NOVEMBER 2021
PLANNED DEVELOPMENT GUIDELINES
Farmhouse
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NOVEMBER 2021
PLANNED DEVELOPMENT GUIDELINES
Farmhouse
ATTACHMENT 7
Chapter 1 summarizes the context of the Farmhouse
site, its location and purpose, and outlines the authority and structure of this document.
Chapter 2 defines the design principles that apply
to the Farmhouse neighborhood. This Chapter also
presents architectural styles and development standards for the community.
INTRODUCTION
ARCHITECTURE
CHAPTER 1......................................................................2 CHAPTER 2......................................................................8
CONTENTS
Chapter 3 describes the landscape design concepts for
the Farmhouse neighborhood. This section also addresses community elements, such as walls, monumentation, and front yard landscape.
LANDSCAPE
Appendix A contains the architectural design for the
homes which will be built within the community, including the floor plans, four-sided elevations, and color & materials palettes.
ARCHITECTURAL DESIGN
CHAPTER 3......................................................................22 APPENDIX A......................................................................31 ATTACHMENT 7
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01 INTRODUCTION
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2CHAPTER 1
1.1 LOCATION AND SETTING
Located at the southwest corner of Woodward Avenue
and South Union Road, the Farmhouse neighborhood
is located on the former Lewis family farm and dairy in Manteca, CA.
The Lewis Family farm includes a 1918 farmhouse and a western barn with an iconic hay hood, which will be retained by the family. The original 25.5-acre farm and dairy was purchased by Tony and Giuma Lewis in 1945. Tony and Giuma operated the dairy and farmed the land with their three children, who grew up helping them milk the cows before and after school.
In 1960, their youngest son, Jack, married Jane Jacklich, his high school sweetheart, and they purchased the family farm from the widowed Giuma and closed the dairy. Jack opened a
1.1 SITE AERIAL
ABOVE: Tony & Giuma with their niece, circa 1950.
FROM LEFT: Helen, Jack, and Tony, Jr. at the farm; Jack and baby Jacky with dog Tex at the farm, circa 1961.
THE HISTORY
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INTRODUCTION
3 1.2 SITE PLAN
CLOCKWISE FROM TOP LEFT: Jack watering in front of the farmhouse in 1961; Jenny with Nellie the pony and the barn in the background; Jack and Tony, Jr. work the land; Jenny and Jane with dog Cherry in front of the farmhouse; Jamey, Jenny, and Jacky in front of the farmhouse, circa 1970; Jack and Tony, Jr. horse around in front of the barn; Jane and Jacky on a tractor; Jacky and Helen in front of the barn.
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4CHAPTER 1
1.2 PROJECT SITE & EXISTING STRUCTURES
ceramic tile business at the farm in the 1970s, using the barn as the tile shop until the 1980s, when the thriving business needed more space. Jack and Jane had three children, Jack (Jacky), Jenny, and James (Jamey). To this day, the Lewis family retains ownership of the original farmhouse and barn and maintain them with pride. The Farmhouse neighborhood intends to
honor the history of the land with a high quality collection of homes themed around farmhouse design, which complement
the history of the site while bringing new life and energy to the community.
1.2 PURPOSE
These Planned Development Guidelines constitute the regulatory design document that provides the framework for high-quality homes in Farmhouse. The document provides an overview of the design criteria required to implement the desired physical form of the Farmhouse neighborhood and its key features.
These Guidelines address architectural character, as well as other components that create a distinguished community comprised of high quality design. The standards set forth in these Guidelines are designed to work in concert with the City of Manteca’s governing documents, while articulating the design and development standards that are specific and unique to this site.
Farmhouse consists of property within the city limits of the City of Manteca and is subject to the land use and jurisdictional authority of the City’s relevant ordinances and codes.
1.3 PROJECT DESCRIPTION
The tentative map (Figure 1.4) allocates the project into 52 total lots. 49 of the lots will be constructed with the plans designed for the Farmhouse community found in Appendix A. Lot 49 consists of the existing farmhouse and barn and will be retained by the Lewis Family. Lot 50 will be retained as a future residential lot by a member of the Lewis family, which will be a future ATTACHMENT 7
INTRODUCTION
5 1.3 THE BARN
submittal, which will be subject to the guidelines and standards set forth in these Planned Development Guidelines. Lot 10 is an existing single family residence, which will remain.
1.4 THE BARN
The barn is a legal nonconforming use on Lot 49. It has pre-existing reduced setbacks, which are in conformance with the development standards set forth in this document. It is considered an ancillary use to a residential use and therefore must always accompany a residential use. As a key component of the entry statement for the community, the barn must be consistently maintained in good condition. If, at a future point, Lot 49 is brought forth to be split into two lots, the barn lot would need to either have a dwelling unit constructed on it such that the barn remains an ancillary use to the residential use, or the barn itself would need to be converted to a dwelling unit. Setbacks would need to conform to the setbacks set forth in Chapter 2 of this document.
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6CHAPTER 1
1.4 TENTATIVE SUBDIVISION MAP
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ARCHITECTURE 02
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CHAPTER 2
8 2.1 INTRODUCTION
The following development standards section describes typical lot conditions within the Farmhouse neighborhood. City of Manteca small lot development standard setbacks are shown in black, reduced setbacks established by this Planned Development are shown in red.
DEVELOPMENT STANDARDS
50’ STANDARD LOT
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ARCHITECTURE
9 LOT CHARACTERISTICS Width (Typ.) 50’ 1
Depth (Typ.) 92’-6” 2
PRINCIPAL BUILDING SETBACKS (MIN.) Front 12’-6”
Garage 20’
Side (interior / interior)
(interior / corner)
(4’ / 4’)
(4’ / 10’)
Rear 10’
Lot Coverage (Max.) 60% one story 3
55% two story
Height (Max.) 33’
1 This is the characteristic of the average lot within the neighborhood. Radius and corner lots may have a reduced frontage, but compensate through additional depth or expanded width. In the case of these lots, the remaining development standards still apply. 2 This is the characteristic of the average lot within the neighborhood. There are a few irregular lots, which have a reduced depth (e.g., lots with radius fronts, pie-shaped lots). In the case of these lots, the remaining development standards still apply. 3 Lots that reach 60% lot coverage are at maximum coverage and will not be permitted to have any additional square footage. 50’ STANDARD LOT
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CHAPTER 2
10 2.2 INTRODUCTION
The Farmhouse neighborhood will feature an architectural identity based on a farmhouse vernacular that is at once nostalgic and re-imagined to and establish a
distinctive character within the City of Manteca.
Chapter 2 defines the design principles and development standards that apply to the Farmhouse neighborhood. These guidelines and standards address the development standards and architectural design guidelines for the community.
2.3 DESIGN PRINCIPLES
2.3.1 STREETSCAPE
A thematic streetscape is a defining characteristic of enduring neighborhoods. The intent of this section is to articulate the standards and unique defining elements by which this community shall be built in order to create a cohesive streetscape, while showcasing distinctive character. The same floorplan with the same elevation are not permitted to be built next to each other.
2.3.2 MASSING AND ROOF FORM
Proportion and placement of architectural forms and elements must be appropriately and authentically applied in a manner consistent with the architectural style being represented. Roof and wall articulation in the form of proper roof forms also plays a significant role in the authenticity and diversity of the streetscape. The farmhouse style is simple by nature, with primary roof forms designed for functionality and purpose. Accent roofs add character and style, bringing a pedestrian scale to the streetscape.
2.3.3 GARAGES
Reducing garage dominance on the streetscape and bringing living space closer to the street creates streetscenes that are inviting and safe with an “eyes on the street” environment. Using design techniques that enhance the home’s architectural style also promotes a more pedestrian-oriented neighborhood.
Garages must be recessed from the front facade a minimum of 5’. This mitigates the dominance of the garage and promotes the architectural style and detail as the primary visual feature of the home.
2.3.4 TEXTURE
A hallmark of farmhouse architecture is texture through the use of siding materials, which may be horizontal lap siding or board and batten siding. Combined with masonry (either brick or stone) and shutters, a picturesque and textural streetscape is created. O
DESIGN GUIDELINES
ATTACHMENT 7
ARCHITECTURE
11 half of the entire adjacent window width, such that if the shutters were closed, they would completely cover the window.
The two featured architectural styles for the Farmhouse neighborhood complement the existing farmhouse and barn with a nod to the past, while also introducing a forward-looking take on farmhouse architecture to create a palette that is dynamic and sophisticated, fresh and nostalgic.
Architectural Styles:
• The Classic Farmhouse
• The Modern Farmhouse
2.4 THE ARCHITECTURAL COLLECTION
These Planned Development Guidelines provide direction for specific architectural styles within the Farmhouse neighborhood.
The Architectural Collection is cut from the same cloth of farmhouse architecture, creating a cohesive family of complementary architecture with individual traditional and modern personalities within this neighborhood. Each section includes a brief introduction to the core architectural style and its defining characteristics, as well as renderings to graphically depict the application of the style. To further define and emphasize the architecture of this community, the following statements apply to all homes within the community:
• Masonry must be applied authentically, wrapping outside corners and terminating at inside corners.
• Stone or brick scattered over stucco to mimic building age is not appropriate.
• Where wood siding is specified, cementitious material is acceptable to promote longevity and ease of maintenance. • Grooved plywood siding and vinyl siding are not permitted. • House lights should complement the architectural style. • When shutters are used, each shutter shall be sized to oneATTACHMENT 7 CHAPTER 2
12 © 2004 - 2020 JEFFREY DEMURE + ASSOCIATES ARCHITECTS PLANNERS, INC.
LEWIS ESTATES
CITY OF MANTECA, CALIFORNIA A2.3 10.18.2021 | PROGRESS SET 5905 GRANITE LAKE DRIVE | GRANITE BAY | CALIFORNIA, 95746 | 916.783.3700 | WWW.JDAARCH.COM JD+A JOB NUMBER: 21083
DATE: 10.18.2021
/Volumes/jdaarch (2)/Shared/02 PROJECTS/LAFFERTY HOMES/21083 LEWIS EST PLAN 1 | SCHEMATIC PERSPECTIVE | CLASSIC FARMHOUSE
ONE STORY CLASSIC FARMHOUSE
TWO STORY CLASSIC FARMHOUSE
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ARCHITECTURE
13 2.5 THE CLASSIC FARMHOUSE
Central Valley farmhouses were utilitarian housing for farmers working the land. They were typically wood frame with clapboard siding. These homes were simply detailed and understated and often evolved in size and form to reflect the success and size of the farming families they housed. Although utilitarian in nature, the farmhouse also reflected the regional style of the time to the extent possible, sometimes emulating a higher style of architecture by borrowing details of widely accepted styles.
The Classic Farmhouse style within this neighborhood embraces the agrarian history of the region. This is a traditional, honest, and simple representation of the style, with simple forms and clean lines.
IDENTIFYING CHARACTERISTICS:
• Asymmetrical massing
• Primary roofs gabled or hipped
• Accent roofs with knee braces
STYLE ELEMENTS CORE CHARACTERISTICS OPTIONAL ENHANCEMENTS ROOF FORM + MATERIALS • 5:12 with 18” eaves and 12” rakes • Dimensional architectural composition roof
• Cascading accent gables
• Standing seam metal accent roofs at 3:12
WINDOWS
• Single-hung vertical windows at front elevations
• Gridded windows at front elevations (typically
in a Colonial grille pattern)
• Side and rear window trim
EXTERIOR MATERIALS • Combination stucco finish and horizontal siding with a 6” exposure
• Masonry wainscot (brick or stone veneer)
DETAILS
• Traditional window surrounds with simple
angled crowns
• Louvered shutters
• Decorative braces at accent gables and popouts
• Slender square paired porch columns
• Corner boards
• Garage door hardware
• Style-specific entry doors, with or without
glazing
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CHAPTER 2
14 © 2004 - 2020 JEFFREY DEMURE + ASSOCIATES ARCHITECTS PLANNERS, INC.
LEWIS ESTATES
CITY OF MANTECA, CALIFORNIA A2.5 10.18.2021 | PROGRESS SET 5905 GRANITE LAKE DRIVE | GRANITE BAY | CALIFORNIA, 95746 | 916.783.3700 | WWW.JDAARCH.COM JD+A JOB NUMBER: 21083
DATE: 10.18.2021
/Volumes/jdaarch (2)/Shared/02 PROJECTS/LAFFERTY HOMES/21083 LEWIS ES PLAN 1 | SCHEMATIC PERSPECTIVE | MODERN FARMHOUSE
ONE STORY MODERN FARMHOUSE
TWO STORY MODERN FARMHOUSE
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ARCHITECTURE
15 2.6 THE MODERN FARMHOUSE
First emerging in the Midwest in the mid-1800s, the American Farmhouse style ranges from small, simple structures to more elaborate homes bordering on Victorian. In recent years, the traditional farmhouse style has seen an exciting renaissance with an evolution and extrapolation of the classic design cues. The Modern Farmhouse style can introduce playfulness and whimsy through a distortion of scale, or it can bring a more clean-lined sophisticated flair with stark contrast and the extreme lack of adornment that accompanies modernism.
The Modern Farmhouse in the Farmhouse neighborhood is a modern interpretation of the classic farmhouse style, while still endeavoring to create a welcoming and enduring neighborhood.
IDENTIFYING CHARACTERISTICS:
• Asymmetrical massing
• Primary gabled roofs
• Accent steeper roofs with narrow exposure accent siding
STYLE ELEMENTS CORE CHARACTERISTICS OPTIONAL ENHANCEMENTS ROOF FORM + MATERIALS
• 5:12 with 12” eaves and rakes
• 7:12 accent gables
• Dimensional architectural composition roof
• Shed accent roof forms
• Standing seam metal accent roofs at 2.5:12
WINDOWS • Single-hung vertical windows at front elevations • Window grids are absent
• Transom window grouping
• Side and rear window trim
EXTERIOR MATERIALS
• Combination stucco finish and board and
batten
• Masonry (brick) utilized as porch material
• Horizontal siding at gable ends with narrow
(4”) exposure
DETAILS
• Simple square window surrounds
• Engaged porch columns wrapped in masonry
• Corner boards
• Style-specific entry doors, with or without
glazing
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CHAPTER 2
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22CHAPTER 3
3.1 FARMHOUSE ENTRY DESIGN
ENTRY DESIGN
3.2 ENTRY INSPIRATION AND CONCEPT IMAGERY
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23 3.1 ENTRY DESIGN
Farmhouse is a planned neighborhood that is designed to move the community forward, while still honoring the land’s past. Situated on a former almond orchard with homestead and barn, the neighborhood is designed to preserve the existing agrarian structures and lend subtle design cues to blend past and present seamlessly, allowing the new neighborhood to stand next to the existing site’s structures in harmony.
Visitors to the site are welcomed to the neighborhood from Union Rd on its east side. Visual cues alert travelers to the neighborhood by flanking the entry with flowering trees on both sides. The trees function as waypoint markers, while also honoring the history of the site as a fruiting tree orchard.
Behind the trees on the north side, the existing barn remains an unaltered backdrop of the site’s history, showcasing the Manteca’s roots, while the site transforms into a new use, providing the much-needed housing in the heart of the established residential community. Integrated into the sound-wall, a monument sign of mixed materials welcomes both drivers and pedestrians to the community. The neutral fieldstone veneer at the base provides weight and permanence to anchor the entry monument, while the vertical upper surface is veneered with barnwood and stand-off metal lettering punctuated with a stone-topped cap. The wood is intended to bring a contemporary rustic element to the community to establish the design vernacular for the neighborhood, which is anchored in farmhouse architecture. The Farmhouse neighborhood sign is illuminated from above using a series of hanging goose-neck barn lights, which draw inspiration from historical agricultural and industrial lighting from the early 20th Century.
3.2 ENTRY DESIGN PLANTING
The planting scheme shall integrate into the existing streetscape scheme along Union Road, utilizing predominantly low water-use native and adapted plants that are zoned for the local climate conditions. The tree, shrub, and groundcover planting scheme shall highlight and complement the entry feature without obstructing views.
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24CHAPTER 3
3.3 SOUND-WALL DESIGN AND RIGHT OF WAY LANDSCAPE
SOUND-WALL & RIGHT OF WAY DESIGN
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LANDSCAPE
25 3.3 SOUND-WALL & RIGHT OF WAY DESIGN The sound-wall that surrounds the community is built of the same scale and materials as adjacent
neighborhoods with capped split-face CMU blocks
that are divided by stone-veneered pillars at each property line. The proposed stone veneer matches one of the optional stone selections prospective buyers will have and consists of a neutral fieldstone to match the entry monument welcome sign and therefore serves as a common thread to tie the road, to the entry, to the proposed homes. Road-side and median landscaping will continue the already established design ver- nacular of Union Road by adopting the same successful plant palette and by ensuring that only low-water-use planting and irrigation is installed. The concrete sidewalks will also contin- ue the established neighboring designs by utilizing the gen- tly curved detached sidewalks, small patches of decomposed granite, and matching surface mulch.
3.4 RIGHT OF WAY DESIGN PLANTING
The planting scheme shall integrate into the existing streets- cape scheme along Union Road and Woodward Avenue, utiliz- ing predominantly low water-use native and adapted plants that are zoned for the local climate conditions. A rhythm of taller shrubs and vines should be used to break up long hori- zontal expanses of the sound wall. Planting material between the back of curb and front of sidewalk shall not exceed 24” in height for pedestrian safety.
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3.5 TYPICAL FRONT YARD PERSPECTIVE
FRONT YARD LANDSCAPE DESIGN
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27 3.5 FRONT YARD DESIGN
The front yards of the community will utilize low-water-use planting, and no turf lawns will be installed in the decorative front facades. Shade trees on the
southern side of the front yards will be incorporated where possible.
4’ wide sidewalks are provided throughout the community at the back of a rolled curb and allow homeowners to navigate the community without having to enter the roadway to visit their neighbors and walk their pets. The streetlights throughout the community are also intended to be community-defining and mimic the hanging barn lights that are often found at historic agricultural sites. Shielded lights on metal poles will allow for safety at night, while minimizing glare and light pollution into the homes and adjacent neighborhoods.
3.6 TYPICAL FRONT YARD PLANTING
The planting scheme shall utilize predominantly low water-use native and adapted plants that are zoned for the local climate conditions. The tree, shrub, and groundcover planting scheme shall highlight and compliment the Architecture, while inspired by the agrarian Farmhouse theme. The scheme should utilize foundation planting, intermediate and foreground planting with a front yard accent tree.
3.6 FRONT YARD DESIGN INSPIRATION
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3.7 WALL AND FENCE PLAN
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