptally © 8 Wallis Ranch Design Guidelines ARCHFITCTURAI, ( 'A 'OMPONENTS-1 A neighborhood's character is defined by many components that include, but are not limited to: building siting, scale, and landscaping. Successfully combined, these components proN2de residents and 'Ositors the visual interest and physical comfort that makes for exciting and «welcoming environments. This section contains the following four subsections that cover the crucial architectural and urban design components that will help make successful neighborhoods in Wallis Ranch: - Siting -Scale - Elevations - Variation Wallis Ranch Architectural Components 9 SITING Siting refers to the location of a building(s) on any given lot and can be determined by setback dimensions. The siting of a building on a lot affects the experience pedestrians will have on a street as well as the experience of residents and users in the buildings. Setbacks • Variation of front building setbacks is encouraged to create rhythm and interest along the streetscape. Deviation beyond minimum setback requirements is encouraged to facilitate the creation of different size public and private spaces on a lot. • Refer to the Land Use &t Design Standards: \Vallis Ranch Site Development Standards for specific building setback requirements. Corner Lots • Corner lots shall have a larger side setback that is facing the street to allow for additional architectural articulation and landscaping. • Wrap- around building elements such as porches are encouraged on buildings on corner lots to activate the public face and address the two street frontages. Enhanced Lots • Lots designated as enhanced lots shall have building design that engages and responds to its surroundings. To this end, the same level of design and articulation shall apply to all elevations of the building. • Refer to Neighborhood Site Plans in the Site Development Review Set for parcels designated as enhanced lots. Rear 51z1z t Q.... ....... ...... ...... L.y �__1._____.�.:. ...... Single Fare ily Front - Loaded Example with Varied Setbacks 71 F7,1, y } Alley Front Attached Alley- Loaded Example v I � 1 r � It Corner Lot E.rample SirccrFacing Sideserhail; is Langer [ban Typical Side setback *Footprints for IlliistratiwPto•poscs Only M 10 Wallis Ranch Design Guidelines SITING Side Yards • Side yards shall be of a sufficient size so they are a usable space. These spaces can allow for placement of trash and recycling receptacles. • For privacy purposes, windows that face onto side yards will be designed so that they do not align between neighboring homes. Encroachments Siri ficicntSizedSideYardEx=1)lc • Architectural projections that help define building mass and acid to the character of the streetscape are allowed to encroach Tinto front and rear setbacks. Projections include but are not limited to: bay windows, chimneys, and furred walls and columns. • Porches are not allowed to encroach into front and side front setbacks per the development standards in i the Minimum Setback and Yard Plan. . r .I Front Porch Example Bay Wbidoia Example Wallis Ranch Architectural Components 11 0 SCALE Scale refers to the massing and form of a building which is based on elements such as building footprint and height. The scale of a building directly impacts the overall streetscape of a neighborhood as more articulated forms provide better human scale buildings that contribute to a more walkable community. The guidelines below provide for the ability to create a welcoming environment that considers the pedestrian and motorist experience throughout each neighborhood as it relates to visual interest and comfort in a space. Massing • To create variety and visual interest along the streetscape, the massing of buildings shall be articulated and diverse. • 2 -story building massing shall be comprised of 1 -story and 2 -story elements to help break down the overall scale of the building. The same applies in the case of 3 -story buildings. • �N7all planes shall be staggered to offer refinement of building massing. This can occur on the horizontal plane and /or vertical plane. • Projections and architectural elements appropriate to the architectural style of the building are encouraged as they also help refine massing and add interest to the streetscape. Height Refer to the Land Use & Design Standards: Wallis Ranch Site Development Standards for maximum height requirements. N_w�qmw_lp l♦ww Outof Scale 5treetscapeExample Harnimious Scale Example 1 and 2 -Story Elements Example Z a+ :d 3 -Story Elemenrs Examples ® 12 Wallis Ranch Design Guidelines S CA TF Roof Forms • Variation of roof forms shall occur to allow for the creation of an interesting roofscape and streetscape. Roof forms can include but are not limited to: gable, shed, and hip. Generally flat roofs are not allowed unless they can be proven to be appropriate to the overall design of the building. • Roof pitches and overhangs shall be appropriate to the architectural style of the building. Combination of different roof forms on a building is encouraged to promote visual interest and articulation of building massing. Appropriate roof forms allowed are provided in each architectural style section. Gayle Roof Example Hip Roof Example Shul Roof Example ----------- .. ..........' Variation in Roof Line Example Wallis Ranch Architectural Components 13 EL-1F-41V,Nf IONS The elevation of a building refers to the exterior facades of the building which is comprised of elements such as garages, entryways, windows and doors, colors and materials, and details. Successfully executed, these elements can create visually interesting streetscapes that cater to the pedestrian experience and enhancement of the overall neighborhood character. Engaged Design • Engaged design, in general, refers to building design that responds to the streetscape and enhances the public realm. To this end, the same level of building design and articulation should apply to all elevations visible to the public. Garages and Driveways • To create a more pedestrian friendly streetscape and promote architecture foL %yard design, front- loaded buildings shall have the garage setback further than the living spaces of the building. • Variation of garage types of front- loaded buildings is encouraged throughout the street to allow for idsual interest. Garage types include; recessed garage, side - entry garage. • When possible, alley loaded buildings that promote a primarily pedestrian streetscape are encouraged. • Garage doors shall be designed so they are not the primary focus in the streetscape and will be complementary to the overall architectural design of the home. - Garage door designs shall vale along the street, Nvith no more than two neighboring homes using the same design and pattern. • To minimize building bulk and the Focus on vehicular elements, a maximum of 2 -car garage hays shall front to the street. • Minimal standard driveway widths are encouraged so that they do not negatively impact the streetscape and walkability within the neighborhood. m 14 1 Recessed Garage AllLy- Loaded Garage 3 -Cdr GarrW has only a 2 -Car Garage Door Front Garage Door Rcceires Sarric Lcti,cl of Design Dctdil Wallis Ranch Design Guidelines ELEVNI. I10-IN-S Entryways The entryway to a building is an important component of the building and overall streetscape. As the threshold between the private and public space, the entryway can include one of the following elements: -Porch - Portico - Trellis Windows and Doors • Windows and doors shall be designed to reflect the overall architectural style of the building. • \Vindow and door materials shall not include reflective glass, as it creates glare. • Extensive details on window patterns and sizes are available in the architectural styles section. Colors and Materials Colors and materials have a direct impact on the character of the streetscape and neighborhood. To create a visually interesting and harmonious streetscape, buildings shall use high - quality, durable materials that will weather well and reflect the home's architectural style. This can include, but is not limited to: -Board and batten siding -Sand finished stucco -Stone or bricle veneer Detailed colors and materials allowed are provided in each architectural style section. Final elevations, color selections, and materials may be subject to approval by the Community Development Director. Wallis Ranch Architectural Components Porch Corers Errtry and Provides Outdoor- Spacc Portico Emphasizes Erttry to Hotnc fa ILII� � - i iii Trellis O ffers Stnrcttare for Plarus and H igltliglrts the Entrance 15 m EL.-11-1','VAf--1'1ONS Colors and Materials Continued • Color and material blocking of buildings shall not terminate at outside corners and shall xvrap to appropriate transition points. Enhanced Sides and Rears • In all instances, front elevations will be of high - quality materials and detailing. • At those lots with highly visible side or rear lots, there will also be a requirement for enhanced, high- quality materials and detailing. • Refer to the Site Development Review, Neighborhood Site Plans for the specific location of enhanced read and side elevations in all neighborhoods. Details • Building details shall enhance and complement the overall building design and its associated architectural style, Building details shall occur wherever the building is visible to the public. Details such as lvindow shutters, accent trim, rafters, planter boxes, etc. shall be designed to be proportional to the element they are enhancing. Lighting • Exterior lighting fixtures shall complement the overall architectural style of the building. • Lighting fixtures shall not create glare or spillover to adjacent neighbors. Btulding Elements such its Chbiineys Makes Good Material Transition Area These Shutters are Proportional to Window ® N mmm nn Exterior Light Fimire Complements West Coast Classic style N 16 \Vallis Ranch Design Guidelines VARIATION Diversity and variation in building plans and elevations help promote visually interesting and balanced streetscapes in a neighborhood. The variation requirements below offer future residents a range of housing options to choose from and will ensure that each neighborhood indi-,ddually is distinct, but contextually harmonious. Style and Neighborhood Matrix X = allowed style Traditional Farmhouse X X X X 60 125 X X Contemporary Farmhouse X X X 4 X X 3 3 West Coast Classic X X X X 3 4 3 4 California Modern X Bay Area Contemporary X Napa Valley Classic X X Central Coast Revival X X Americana X X X X X = allowed style *3 plus 1 multi - generational plan 1. A floor plan shall not be used consecutively more than two times in a row, 2, Each plan is required to have 3 style options. 3. No two adjacent homes using the same elevation style shall have the same exterior color scheme. Color schemes and material may he subject to approval by the Community Development Director. 4. Any individual neighborhood shall be all smooth and/or shake concrete tile or composition shingle roofing. A Diverse 5treetscape Provides Chcrmcter and Visual Interest in a Neigliborhood Wallis Ranch architectural Components 17 min. number of units per neighborhood ' 92 101 74 147 60 125 69 139 min. number of styles per neighborhood " 3 3 3 4 2 3 3 3 min. number of plans per neighborhood 4 4* 3 6 3 4 3 4 *3 plus 1 multi - generational plan 1. A floor plan shall not be used consecutively more than two times in a row, 2, Each plan is required to have 3 style options. 3. No two adjacent homes using the same elevation style shall have the same exterior color scheme. Color schemes and material may he subject to approval by the Community Development Director. 4. Any individual neighborhood shall be all smooth and/or shake concrete tile or composition shingle roofing. A Diverse 5treetscape Provides Chcrmcter and Visual Interest in a Neigliborhood Wallis Ranch architectural Components 17 V A R I / V 11110 ICJ RM LN7 �j 1J ;, (N! Neighborhood Variation Nfap B 18 Wallis Ranch Design Guidelines VARIATION TRADITIONAL FARMHOUSE CONTEMPORARY FARMHOUSE WEST COAST CLASSIC 0 CALIFORNIA MODERN BAY AREA CONTEMPORARY NAPA VALLEY CLASSIC CENTRAL COAST REVIVAL AMERICANA Wallis Ranch Architectural Components 19 0 Lcft Blivik 2ntcntiopialf), © 20 Wallis Ranch Design Guidelines A1KCHITECTURAL STYLES The architectural styles of Wallis Ranch draw from the Fast. Bay's farming and agrarian history and relationship to the surrounding area. In total eight architectural steles have been identified for the neighborhoods of Wallis Ranch, each encompassing elements that reflect the area's existing character and elements that help build on the desire to become a vibrant and dynamic pedestrian - friendly community. The eight architectural styles identified for Wallis Ranch are: o Traditional Farmhouse o Contemporary Farmhouse o West Coast Classic o California iModern o Bay Area Contemporary o Napa Valley Classic o Central Coast ReAval o Americana Each style is broken down into two main sections that offer basic design characteristics that embody the style. The first section contains minimum standards that are required and the second section additional elements where only a minimum of t-,vo of the elements are required. Together the nunimum standards and additional elements provide direction that creates diverse, functional, and high - quality designed homes that are individually distinct yet harmonious with the neighboring homes, Before proceeding to the following sections, be sure to reference the Style and Neighborhood Matrix on page 17 for the required number of styles. Wallis Ranch Architectural Styles 21 TRADITIONAL FARMHOUSE The Traditional Farmhouse style dates back to 19th century America and encompasses a range of variations as it reflects local geography and climate. Throughout America there are examples ranging from more simplified traditional farmhouses, to more ornate versions. All of them reflecting the key concept of a functional home that effortlessly combines informal and formal spaces. This is essentially the root style for many neighborhoods of Wallis Ranch as it lends itself to a wide range of interpretation. Fundamentally this style is defined by simply detailed, understated, and utilitarian features that reflect the concept of a simple agrarian lifestyle. Homes in this style are often simple in massing and can include a covered porch element, gable roof forms, and wood columns and posts. E, ample of Traditional Farmhouse E 22 Wallis Ranch Design Guidelines NIININJUNI STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) -Gable Roof Forms - Varied Plate Heights -Shed Accent Roofs - Standing Seam TMetal Roofing -40 Year Dimensional Composition -Steep or Pitched Gable Roof Forms Roofs Shingle Roofing -3:12 to 6:12 Pitch -12 to 18" Laves -5 to 12" Rakes -Board and Batten Accent Siding -Board and Batten Accent Siding Exterior Finish -Lap Siding with 5 to 8 inch Expo- -Brick and /or Stone Veneer sure - Stucco Finish - Single Hung Windows - Sectional Garage Doors wlappropriate -Fixed Accent Windows style of Glazing Windows and - Accent Painted Entry Doors -Window Shutters Doors -Grid Patterned at Front Elevation and Around Entire Second Floor -Wood Brackets and/or Kickers -Wood Railings -Wood Porch Posts Trim and Accents -Wood or Smooth Foam Trim E 22 Wallis Ranch Design Guidelines I� Gable Roof Form, Lap Siding, and FuvedAccodWindows Lap Siding, Gable Roof Fo nr, and SinglcHapig Windows Standing Scam lfetal Roof and Wood Parch Posts Gable Roof Form, Shed Accent Roof, and Snood Brackets Composition Sh i ngle Roofing and Fixed Accent Windows Bat ten Sicling, Front Elevations, and Single Hung Windows TRADITIONAL FARMHOUSE Wallis Ranch Architectural Styles 23 CONTEMPORARY FARMHOUSE The Contemporary Farmhouse style is an evolution of the Traditional Farmhouse style, building on the elements of basic comfort and 1 practically with a modern lifestyle twist. This style uses more asymmetrical massing and forms and combines a palette of contemporary and traditional materials. Corrugated roofing, t stone veneer and vertical board and batten ` siding are typical to this style, t• • .1 f, r rl Evampics of Canlcrnpaszt} Fni7�il�utcsr E 24 Wallis Ranch Design Guidelines IMINIMUM STANDARDS ADDITIONAL ELENIENTS (Select a minimum of 2 elements) -Gable Roof Forms - Varied Plate Heights -Shed Accent Roofs -Roof Dormers at Top Floors -40 Year Dimensional Composition - Steeper pitched gable roof fonns Shingle Roofing Roofs -Standing Seam Metal Roofs and/or awnings 412 to 612 Pitch -12 to 24" Eaves -5 to 12" Rakes -Lap Siding -Board and Batten Accent Siding FYterior Finish - Stucco Finish -Brick and/or Stone Vencer -Wood Trimmed Bas' Windoivs - Single Hung Windows - NMetal Sectional Garage Doors -Fined Accent Windows - Window Shutters Windows and Accent Painted Entry Doors - Frosted Glass Garage Doors Doors -Wood Brackets and/or Kickers -Wood Built Out Smooth Porch Columns -Wood Porch Posts -Steel Cable NVire or Contemporary Wood Trim and Accents -Wood or Smooth Foam Trim Railings E 24 Wallis Ranch Design Guidelines Boarder lBatterlSidingandSingleHungWindows Gable Roof Form and Composition ShingleRoofirtg Lap Siding Wood Porch Posts and Standing Sean ilfetal Roofing Wood Brackets, FiredAccent Windows, and Stied Accent Roof Form CONTEMPORARY FARMHOUSE Wallis Ranch Architectural Styles 25 WEST COAST CLASSIC The West Coast Classic style derives from the Pacific Coast -based form of architecture which embodies Prairie Style features. These homes celebrate natural materials and are typically nestled into the natural environment, building on a close relationship to nature. Homes of this style feature overhanging eaves, wide front porches framed by tapered columns, and a pop up second floor. Materials often include stone, wood, and stucco. Examples of "Vest Coast Classic m 26 Wallis Ranch Design Guidelines MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) -Low Pitched Gable and /or Hip Roof Forms - Varied Plate Heights -40 Year Dimensional Composition Shingle -Shed Accent Roofs Roofs Roofs -3:12 to 4:12 Pitch -12 to 24" Eaves -3 to 12" Rakes - Stucco Finish -Lap Siding AA4th 4 -8 inch Exposure Exterior Finish -Brick and /or Stone Veneer -Bold Accent Colors and Panels - Single Hung Windows - Sectional Carriage Style Garage Door -Fixed Accent Windows Windows and -Accent Painted Entry Doors - Vertically Proportioned Windows Doors -Grid Patterned at Front Elevation and Around Entire Second Floor -Wood Brackets and /or Kickers - Smooth Wood Porch Columns AVood or Stucco Square Porch Posts -Steel Cable Wire Railings Trim and Accents - Thickened Stucco Wainscots - Battered Walls at Select Elements m 26 Wallis Ranch Design Guidelines Fixed Accent Windows and St ucco Finish Stucco Finish and Hip Roof Fonn Hip Roof Form and Stale Vencer Gable Roof Fonns, Smooth Rood Porch Columns, and Stucco and Lap Siding Finish Varied Plate Heights WEST COAST CLASSIC Wallis Ranch Architectural Styles 27 CALIFORNIA MODERN The California \Modern style spanned a period of roughly nvo and a half decades in the middle of the 20th century, from the mid -1940s to 1970. Notable for its use of flat planes, glass, clean lines, natural and manufactured resources, the California Modern style evoked a lifestyle of simple elegance and informality. This style bridges the organic and the man -made with an emphasis on pared -dawn forms, contemporary patterns, natural materials and a seamless flow between indoors and out to create a medley of functional comfort and chic style. Construction features often include exposed post and beam construction, extensive glass, and open floor plans. Examples of Califooda Modem ® 28 Wallis Ranch Design Guidelines TVIININIUM STANDARDS ADDITIONAL ELEMENTS (Select a m"n- um of 2 elements) -Loxv Pitched Gable Roof Forms - Varied Plate Heights - Accent Roofs -Shed Accent Roofs -Broad Roof Overhangs - Standing Seam kletal Accent Roofs -40 Year Dimensional Composition Roofs Shingle Roofing -3:12 to 612 Pitch - 12 -18" Eaves -3" Rakes - Stucco Finish -Brick and/or Stone Vencer -Lap Siding with S inch Exposure -Bold Accents with Varied Grooved or Exterior Finish Smooth Wood Panels -Foam Applied Build -ons -Large Glass Windows with Mainly -Large Glass Doors Horizontal ivlullions -Panel Insets Between Windows (Stucco or Windows and -Filed Accent Windows Wood, Grooved or Smooth) -Accent Painted Entry Door - ;\Metal Sectional Carriage Style Garage Doors Door - French Doors at Accent Balconies - Geometric Lines - Articulated and Expressive Joints - Simple Trim Details - Thickened Stucco Wainscots Trim and Accents -Flat kletal Accent Balconies ® 28 Wallis Ranch Design Guidelines Nanwai Looking Veneer and Low Pitched Roof Fonn Low Pitched hoof with Varied Plate Heights and Standing Sears Metal RooJcng Stucco, Large 1Vindows, Geomc tri c Lincs, and n Accent Roof Wallis Ranch Architectural Styles Conrposition Shingle Roofing, Brick Vencer, andBroad Roof Overhangs Shed Roof Fonn and Wood Veneer Brick and Stone Veneer CALIFORNIA MODERN ps A BAY AREA CONTEMPORARY The Bay Area Contemporary style is a variation of the California Modern style deeply influenced by the many architectural styles within California's Bay Area. Bay Area Contemporary= essentially strips down and combines the many Bay Area styles to emphasize functional comfort design. This style is most recognizable by its use of shed roof, clean geometric lines, large glass windows and doors, and modern interpretations of detail elements. Examplcs of Ray Arca Contemporaty 10 30 Wallis Ranch Design Guidelines MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) -Low Pitched Shed Roof - Exposed Rafters -40 Year Dimensional Composition - Standing Seam Metel Roof Shingle Roofing Roofs -Broad Roof Overhangs -3:12 to 6:12 Pitch - 12 -18" Eaves -V Rakes - Stucco (light to medium) Finish -Board and Batten Accent Siding -Wood Veneer -Brick Veneer Exterior Finish -Lap Siding - Corrugated Metal Siding - Asymmetrical Facade of Multiple Layers of Textures -Fixed Accent Windows -Large Entry Glass Door -Large Glass 1Vindows - Sectional Carriage Style Garage Door N,Vindows and - Accent fainted Entry Door Doors - Geometric Lines - Accent Panels (Grooved or Smooth) - Simple Trim Details -Steel Cable Wire Railing Trim and Accents - Articulated and Expressive joints 10 30 Wallis Ranch Design Guidelines Board and Batten Accent Siding ,.w� a Low PirchedShedRoof i. Low Pitched Shed Roof and Wood and Brick Veneer Board and Batten Accent Siding and Lap Siding Corngated Metal Siding, Lmge Glass Windows, and Rafters BAY AREA CONTEMPORARY Wallis Ranch Architectural Styles 31 N NAPA VALLEY CLASSIC The Napa N7alley Classic style derives from the architecture of wine country which has it's roots in Traditional Farmhouse style. Napa Valley classic homes encompass basic comfort and functionality. This style uses detailed trimmings and displays a complementary combination of contemporary and traditional materials. Stone veneer and vertical board and batten siding are typical and prominent in this style. Examples of Napa Valley Classic ® 32 Wallis Ranch Design Guidelines MINIMUM STANDARDS ADDITIONAL ELFVIENTS (Select a minimum of 2 elements) -Gable Roof Forms - Varied Plate Heights -Shed Accent Roofs - Standing Seam Metal Roofing -40 Year Dimensional Composition - Decorative Gable Treatment to include a Roofs Shingle Roofing Siding Accent -5:12 to 6:12 Pitch - Rafter Tails -12 to 18" Eaves -6 to 12" Rakes -Lap Siding with 6 to 8" Exposure -Board and Batten Accent Exterior Finish - Stucco Finish -Brick and/or Stone Siding Veneer - One Store Height - Single Hung Mlindows - Sectional Garage Doors -Fixed Accent Windows - Mlindow Shutters \Vindows and - Accent Painted Entry Doors Doors -Grid Patterned at Front Elevation and Around Entire Second Floor -Wood Brackets and/or Kickers - Decorative Outlookers -Wood Porch Posts - Enhanced Window Sills Trim and Accents ® 32 Wallis Ranch Design Guidelines Decorative Gable and Board and Ba tten Sidi ng 'I 1, �r Gable Roof Form, Window Shutters andBoar-dand Batt en Siding lr Stone Venco., Window, Wood Brad¢ets, and Standing Seam Metal Roofing Board and Bat ten Sid ngwith StuccoFbrish and Standing Scam Afetal Roofing Board and Bott,.�ri Si tt ing and Storre Veriecr- NAPA VALLEY CLASSIC Wallis Ranch Architectural Styles 33 CENTRAL COAST REVIVAL The Central Coast Revival style originated in the 1850's in Monterey, California. This style is a blend of European influences. In today's Central Coast Revival style, balcony railings are typically styled in metal or wood, roofs are low pitched or gabled and covered with shingles, and exterior walls are constructed in stucco, brick, or wood. Examples of Central Coast Revival E 34 Wallis Ranch Design Guidelines V(INI1vIU\t 4 STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) -Low Pitched Gable Roof Forms - Occasional Hipped Roof Forms -40 Year Dimensional Composition Shingle -Gable Detail Roofing Roofs -4:12 to 5:12 Pitch -6 to 12" Eaves -12 to 18" Rakes - Stucco Walls «-ith Smooth to Light Sand -Brick N7eneer Exterior Finish Finish -Wood Eave Details - Single hung with Mullions Arranged in - Paired Windows Pairs or Single - Fisted Accent Windows Windows and -Shutters Doors Full Length Window Opening onto Balcony -Grid Patterned at Front Elevation and Around Entire Second Floor -Wood Brackets and /or Kickers -NVood Balcony -Porch Posts - Detailed Hand Rails (TvIetal, Wrought Iron) Trim and Accents - Decorative Pot Shelves -Panel Shutters - Minimal Door and/ /or Whidow Surrounds E 34 Wallis Ranch Design Guidelines 1 AA Arched Doorway M'm I Stucco Walls Stucco Wallswith Smooth Light SondFioish Doable Hung Wirtdows u,itlr Paired 1 to I l ions o od Brie k Vcnecr Pagel Shutters Wood Balcony with Dccorative Pot Shelves CENTRAL COAST REVIVAL Wallis Ranch Architectural Styles 35 AMERICANA The Americana style is a compilation of Colonial, Georgian, and Cape Cod styles. These styles are associated with buildings from around the 17th through the 14th century, most frequently associated Nvith buildings in New England before the style migrated ,vest. Traditionally, Americana homes were designed to blend into the landscape with natural colors and simple, subtle design elements inside and out. k1odern Americana style homes are characterized by a rectangular, symmetrical home, double -hung windows, clapboard and/or brick siding, and steeply pitched gabled roofs. Examples of Americana U 36 Wallis Ranch Design Guidelines MINIMUNI STANDARDS ADDIT10NAL ELEMENTS (Select a minimum of 2 elements) - Pitched Gable and /or Hip Roof Forms -Roof Dormers -40 Year Dimensional Composition Shingle - Decorative Gable Treatment to include and/or Slate Roofing Siding Accent Roofs -5:12 to 6:12 Pitch -12 to 18" Eaves -6 to 12" Rakes -Lap Siding with 6 to 8" Exposure -Brick and/or Stone Veneer Exterior Finish - Stucco Finish -Grid Patterned at Front Elevation and - Pediment Over Porches Around Entire Second Floor -Bay Window Windows and - Transom Over Front Doors Doors - Symmetrical Window Placement on Front Elevations -Front Porch with Colonial style Posts and - Brackets Under the Eaves Beams - Decorative Porch Railings Trim and Accents - Window Shutters - Decorative Window Sills U 36 Wallis Ranch Design Guidelines Domers and Pediment Over•Porch nwwj--T 6 I r .r'a. Window Shutters, Pedimoi[ Over Porch, and Transom Oyer Front Door - i~ I}I111111441i1iU Illllllil llillllllllt11411 1111111111'IIIllllllliil!! I;li #IIIIII111lII Pitched Gable Haof, Transom Over Front Door-, and Casement Windows Hipped Fol m Roof and Front Porch with Colonial Sty1c Posts and Beams Bay Window, Clapboard Siding, and Shin& Roofing AMERICANA Wallis Ranch Architectural Styles 37 0 DUBLIN, CALIFORNIA LANDSCAPE DESIGN GUIDELINES MARCH 2014 TRUMARKHOMES GATES +ASSOCIATES ATTACHMENT 2 TO EXHIBIT A • DESIGN TEAM Community Developer Trumark Homes Architecture Dahlin Group KTGY Landscape Architecture Gates + Associates Civil Engineers MacKay & Somps • • Page Intentionally Left Blank Table of Contents • s F c T 10 N 0 INTRODUCTION A -2 Overview A -3 Illustrative Site Plan Wallis Ranch Design Guidelines i S F c T 10 N ® COMMUNITY FORM B -2 Overview B -3 Community Form Diagram B -6 Community Entry at Tassajara Road B -8 The Bridge B -9 Water Quality Basin B -10 Entry Gates B -13 The Antone Pavilion B -14 Community Clubhouse B -20 The Main Spine B -21 Neighborhood 1 Gateway S E C T 10 N ® STREETS Est TRAILS C -3 Streetscape Plan C -4 Street Sections C -6 Trails Plan C -7 Trails Sections • s F C T 1 o N m WALLS & FENCING D -2 Fencing Plan D -3 Fence Details D -9 Monumentation D -11 Fencing Diagrams S F c T 1 0 N M LANDSCAPE FRAMEWORK E -2 Street Tree Plan E -4 Street Tree Palette E -8 Plant Palette E -13 Enhanced Paving Plan E -14 Signage E -15 Landscape Accessories E -16 Lighting E -18 Public Art OPEN SPACE MANAGEMENT sFC-Tic� ® & RESPONSIBILITIES F -2 Maintenance Responsibilities F -3 Maintenance Diagram • F -4 Utilities Screening Wallis Ranch Design Guidelines i Page Intentionally Left Blank v E 0 SF( TlO \ m Introduction Wallis Ranch is located on approximately 184 acres in the northernmost portion of Dublin. Wallis Ranch presents a rare opportunity to create a new community that carefully blends traces of early California character with a modern touch of today's lifestyle. Natural riparian corridors and rolling open space help to frame the edges of the community as the undulating terrain of Wallis Ranch provides dramatic open vistas and view corridors that help to build its character. The creation of pedestrian- oriented neighborhoods was a majorfeature in the overall design of Wallis Ranch. Each of the eight neighborhoods embodies their own unique characterworkingto create a sharedsense of community throughout the generous mix of housing types. Walkable tree -lined streets, paths and trails, and interconnected spaces, all anchored by a community park and clubhouse that appeal to all residents. The overall landscape theme is a refined interpretation of an Agrarian/California Ranch landscape. Stone walls, orchard grids, and native grass plantings are used to reinforce the theme in key areas. Landscape and open space guidelines described on the following pages are intended to achieve this goal. Basic Design Principles • The streetscape system provides a visually unifying thread for the community. The circulation system is a clear hierarchy of streets that logically steps down in size from the Upper Loop Road to the cul -de -sacs. Street widths and landscape character reinforce the friendly neighborhood ambiance. • The open space system provides the community recreation opportunities and celebrates the agrarian setting. • The community fencing and wall system will be designed to visually recede into the setting to the extent possible. • Management of open space and maintenance of common areas will be an integral component of the landscape system. O)vcrvicw 0 2 Wallis Ranch Design Guidelines • N W . v 41 'n d Q v o L E y d o c C �i �^ U ca m 7 LO L � m _ - L Y N qq N y YI d �L m c 3 O U c O 41 m c IL d 4J V 4f � TO /yy C N A C of C L r O N O '^ v d t O Q O N 0 //L�e� ' Lit i• L 0 H N V L+ Q C7 E E o c 0 L O � . o �L oo�2U� :E L V N 'O co om C:' IL i • s V/I//� NN ate+ N l0 v // o E L '� n E �N '� v L o OQa,� c 0 L Q a) Y a 6 � OQ�v L `p O L- ,L ~ y, 'O ,� O c O y i_ rn, N o Q 0 a -1 l7 a) O // o c O O_ s O Q Q > Y O N ` O .O ! °D ` �° / Z Y 7N _0 Z O N �, OL L 1� 10 a) M O d , M t 00 J / �4_v M J d (� OL i, . 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O U O JI JI rl x Page Intentionally Left Blank Ell, "1 ( T I O \ ® Community Form 1�1 Wallis Ranch integrates the simple and informal character of the California farm &t ranch vernacular of the region and is reinterpreted in a way that captures the essence of the local character. With an emphasis on place making, Wallis Ranch invites its visitors in with a sequence of experiences that work to build the character of the community. • The Main Entry sets the thematic tone by incorporating many of the materials that are present throughout the community. The windmill and water tank reinforce the ranch theme as well as serve as some of the community's iconic landmarks. The Bridge with a prominent mix of rustic charm and contemporary lines, builds a sense of drama as residents and guests traverse it. • The Anton Pavilion greets residents and guests as it overlooks the water quality basin. An ode to the historic school house that once called Wallis Ranch home, the Anton Pavilion serves as a gathering place along the multi -use trail. • The Entry Gate and pedestrian portal mark the arrival to the neighborhoods of Wallis Ranch. • The Community Clubhouse is the heart of Wallis Ranch. All eight neighborhoods surround this space which serves as the primary community gathering space. The Main Spine is the backbone of the community carrying the theme throughout the neighborhoods. 0 2 Wallis Ranch Design Guidelines In k 0* Lil i` I� 1 � t 1 I I uj i C 7 ' d 1 E °° u m 0 i 1 ♦ CL c 1� c V Q d! 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[ 1 1 to c N LLI d O H �0+ f I =o a � o N 05 N c -ZD c 1 w s v `° v v c v c s 1 la t O -_ _ .C1 �,°, c -Z rz cu 4J 0 o v c V o s U o l7 0 i� {Z O / LM ` O -G O O 0 0 3 M a° L. 0 ` c c o 0 o O N o = , L. 0 ` ` `O c > 0 ` y 41%b Z 41 \ s iv ° s / � v ` �, O ` Mft r — a s / � s ° c `0 "0 s ,s s y ' z �/♦ �— 1s ♦ olop r z f ♦ 1 0 / < u j •� dOOP , cw ' ' 00 doo-P %b mm 1�1 1 U 0 M 7— i-I O w G O U Page Intentionally Left Blank • • Page Intentionally Left Blank 35 -foot windmill Orchard trees 14 -foot water tank with project identification Trough pool (concrete or galvanized) • Specimen trees Dry stacked stone wall Landscape boulders & grammes Elevation B -B - Community Entry Monument A� "— Scale: 1116" =1' Section A -A - Community Entry North Side • Two 24 -foot travel lanes • Planted 9 -foot median • Windrow trees south • Orchard trees north • 12 -foot pedestrian trail connections • Themed stone walls ear The Community Entry at Tassajara Road starts the experiential sequence of arrival with a gentle transition from the urban bustle of the outside world to the hearth of the home. The rural character of Tassajara streetscape evolves into orchard grids and low stone walls that define the community entry. The road continues over a country bridge and creek to arrive at the Community Entry Gates welcoming residents home. ezommunity Entry at Tassajara Road ® 6 Wallis Ranch Design Guidelines • C7 2 -foot Pedestrian path [-foot Dry stacked stone vall )rchard planting JVindmill &r tank structure Drought tolerant grass seed mix Specimen trees Boulders Unit paver enhanced paving bands Planted median Specimen trees Boulders Groundcover roses Linear windrow of columnar trees 12 -foot Bioswale 4 -foot Dry stacked stone wall Riparian open space/ existing trees 12 -foot pedestrian path connecting to public park Public park Scale. I " =50' 0 7 Community Form • BridgcLievation 14 -foot street light Luminaire: Lumec Candela (CAND1-40W42LED4K- R- PC- C- RLE3 -V OLT -BKTX) Bracket: PC- lA -BKTX Pole: APR4F- 14- LBC4C -BKTX Color. Textured Bronze 5-foot Stone veneer light plinth Veneer: Coronado Stone (Rocky Mountain Ledge Color. Bitterroot Joints: Drystack 8 -inch Cast - concrete timber railing with 1/9° steel members in 4 -inch grids Painted steel decorative brackets Existing concrete bridge parapet wall stained to compliment veneer finish Board Formed Concrete Formliner — elevation Enlargement 28' -0" 4'- =40' Scale: U8 " =1' Stone Veneer Lumec Candela The Bridge is a signature feature that links the Community Entry to the neighborhoods, signifying a "crossing over" from the outside world into the comfort of home. Striking in its design and use, The Bridge spans a valley with a seasonal stream, to be enjoyed by both pedestrians and vehicular passengers. Designed cast - concrete timbers, stone light plinths, and a bike guardrail, The Bridge is charming and safe, all the while offering stunning views. Final design of bike guardrail to be determined through the public art program process. OFhe Bridge ® 8 Wallis Ranch Design Guidelines • entry wall ommunity entry kntone Pavilion Dry creek bed Plan, Entry Gates & Water Quality Basin Overview Guest entry access box Low flow channel with willow massings Secondary access gate Enhance pedestrian trail crossing Basin bottom with wetland/wildflower mix Detention basin Vegetated basin slopes Proposed riparian vegetation Existing riparian vegetation Public park 10 -foot meandering asphalt trail at park edge Edge of bridge Q Water Quality Basin Community Form 9 L� ELM Main community entry gate "VIV I rh Antone Pavilion -M ■ EGR■ Pedestrian portal orchard trees Unit .. ... . keypad Guest turn-out with a�� entry point Specimen trees Enhanced pedestrian crossings to Public Park •, 1 \� will IR 101 Stone wall L Neighborhood 2 EVA/ exit gate Public Park NA Community Entry Gates r 0 w f► F =40' CO The Entry Gates to Wallis Ranch establish a unique sense of place. The stonework and steel •% framework introduces the look and feel of the community, while double -swing automatic doors open to welcome residents home. A separate pedestrian portal accommodates residents on foot along the main and secondary entries. Project identifiers let residents and guests know they have arrived at Wallis Ranch. 6► M acommunity Entry Gates I® 10 Wallis Ranch Design Guideline Board- formed concrete wall with community identification 15' Neighborhood 2 Landscape Section A -A - Main Entry Gate Elevation Pedestrian portal Decorative light sconce %le -swing vehicular gates 'Final gate design to be' determined through the public art program process 12' 4' 12' S' S' Travel lane Median Travel Lane Parkway Walk Landscape Setback Quality Basin Scale. 1116" =1' I� I 20' I 1 Neighborhood Walk Travel Lane Walk (Emergency Vehicle Access &r Exit Only Section B -B - Neighborhood 2 EVA/Exit Gate stone monument acked Stone Theme ete split rail fence Scale: 1116" =1' Pedestrian Portal at Main Entry Gate G► Community Entry Gates 11 Community Form Pedestrian Portal Elevation 0 Scale: 114" =1' Standing Seam Metal Roof 8 "x8" Columns Board Formed Concrete Wall Pedestrian Portal Side Views Scale: U4 " =1' Wommunity Entry ates y -ative Sconce )ht Electric re: Newport (UCR16) : WM30 Ribbed Sage [55] Veneer do Stone Rocky Mountain Ledge Werroot Drystack 0 12 Wallis Ranch Design Guidelines t ��_6'��ct i iii � • Sd � 1 The Antone Pavilion is a major attraction designed to gather and entertain the community at Wallis Ranch. Acting as a central gathering plaza with indoor and outdoor space, it is the ideal setting for community building holiday festivities, summer concerts, performances, and other events. The dry creek and lawn with boulders contribute to the bucolic setting, while its central location and connection to the main spine and trail corridor make it easily accessible to all residents by foot. 0 The Antone Pavilion Community Form 13 ■ Inspiration - Cameros Inn 0 Central Park is located along the eastern edge of the Spine Road and serves as the village center for the community. A core community amenity, the Central Park also serves as a focal hub for the open space system. The park is designed for major community events as well as passive recreation. The terraced plazas, meandering stone walls, and open lawn areas support the diverse needs of an engaged lifestyle. A tree -lined promenade with the clubhouse in the background is the visual terminus from an intersecting neighborhood street. Homes will front the park on all sides and on- street parking will be provided for residents and visitors. w,ommunity Clubhouse ® 14 Wallis Ranch Design Guidelines � • • Stone Retaining Wall \ Spa Area a MA I I. I � Clubhouse (4,50 Plaza Entry . Alpha Omega Terrace Central Water Feature Lower Garden Terrace Organic Garden Garden Kiosk/Info 5 -foot Dry Stacked Stone Wall Plan - Community Clubhouse Concept �a Orchard Trees Event Lawn Fire Pits Covered Bar Fireplace Seating Area with Water Element N\ a Neighborhood Connection Rose Garden/ Screen Planting Water Play Area Kids Play Area Focal Platform Scale.]"-80'0 • Community Form 15 Community Clubhouse Upper Plaze Enlargement Scale. I " =-t0' 8 1. The Upper Terrace of the Community Cluhbouse is a place for residents to settle in and relax. With comfortable seating areas for studying and wi -fi for working, the Community Clubhouse serves as the perfect destination to get away. Located within the Clubhouse are full bathrooms and a fitness center. The Upper Terrace also features a spa, a central event lawn, and fire pits. The Lower Terrace features an organic garden, a children's adventure play and water play areas, as well as a large passive lawn area. Rose lined pathways alert residents that they've reached the heart of the community. �,ommunity Clubhouse - Upper Terrace B • Wallis Ranch Design Guidelines e� S14* t ' L. k fr j �Ir1r1► ;�rr�: . i s ._mow : _.. ITT r Id 60 -inch Neighborhood Fence 4 -foot Dry Stacked Stone Wall - Neighbothood 2 15' 24 -inch Flush Landscape Setback Concrete Curb Vertical Curb — R/W Section E -E- Main Spine Collector Street at The Clubhouse/ Central Park 5 -foot Dry Stacked Stone Wall B' Varies Central Park Concrete Trail R/VV Scale. l"= 20' -0" Central Park 5' 15' 5' 5' -I Neighborhood 7 Walk Decomposed Granite Walk Walk Landscape Setback R/W R/W Section H -H- Typical Neighborhood Street "D" at the Clubhouse/ Central Park Scale. l" = 20' 1 �'� 'fir;, +r► Sections ■ 18 Wallis Ranch Design Guidelines Q Strip R/W R/W Section G -G - Typical Neighborhood Street "E" at The Clubhouse/ Central Park Scale: F =20'-O" 8' S' Neighborhood 5 Central 5 15' S' Landscape Walk Park Walk Decomposed Granite Walk laStrip Landscape Setback R/W R/VV Section H -H- Typical Neighborhood Street "D" at The Clubhouse/ Central Park Scale: l" = 20' k ` a Clubhouse Sections Community Form 19 Neigh. 2 Landscape Setback Max Landscape R/W Travel Lanes Neigh. 5&6 12' 8' 10' Swale Walk R/W Section - Main Spine Scale: 1116" =1' Stone 11'011 • Two 13 -foot travel lanes • 24° flush concrete curbs • 4' to 6' stone theme wall • 8 -foot pedestrian trail on the east side • 12 -foot bioswale • Large canopy trees to the west of the road • Uniform street trees to the east side The Main Spine serves as the backbone of the Wallis Ranch Community, extending north from Tassajara Road. The peaceful, rural ambiance of the community is optimized in the character of this entry road The traditional concrete curb and gutter have been eliminated and the road narrowed slightly to inherit a look and feel of the rural nature that came before. The entry road also serves to strengthen the network of pedestrian trails and bike paths by connecting neighborhoods to each other, to the parks, and to the perimeter open space system. *Fhe Main Spine ® 20 Wallis Ranch Design Guidelines !0 09 m_ w- orchard trees ° ° Split rail fence Paseo connection a ° Unit paver ° enhanced paving bands O ° O 0 O O O O ° Corner accent trees ° Landscape boulders ° Multi -trunk specim ° orchard trees ° 1 Neighborhood 1 Gateway Enlargement - - Entry monolit h Dry st ed stone wall Scale. l " =60' The Neighborhood Gateways are the last of the community and neighborhood entry markers, signifying that the resident or visitor is almost to their destination. Gateway elements may include stone walls, monoliths, decorative lighting, street signage, and ornamental planting to complement the entryways. Neighborhood Gateway Community Form 21 • Page Intentionally Left Blank • • • SECTION Streets & Trails Legc Desig The It the community. Flush curbs along the main spine road build on the tradition of rural roads. The streetscape system enhances the pedestrian experience and visually unifies the community. • Streets &z Trails Scale: I " =1UUU 40 Streetscape Plan Trail Edge Section G t i' 8' Landscape Strip 5' Walk RNV Varies 10' Asphalt Trail with 2' Decomposed Granite Shoulders Concrete Split Rail Fence 1' Herptelogical Barrier Note: Trail surface should be crowned and slope of trail surface and shoulders should not exceed 2% 15' Scale 1 -'0' -0` Main Spine Section Key Map treet Sections RM R/W The Trail Edge section runs along the edge of the site by Tassajara Creek. They are designed to be multi -use, accommodating pedestrians, vehicles and trail users. A bioswale captures and filters runoff before it enters the creek. • (2) 18 -foot vehicular travel lanes • 5 -foot pedestrian walkway • 14 -foot trail corridor for bikes and hikers • 15 -foot bioswale Scale: 1% 20'-0" The Main Spine Section is the primary way in and out of the community and accommodates vehicles, bicyclists, and pedestrians. The street is lined with trees and parkways, with a bioswale on one side to capture runoff. View fences and stone walls add visual interest. • 29.5 -foot travel lane with flush curbs • 15 -foot landscape setback • 8 -foot pedestrian trail • 12 -foot bioswale ® 4 Wallis Ranch Design Guidelines v RNV RNV Typical Neighborhood Street - Monolithic Scale. 3/32 " =r RNV Typ= Neighborhood Street - Separated Sections E -E and F -F are quiet internal roads ideal for walking. Both sides of the street are lined with trees and sidewalks, while the street is wide enough for both vehicles and bicyclists. • (2) 18 -foot travel lanes • (2) 8 -foot landscaped parkways • (2) 5 -foot separated and monolithic pedestrian walkways RNV Scale. 3/32 " =1' Street Sections Streets & Trails 5 C7 Legend � 10' Re � 8' Int, Design Con A simple mear community. T emphasizes th corridors. efrails Plan xme: i = iu00' IF ■ 6 Wallis Ranch Design Guidelines 14' 2' Varies 1 Trail Corridor I Regional Creekside Multi -use Trail NI 10' Asphalt Trail with 2' Decomposed Granite Shoulders Concrete Split Rail Fence 1' Herptelogical Barrier Note: Trail surface should be crowned and slope of trail surface and shoulders should not exceed 2% 15' Varies 'I Bioswale Scale: I" = 10' -0" PI Che Regional Creekside Multi -use trail is a wide path designed for a variety A recreational uses, including walking, hiking, jogging, and biking. The path s distanced from the vehicular roadway while a fence protects both people ind wildlife. • 10 -foot asphalt trail • 2 -foot decomposed granite shoulders • 15 -foot bioswale • Concrete split rail fence between trail and bioswale Trail Sections Streets &s Trails 7 1007� Internal Pedestrian Multi -use Trail Scale: 1/8" = P The Internal Pedestrian Multi -use Trail is found on several streets and provides safe access throughout the residential parts of the neighborhood. • 8 -foot parkway • 5-foot walkway Streets & Trails Trail Sections C < ® Walls & Fencing ,• • egend -- - - - - -- Braided Wire Fence —•• —• Concrete Split Rail Fence with Herpetological Barri ■ ■ ■ ■ ■ Concrete Split Rail Fence • • • • • Neighborhood 2 Interior View Fence Neighborhood 1 Enhanced View Fence Open Space Interface Fence Stacked Stone Theme Wall Fire Lots Design Concept The fencing throughout the Wallis Ranch neighborhoods enhances visual unification, defines properties, and provides security and privacy. The fencing is not allowed to visually dominate. Rather, it is a part of the overall community ambiance. IOWA all & Fencing Plan ® 2 SRI For Bridge details refer to Section B, page 8. Scale. F= 1000' 0 Wallis Ranch Design Guidelines 5'- 6'G( Fen( + / -2� Location: Occurs along rear yards where they abut open space and views are possible. Also may be used when the elevation between rear yards is greater than 20'. 5' ENHANCED VIEW FENCE �""" CMU Cap x16" CMU Block ite Shotblast Concrete ,iry Unit with RainBloc 345 - Grout to match Location: Located in Neighborhood 4 in spots along the streetscape and in the paseos. CMU WALL Wall & Fence Details Walls & Fencing 3 6'G( 4"x4" Post 1 "x2" Tubular z2r�� Steel - -. -. Wire Mesh ■■ ■■r�■ ■ ■m ■ ■■■■ ■ ■ ■■■n ■■ in ■■ ■■��■ ■ ■■■■ ■ ■ ■■■ ■■ ■ ■ ■■■ ■■ in ■■ ■ ■ ■■■■■ ■ ■■■■■■■ ■■■■■■■■ in ■■ ■ ■■■■■ ■■■ ■■ ■ ■ ■■■ ■ ■■■■ ■■ ■■ ■■ ■ ■■■■■■■■■ ■■■■■■■ ■■■■■■ ■■ ■■ ■ ■■ ■■■■■ ■ ■ ■ ■ ■ ■■■ ■ ■ ■■■ ■■ ■■ ■■ ■ ■■■ ■■■■■■■■■■■■■■■■■■■ ■■ ■■ ■■ ■■ ■■■ ■■■ ■■■■■ ■ ■■■ ■ ■■■ IN ■■ ■■■ ■■■■■■■■■■■■■■■ ■■■■■ no ■■ ■■ ■ ■ ■ ■■■■■ ■■■■■■ ■ ■■ ■■■■ no ■■ ■ ■■■■■■■■■ ■ ■■■■ ■■ ■■■ ■ ■■ ■■ Location: Occurs along rear yards where they abut the main spine in Neighborhood 2. 5' INTERIOR VIEW FENCE Location: Located in and around the Central Park/Clubhouse area. ESPALIER FENCE %o\Vall & Fence Details "x4" Post raided Steel Wire :spaliered Fruit Tree ® 4 Wallis Ranch Design Guidelines 8' -0" MAX 2 "x6" Cap 4 "x4" Post I f � t i a 1 "x8" With 1" Overlap Each Side Location: Occurs between lots, separating private yards. 6' -0" 6' GOOD NEIGHBOR FENCE 2 "x4" Bottom Rail 1 "x6" Kick Board 2 "x6" Cap Vertical Wood Lattice 4 "x4" Post 1 "x8" With 1" Overlap Each Side 2 "x4" Bottom Rail 1"x6" Kick Board Location: Fence is setback a minimum of 5' from front facade. This fence is used parallel to the front of the home. Where side yards abut a residential street, the lattice fence is also used. Where fence is adjacent to the street a minimum of T landscape buffer is provided between walkway and fence. 6' LATTICE TOP FENCE 6' Lattice -top fence to cover 1/4 of side of house length Optional 4.5'Solid wood fence to provide additional coverage; Distance varies according to specific house plan maximum 75% coverage of house SIDE YARD FENCING ON CORNER LOTS ca 66' Lattice-top fence at corner lot ca 1 6' Good Neighbor fence > Wall & Fence Details Walls &z Fencing 5 6" Cap Top Rail till 1111110111111111111 in 'iii iiiiiiiiiBill III _ii Bill it IIIIIIIINN it NI 1 11111111 Nllll ' �! A 1 11111 h IINII 111 1 NI IIIINIIII 1 4f • - Posts 2"x4" Mid Rail ..... HIM i1 0iiiiiiiiliiiiiiiiiiiiiiiiiiiiiiSHOMi iii UM 4" Grids 2"x4" Bottom Rail 1111 111111111111 /11111NINNIilmmiuligN /IN i lli Location: used when the elevation between rear yards isgreater than 20'. Timber to meet the Dublin Wildfire management requirements *All wood to be fire retardant treated per section 71 OA.3.2 and 71 OA.4 7A of the California building code for all exterior wood products. 5' OPEN SPACE INTERFACE FENCE .u. .0 L_J L_J Location: Located along the multi -use trail and along paseo conditions that abut internal open space areas. 3' CONCRETE SPLIT -RAIL FENCE ■ ■ ■ ■ ■ ONall & Fence Details 1 ® 6 Wallis Ranch Design Guidelines OR LI Metal T -I Location: Located along creek corridor in open space preserve. BARBED WIRE FENCE I -6" " ooth wire to be 12 -1/2" guage Monolith (Height Varies) 10" Thick Board Formed Concrete Wall Height Varies Location: Located in and around the Central Park/Clubhouse area. Also used as a transition wall between the dry stacked stone walls and project monoliths. BOARD FORMED CONCRETE WALL Wall & Fence Details Walls & Fencing 7 ■ Location: Initially located at the main community entry at Tassajara Road and continues along the main spine road up to Neighborhood 1. Height may vary depending on location. DRY STACKED STONE THEME WALL Batter @ 2:12 (D Dry -stack wall. Fieldstones shall be Y x 2'x 2' min. Top 0 Batter face of wall 2- inches for every I -foot of course to be full width of wall and at least 24" thick. height. Lay stones perpendicular to batter, fit tightly. Verify sample with Landscape Architect before ® Drain pipe outfall per grading plan. Allow weep construction. holes 4' o.c. min. Mortar top two courses in place. Rake joints back 4" min. O5 Class II aggregate base compacted to 95% rel. den. Color to be determined based on stone sample. © Compacted subgrade DRY STACKED STONE WALL (RETAINING) 2,r mm.� Batter @ 2:12 (D Dry-stack wall. Fieldstones shall be 18" max. Top course 0 Batter face of wall 2- inches for every I -foot of height. to be at least 24" thick. Verify sample with Landscape Lay stones perpendicular to batter, fit tightly. Architect before construction. ® Class II aggregate base compacted to 95% rel. den. O2 Mortar top two courses in place. Rake joints back 4" min. O Compacted subgrade Color to be determined based on stone sample. DRY STACKED STONE WALL (LANDSCAPE) %P Wall & Fence Details 0 8 Wallis Ranch Design Guidelines • 0 13' -0" Standing Seam Metal Roof 8 "x8" Columns Board Formed Concrete Wall PEDESTRIAN PORTAL Scale: 3/16 " =1' 9 �ative Sconce )ht Electric re: Newport (UCR16) WM30 fibbed Sage i55] Veneer Jo Stone Rocky Mountain Ledge litterroot )rystack Scale: 3116" =1' LARGE SECONDARY TERTIARY MONOLITH MONOLITH MONOLITH JI.ILLC. I /1V -1 0 Monumentation Walls & Fencing 9 Corner Lot Fencing On corner lots, the fence shall overlap a maximum of 25% of the side house length. A view fence may be added where the layout creates a large side yard to create more private space for the homeowner. Special care shall be taken on corner houses to insure that the character of front facing architecture wraps around side elements. Worncr Lot Fencing 0 10 Wallis Ranch Design Guidelines Lattice Fence on 2' max. Retaining Wall (if needed) Front Yard Retaining Wall 4' max (if needed). Minimum of 5' From Back of Sidewalk. 9 Parkway Walk FRONT & SIDE YARD RETAINING WALL �'Retain (Max SECTION A Retaining Walls (2' Max) ing Wall r�, 4') SECTION B Front Yard Retaining Walls Front yard retaining walls shall be a maximum of 4' in height and be stucco to match the overall community theme. The front yard retaining wall shall be located at or behind the PSE. Utilities should be grouped and combined with front retaining walls where required to avoid multiple retaining walls on a single lot. Q Front and Side Yard Retaining Walls Walls & Fencing 11 Wood Fence Open Space Interface Fence Walls & Fencing Wood Fence FENCE AT OPEN SPACE --ice 13' min. Fencing At Open Space Fencing at open space must conform to the Dublin Wildfire Management Plan. Heavy timber wood fencing or tubular steel view fences with 3' returns may be used along the rear property lines. All wood is to be construction heart redwood fire hardened/heavy timber to meet the Dublin Wildfire management requirements. All wood to be fire retardant treated per section 710A.3.2 and 710A.4 7A of the California building code for all exterior wood products. Fencing at Open Space 12 M 0 SFCTION ® Landscape Framework Uhnus parvifolia Koelreuteria paniculata sO Enhanced Open Space •••• Orchard/ Windrow Trees ��. Agrarian Tree Mix 50% - Quercus virginiana 25% - Quercus suber 25% - Platanus orientalis Design Concept Street trees at Wallis Ranch should be used to accent entries, form strong street edges, provide privacy, and emphasize open space. Wtrect Tree Plan Scalc: Y =1000' ^► ® 2 Wallis Ranch Design Guidelines Pistacia chinensis `Keith Davey' IWd Acer rubrum'Red Sunset'- Red Sunset Red Maple Quercus virginiana - Southern Live Oak Koelreuteria paniculata- Goldenrain Tree Tilia cordata - Little Leaf Linden Ulmus parvifolia - Chinese Elm Legend � Acer rubrum `Red Sunset' Pistacia chinensis `Keith Davey � Ulmus parvifolia � Tilia cordata Quercus virginiana � Koelreuteria paniculata Each neighborhood street should feature a different deciduous shade tree. Major roads should be recognizable by their prominent and distinctive tree species. A single tree species will be used to define each major road within the neighborhood. Street Trees Landscape Framework 3 [,4-4 RESIDENTIAL STREET TREES BOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER Arbutus `Marina' Strawberry Tree x x x ter rubrum `Red Sunset' Red Sunset Red Maple x x Arbutus unedo Strawberry Tree x x x Celtis sinensis Chinese Hackberry x Koelreuteria paniculata Goldenrain Tree x x x Lagerstroemia indica Crape Myrtle x x x Metrosideros excelsa New Zealand Christmas Tree x x Pistacia chinensis `Keith Davey' Chinese Pistache x x x Quercus virginiana Southern Live Oak x x Quercus robur fastigiate English Oak x x Quercus rubra Red Oak x x Quercus suber Cork Oak x x Tilia cordata Little leaf Linden x C ACCENT TREES BOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER Koelreuteria paniculata Goldenrain Tree x x Chitalpa tashkentensis Chitalpa x x Citrus Citrus x x x Cotinus coggygria Smoke Tree x Lagerstroemia indica Crape Myrtle x x Melaleuca linariifolia Flaxleaf paperbark x x x .Nerium oleander Oleander `standard' x x Olea europaea Olive (non- fruiting) x x Punica granatum Pomegranate x Quercus agrifolia multi -trunk Live Oak x x ENHANCED OPEN SPACE TREES BOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER Acer macrophyllum Bigleaf Maple x Aesculus californica California Buckeye x Olea europaea Olive (non- fruiting) x x Platanus racemosa California Sycamore x Quercus agrifolia Coast Live Oak x x Quercus lobata Valley Oak x x Quercus suber Cork Oak x x Umbellularia californica California Bay x *Free Palette 0 4 Wallis Ranch Design Guidelines e • Lagerstroemia indica - Crape Myrtle Melaleuca linariifolia - Flazleaf paperbark Olea europaea - Olive Legend Enhanced Open Space Trees Acer macrophyllum - Big Leaf Maple 2uercus suber -Cork Oak Quercus lobata - Valley Oak Plant material should be selected appropriately for location and microchmate. Provide a combination of evergreen, deciduous and flowering trees. Accent & Enhanced Open Space Trees Landscape Framework 5 L441 WINDROW TREES BOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER Arbutus marina Strawberry Tree x x x arpinus `Fastigiata' European Hornbeam x Laurus nobilis Sweet Bay x x Quercus robur fastigiatta English Oak x x x Zelkova serrata `Muschino' Columnar Zelkova x x EVERGREEN SCREEN TREES BOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECYCLED WATER Dodonaea viscosa Hopseed Bush x x Garrya elliptica Silk tassel tree x Heteromeles arbutifolia Toyon x x Metrosideros excelsa New Zealand Christmas Tree x x x Prunus caroliniana Carolina Laurel Cherry (may be salt sensitive) Rhamnus alaternus Italian Buckthorn Rhus lancea African sumac Xylosma congestum Shiny xylosma x ORCHARD TREES BOTANICAL NAME COMMON NAME EVERGREEN DECIDUOUS RECLAIMED WATER Juglans `Paradox' Walnut x x Malus spp. Apple /Crabapple x Prunus cerasifera Plum x x Schinus molle St. Pepper Tree x x *Free Palette 0 6 Wallis Ranch Design Guidelines Arbutus marina - Strawberry Tree Callistemon viminalis - Bottlebrush Malus spp. - Crabapple Legend dW Orchard Trees Laurus nobilis - Sweet Bay 2uercus Robur fastigiata - English Oak Prunus cerasifera - Plum Windrow, Evergreen & Orchard Trees Landscape Framework 7 ACCENT SHRUBS BOTANICAL NAME COMMON NAME FIRE SAFE RECYCLED WATER DEER RESISTANT gapanthus Lily of the Nile x x x uxus microphylla var. japonica Japanese Boxwood x Carex Sedge x x x Coleonema puchellum'Sunset Gold' 'Sunset Gold' Breath of Heaven x x Coreopsis spp. Coreopsis x x x Helictotrichon sempervirens Blue Oat Grass x x x Hemerocallis Day Lily x x Hesperaloe parviflora Red Yucca x x x Heuchera maxima Coral Bells x x x Iris douglasiona Pacific Coast Iris x x x Kniphofia uvaria Devil's Poker/ Red Hot Poker x x x Lantana Lantana x x x Liriope muscari Lily Turf x x Penstemon sp. Penstemon x Teucriumchamaedrys Germander x x Tu lbaghia violacea 'Silver Lace' Society Garlic x x Verbena Verbena x x mmi m SHRi TRS BOTANICAL NAME COMMON NAME FIRE SAFE RECYCLED WATER DEER RESISTANT Arbutus unedo 'Compacta' Compact Strawberry Bush x x Callistemon'Little John' Dwarf Cottlebrush Cistus spp. Rock Rose x x Coleonema spp. Breath of Heaven x Correa spp. Australian Fuchsia x Dietes spp. Fortnight Lily x x Escallonia Escallonia x Grevillea 'Noelii' x Muhlenbergia rigens Deer Grass x x Myrtus communis 'Compacta' Dwarf Myrtle x Nandina spp. Nandina /Heavenly Bamboo x x Nerium oleander 'Petite' Oleander x Olea europaea `Montra' Little 011ie x x Perovskia atriplicifolia Russian Sage x Phomium tenax sp. New Zealand Flax x Pittosporum tobira'Wheeler's Dwarf Dwarf Mock Orange x x Plumbago auriculata Cape plumbago x Rhaphiolepsis indica Indian Hawthorn x Salvia spp. Sage x x Teucrium fructicans Bush Germander x Viburnum tinus compacta Viburnum x GAccent & Medium Shrubs 0 8 Wallis Ranch Design Guidelines TALL SHRUBS BOTANICAL NAME COMMON NAME FIRE SAFE RECYCLED WATER DEER RESISTANT Abelia spp. Abelia x x Arctostaphylos Manzanita x x Buddleia davidii Butterfly Bush x x x Camelia japonica Japanese Camelia x x Ceanothus hybrid 'Dark Star' Dark Star California Lilac x x Ceanothus hybrid 'Frosty Blue' Brown -Eyed Rock Rose x x Cercis occidentalis Western Redbud x x Euonymus japonica Spindle Tree x x Fejoa sellowiana Pineapple Guava x x Heteromeles arbutifolia Toyon x x Ligustrum texanum Waxleaf Privet x x x Loropetalum chinensis Chinese Fringe Flower x x Myoporum laetum Myoporum x x Myrica californica Wax Myrtle x x x Nerium oleander Dwarf Pink Oleander x x x Rhamnus californica Coffeeberry x x GROUNDCOVER BOTANICAL NAME COMMON NAME FIRE SAFE RECYCLED WATER DEER RESISTANT Acacia redolens Acacia x x Ceanothus griseus California Lilac x x Cotoneaster horzontalis Rock Cotoneaster x x Coprosoma kirkii'Verde Vista' Prostate Mirror Plant x x Erigeron karvinskianus Santa Barbara Daisy x Festuca californica California Fescue x Festuca ruba creeping Red Fescue x x Gazania Orange Gazania x x Geramium spp. Hardy Scented Geramium x x Myoporum parvifolium prostate Myoporum x x Pelargonium peltatum Ivy Geramium x Oenothera speciosa childsii Mexican Evening Primrose x Osteospermum fruticosum African Daisy x x Rosa 'Carpet Rose' Carpet Rose x x Rosmarinus spp. Rosemary x x x Trachelospermum asiaticum Asiatic Jasmine x Trachelospermum jasminoides Star Jasmine x x x Vinca minor Periwinkle x VINF.q BOTANICAL NAME COMMON NAME FIRE SAFE RECYCLED WATER DEER RESISTANT Jasmiunum Jasmine x Parthenocissus quinquefolia Virginia Creeper x Solanum jasminoides Potato Vine x �r Tall Shrubs & Groundcover Landscape Framework U • Hemerocallis - Day Lily Heuchera maxima - Coral Bells Muhlenbergia rigens - Deer Grass Dietes vegata - African Iris Teucrium fruticans- Bush Germander Perovshia atriplicifolia - Russian Sage Kniphofia uvaria - Red Hot Poker Coleonema spp. - Breath of Heaven Salvia spp. - Sage Plants should be selected and spaced appropriately to ensure mature and healthy growth. A variety of flowering, variegated, and evergreen shrubs should be mixed to maintain visual interest and seasonal diversity. Acccnt & Medium Shrubs ® 10 Wallis Ranch Design Guidelines Es Buddleia davidii - Butterfly Bush Camelia japonica -Japanese Camelis Myoporum laetum - Myoporum Rosmarinus officinalis - Rosemary Erigeron karvinskianus - Santa Barbara Daisy Festuca californica - California Fescue Ceanothus hybrid- Ceanothus Coprosma kirkii - Mirror Plant Rosa'Carpet Rose'- Carpet Rose Recommended shrubs and groundcover are non - invasive and suited to the site. Plants with similar watering needs should be planted together to prevent under or over watering. Tall Shrubs & Groundcovcr Landscape Framework 11 0 Shrubs & Groundcover Emphasis should be placed on use of Agrarian associated plants. Use drought tolerant, deer - resistant plant materials. Select plants appropriate for selling from `East Bay Municipal Utility District Plant & Landscape for Summer — Dry Climates'. As recycled water will be used for irrigation, use plant materials tolerant of reclaimed water. Irrigation Irrigation throughout the public rights -of -way, and landscape setbacks shall be accomplished by means of automatically controlled spray, bubbler, and drip irrigation systems. The design shall incorporate water saving techniques and equipment and shall meet the water efficient requirements of the water efficient landscape ordinance adopted by the City of Dublin. Irrigation systems that use recycled water shall conform to the Dublin San Ramon Services District Recycled Water Use Guidelines. All irrigation systems shall be efficiently designed to reduce overspray onto walks, walls, fences, pilasters, street and other non - landscaped areas and into natural open space areas. All irrigation systems within the major streetscapes and common areas shall be designed to accommodate the use of recycled water in the event that it becomes available in the future. Irrigation systems shall be valved separately depending on plant ecosystems, orientation and exposure to sun, shade, and wind. The design shall be sensitive to the water requirements of the plant material selected and similar water using plants shall be valved together. Slope and soil conditions will also be considered when valving irrigation systems. 68hrubs Est Groundcover 0 12 Wallis Ranch Design Guidelines I• I• Is fl l- - ii i ��► ` 4 i Legend • Enhanced Vehicular Paving �j Unit pavers aver engineered concrete slab Manufacturer: Belgard Model- Mega Bergerac Color. Montecito Style. 3 Piece And Large Square Design Concept Vehicular pavers enhance roadways at key locations and mark important pathways through the site. • They should be added to the entry gateway, the creek crossing, and at the approach to the residential community. Scale. ]"=1000' GO Enhanced Paving Landscape Framework 13 0 • Lege to Desig A hier entrie eleme 5calc. l" =1000' IF • 0 14 Wallis Ranch Design Guidelines Ef • • Trash and Recycling Receptacles Manufacturer. landscape Forms Model Lakeside Style: Side Opening Trash and separate Recycling Receptacle with 10" opening, both surface mounted and locked Finish: Bronze Metallic Bench Manufacturer: Landscape Forms Model: Lakeside Style: Embedded, backed, no divider Finish Bronze Metallic with Ipe Wood for exterior use Pots Manufacturer: Quickcrete Model Cascade Round Finish Davis Color Dune Landscape accessories are important elements that can contribute to the agrarian feel of Wallis Ranch. • They should be woven throughout the site and reference historic agrarian uses, as though they were `left behind' by the previous farm owner. • Furnishings could include decorative iron work incorporated into the site architecture, a windmill by one of the seasonal ponds, or an old sun dial. • Each of these elements should have seating nearby for people to rest and contemplate, either benches or informal seating made of cut stone. Pots Manufacturer: Quickcrete Model: Mesa Finish• Davis Color Dune Pots Manufacturer: Quickcrete Model- Malaysian Finish: Davis Color Dune Bench Manufacturer. landscape Forms Model: Lakeside Style: Backless, no divider Finish Bronze Metallic with Ipe Wood for exterior use 0 Landscape Accessories Landscape Framework 15 Street Lighting Street lighting is used for decoration and to mark special paths and landmarks. • Single lights should be used on both sides of the the Main Entry Road, the Neighborhood Entry Road, and the Neighborhood Spine Road • The Lumec Hexagonal series or similar is recommended, with hardware included for banners. 24" TYR PARKWAY STRIP Single mounted light at 22' Philips Lumec Candela Series Model: CAND1 / PC -1A Color: Textured Bronze MONOLITHIC SIDEWALK Single mounted light at 19' Philips Lumec Candela Series Model: CAND1 / PC -1A Color: Textured Bronze Lumec Candela Series with Cavawood Bases Wighting -0" YP. I' -0" YR 24" -0" (P. 1' -0" YR PEDESTRIAN LIGHT Single mounted light at 10' Philips Lumec Candela Series Model: CANDS1 / RMS -1A Color: Textured Bronze Pathway Lighting Pathway lighting is used to create safe pedestrian walkways while adding a consistent aesthetic element. • It should be used along the pedestrian trail that stretches from the entry gateway, through the public neigborhood park, to the East Bay Regional Trailhead. • Model: Lumec Candela CANDBl • Color: Texture Bronze to match light poles 0 16 Wallis Ranch Design Guidelines SCONCE ACCENT LIGHT Barn Light Electric Luminaire: Newport (UCR16) Bracket: WM30 Glass: Ribbed Finish: Architectual Bronze [51 ] /all FEATURE LIGHTING Lighting can add dramatic impact to elegant architectural features. • Feature lighting should be added to all signage, the ionic stone building, walls and monoliths, and other artistic elements throughout the site. • The planning of feature lighting will be coordinated in the detailed design phase of each element. Lighting is an important design element througout the site, contributing to safety as well as the rural community character of the site. Landscape Framework 17 �l Public Art Wallis Ranch will have public art incorporated in and around the community landscape as part of the overall story and setting. Areas that could include public art installations are the main community entry, the bridge, the parks, the Antone Pavilion. All the public art in Wallis Ranch will go through the public art program process to determine the artist and location. SPublic Art ® 18 Wallis Ranch Design Guidelines SFCTI()N Open Space Management & Maintenance 0 Design Concept There our four entities who will have responsibilities for maintenance of the landscape systems at Wallis Ranch: The City of Dublin The master homeowner association (HOA) The geologic hazards abatement district (GRAD) The individual homeowner The attached maps and cross sections illustrate the various areas of responsibilities. In general the city is responsible for the maintenance of the streets, medians, and multi -use trails. The only landscape areas which are the cities responsibilities are the median in the collector road and public parks. The HOA is responsible for maintaining the landscaping and walls along the gateway, collector roads, entry roads, and landscaping in the parkway and at the end of the cul -de -sac on the residential streets. They are also responsible for the street trees located in the Public service easement on the individual lots. The GHAD is responsible for maintaining the open space areas, landscaping along trail corridors, habitat areas, open space corridor, landscape buffer areas, bio- retentioin basins, and natural and engineered open space slopes. The individual homeowner is responsible for maintaining all landscape on their property including side yard setbacks along the street and adjacent sidewalks unless it is a multi -use trail. They are also responsible for their walls and fences. snonsibilities ® 2 Wallis Ranch Design Guidelines I - - _A�_ I /I \II� 0 W U m a Z O Of o > CU a Of v, z 0 z 0 U) > o z o a � z 0 W m J g C) / O w W U g w ¢ Q 0 O z m d O __ -- W - z v w < Of � z0 CE Y Q Q J W w of � D w U _j ww Uv 0 a U a cn > L a CU a Q O I i ari fir aii � are ari' arm ire yl?, u� yryrrr; `t•.� Hit. to err■ ' <i �►; �i toll s� sail �t 'atw�ri ;i r.r.r■ r -- ?7 -r7 rT�� c 7� 3-. ERR r, �`'� 'l��''.�_yN��' ORION .� t r� `' +�� -mac• a';� 1v%. • rd� ►�j MAP hR-y, i 71 ;—.,/I� t,..j{{ `v lU ft Ul M v U c6 N J� f~ u �i U 4J bq c6 ►: • Page Intentionally Left Blank 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. 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 Existing Screened Utility Box Salerno Drive, Positano Development Existing Screened Utility Positano Parkway, Positano Development �i Utlility Box Screening Management &z Maintenance 4