HAT RANCH PLANNED DEVELOPMENT
DESIGN GUIDELINES
PREPARED FOR:
The City of Manteca
PREPARED BY:
Bassenian Lagoni- Architect
MacKay & Somps- Civil Engineer & Planning
KLA, Inc.- Landscape Architect
SUBMITTED BY:
Richland Communities
June 2022
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 1
Table of Contents
CHAPTER 1 INTRODUCTION ............................................................................................................................................. 2
1.1 Purpose and intent ................................................................................................................................................. 2
1.2 Vision Statement And Objectives ........................................................................................................................... 2
1.3 Plan Area and Community Connectivity ................................................................................................................ 2
1.4 Project Description ................................................................................................................................................. 3 Chapter 2 Land Use .......................................................................................................................................................... 5
2.1 Existing Land Use Designations .............................................................................................................................. 5
2.2 Proposed Land Use Designations ........................................................................................................................... 5
2.2 Development Standards ......................................................................................................................................... 8
2.3 Shared park uses .................................................................................................................................................... 9 Chapter 3 Architecture Guidelines ................................................................................................................................. 10
3.1 Purpose and Intent ............................................................................................................................................... 10
3.2 Residential elevations .......................................................................................................................................... 10
3.3 Residential design elements ................................................................................................................................ 16
3.4 Half Plex................................................................................................................................................................ 19 Chapter 4 Circulation ..................................................................................................................................................... 20
4.1 Circulation Narrative ............................................................................................................................................ 20
4.2 Street Types ......................................................................................................................................................... 20
4.3 Traffic Calming ..................................................................................................................................................... 21 Chapter 5 Landscape ...................................................................................................................................................... 23
5.1 Purpose ................................................................................................................................................................ 23
5.2 Parks and Open Space .......................................................................................................................................... 24
5.3 Streetscape........................................................................................................................................................... 29
5.4 Community Gateway Entries ............................................................................................................................... 30
5.5 neighborhood Entries ........................................................................................................................................... 32 Chapter 6 Implementation ............................................................................................................................................. 33
6.1 Purpose .......................................................................................................................................................... 33
6.2 Exceptions and Revisions ............................................................................................................................... 33
6.3 Consistency Requirements ............................................................................................................................. 33
6.4 Design Review Process ................................................................................................................................... 33
6.5 Construction Implementation / Involvement ................................................................................................ 35 Chapter 7 Exhibits .......................................................................................................................................................... 36 Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 2
CHAPTER 1 INTRODUCTION
1.1 PURPOSE AND INTENT
The following design guidelines provide the framework for future development within the Hat Ranch development area. The overall goal of these Guidelines is high-quality home design that promotes both visual compatibility and variety. These guidelines express the desired character of future development and address the opportunities of site planning, architecture, and landscaping. These Guidelines are intended to be flexible and illustrative in nature. The flexibility provided is meant to be able to respond to unanticipated conditions such as changes in community desire and the marketplace.
1.2 VISION STATEMENT AND OBJECTIVES
The objectives of these guidelines are to:
• Provide the City of Manteca with the assurance that the development area shall develop in accordance with the quality and character proposed in this document.
• Serve as design criteria to developers, builders, engineers, architects, landscape architects, and other design professionals to maintain the quality of the community
• Lend guidance to the City in review of future development of the Hat Ranch project • Provide guidance in the formulation of Covenants, Conditions, and Restrictions for the use of land in the Hat Ranch project
1.3 PLAN AREA AND COMMUNITY CONNECTIVITY
The project site is comprised of four parcels in San Joaquin County in the City’s sphere of influence, and the LathropManteca Fire District service area. It is currently farmed with vineyards and is improved with a large barn, office, a tree-lined driveway, and a 20,000 square foot residence constructed in the middle of the project site. It is bordered by low density residential development to the north (Pillsbury Estates and Woodward Park) and west (Evans Estates), and orchards to the south and east. The land directly south and east of the project site are designated in the City’s General Plan as low density residential. Additionally, the future Antone Raymus Parkway is proposed along the southern boundary of the project site, and the future East Atherton Drive is proposed along the eastern boundary of the project site. Pillsbury Road will continue through the project site from the north to connect to the future Antone Raymus Parkway.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 3
Vicinity Map
1.4 PROJECT DESCRIPTION
The Hat Ranch Design Guidelines outline the standards for development within the Hat Ranch project site. The project is a proposed master planned residential community located on approximately 184 acres in unincorporated San Joaquin County, within the City of Manteca’s 20-year of Sphere of Influence (SOI). The project will include up to 738 dwelling units, two neighborhood parks, and an elementary/middle (K-8) school site.
To provide a variety of housing options, the project proposes 5 different single-family detached lot types, and a unique district of “half-plex” units and “half-plex clusters”. The Site Plan Exhibit in Chapter 7 (Exhibit C.4) provides additional detail on the location of the various lot sizes and products. As the project is developed over time, the location of these home types and lot sizes may be adjusted and relocated based on demand and market conditions.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 4
The Applicant has submitted one tentative subdivision map (TSM). As part of the TSM application, the project includes the following offsite improvements:
• The extension of sewer and water mains from the project site to existing facilities located within Manteca Road and/or East Atherton Drive.
• The extension of one or more storm drain force mains to SSJID Lateral “X” located north of the project site. • Construction of the following street frontage surface improvements:
• Antone Raymus Parkway from Manteca Road to East Atherton Drive (including 27’-38.5’ feet of travel way, including a turn lane along the Hat Ranch property, and 20-feet of ultimate sidewalk and landscaped area);
• East Atherton Drive from Antone Raymus Parkway to the end of the existing street improvements north of the project site (including 27 feet of travel way, 7 feet of the ultimately 14-foot-wide median, and 22- feet of sidewalk and landscaped frontage area).
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 5
Chapter 2 Land Use
2.1 EXISTING LAND USE DESIGNATIONS
The project site is currently designated Urban Reserve- Low Density Family Residential, Park and Commercial Mixed Use.
Existing Land Use
2.2 PROPOSED LAND USE DESIGNATIONS
The Applicant proposes a General Plan Map Amendment to change the land use designations to Low Density Residential, add a PQP designation site for the school, relocate the Park designations, and eliminate the Commercial Mixed Use designation.
Proposed Land Use
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 6
The project site will also need to be prezoned for purposes of annexation through LAFCO from AG-40 to Planned Development Low Density Residential (PD-R-1), Public/Quasi Public (PQP), and Park (P).
Proposed Zoning
Table 1 provides the land use summary.
TABLE 1
Land Use Number of Units Acreage Gross Density
Low Density Residential 738 152.3± 5.0 du/ac
School Site (K-8) N/A 16.1±
Parks N/A 16.2±
TOTAL 738 184.6± 4.0 du/ac
To provide a variety of housing options, the project proposes traditional single-family detached homes and a unique district of duplex or “half-plex” units. Table 2 below summarizes the lot sizes and housing product to be included in the project.
TABLE 2
Lot Type/Use Number of Units Acreage Net Density
70’x100’ (Min) 27
126.1± 5.0 du/ac
60’x100’ (Min) 131
55’x110’ (Min) 103
50’x100’ (Min 214
45’x100’ (Min) 159
Half-Plex 40 5.0 8.0 du/ac
Half-Plex Cluster 64 8.3 7.7 du/ac
TOTAL 738 139.4 5.3 du/ac
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 7
Site Plan
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 8
2.2 DEVELOPMENT STANDARDS
The following development standards were prepared to guide the future residential design and development at the Hat Ranch project. The exhibits in Chapter 7 provide additional information on lot coverage, dimensions, and elevations.
Development Standard Single Family Standards (1) Half Plex Half Plex Cluster Density (2)
Minimum 2.1 du/ac
Maximum 8.0 du/ac
Dimensions
Minimum Lot Width 45’ 50’ 46’
Minimum Lot Depth (6) 100’ 63’ 68.5’
Maximum Stories 2 2 2
Frontage along Cul-De-Sac or Knuckle 30’ 30’ 30’
Minimum Setback (8)(4)
Front(11) 18' 15' 15'
Front Porch 10' 10' 10'
Garage 20' 20' 20'
Side Loaded Garage 15’ (10) N/A N/A
Side 5' 5'/0' (5) 5'/0' (5)
Street Side 10' 10' 10'
Rear(6) 15' 10'/5' (3) 10'/5' (3)
Outdoor Living/Patio Rear-Single Story 8' - -
2 nd Story Encroachments(8) (9) (9) (9)
Building Height
Maximum Height 30' 30' 30'
Lot Coverage (4)
Maximum Lot Coverage 70% 1-Story\65% 2-Story 50% 50%
(1) Single Family Standards shall apply to the following products: 70’x100’, 60’x100’, 55’x100’, 50’x100’, 45’x100’ (2) Density is averaged for entire project (less lands dedicated for public uses and ROW dedicated for arterial roads) (3) 10' Setback for Living Space & 5' Setback for Garages (4) Lot Coverage includes building area covered under a roof (includes Covered Outdoor Patios) (5) 0' Setback at Attached Unit Only
(6) At Cul-de-sacs bulbs and knuckles where single-family lot depths are less than the standards depth, minimum rear yard setback requirements may be reduced by an amount equal to the standard 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 5’. (7) Accessory Dwelling Units and JADUs shall follow standards as provided in the Manteca Municipal Code Chapter 17.40.040 (8) Non-Livable Architectural Pop-Outs Allowed to Encroach by 1'-0" Dimension (9) Second Story overhangs may encroach the yard setbacks if fire access and California Residential Code (CRC) requirements are met. Maximum 3’ cantilever with 2’ eave encroachment is allowed. (10) Side Loaded garages are allowed on lots 55’ wide or greater (11) Front Yard setback has been adjusted from Table 17.26.020-1 of the Manteca Development standards to provide flexibility in the architecture design and create a superior street scene aesthetic.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 9
2.3 SHARED PARK USES
The project will include approximately 16.2 total acres of neighborhood park area. Specifically, there will be two public neighborhood parks, one east and one west of Pillsbury Road. The park on the east side of the project is proposed to be adjacent to the approximately 16.4-acre school site, encouraging a shared use of the park with the school. Stormwater detention and stormwater quality basins would be incorporated into both park designs for dual usage. The West Neighborhood Park is proposing to connect to and expand the existing Pillsbury Estates Park to create one large park to serve both communities. The park expansion area within the Hat Ranch project will include amenities that differ from what is currently installed and would create more outdoor activities within the park area, including pickle ball courts, gathering plazas, water activity zone, etc.
The table and images below provide a summary of the proposed park acreages. Additional park details are provided in Chapter 5.2.
EAST PARK
WEST PARK
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 10
Chapter 3 Architecture Guidelines
3.1 PURPOSE AND INTENT
These guidelines in this chapter are graphic representations that address site, building, and landscape design elements. They are intended to guide development towards a unique community and a consistent quality, while allowing for diversity and variation throughout the neighborhoods.
3.2 RESIDENTIAL ELEVATIONS
Variation
The intended architectural character for the Hat Ranch project draws from the architectural character of the region and timeless design. The following proposed architectural styles will offer variation and create interesting streetscapes throughout the Hat Ranch project:
• Transitional Spanish
• Modern Farmhouse
• Mid-Century Modern
• California Ranch
• Prairie
An important goal in this community is to develop varied and interesting street scenes. In order to achieve this, the follow architectural style and plan requirements must be met:
• Neighborhoods with up to 119 units of similar lot types are required to have a minimum of 3 plan types and 3 elevation styles per plan.
• Neighborhoods with 120 or more units of similar lot types are required to have a minimum of 4 plan types and 3 elevation styles per plan.
In addition to the five styles provided, future builders of the Hat Ranch project may choose to use additional styles, subject to approval by the Hat Ranch Design Review Board discussed in Chapter 6.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 11
Transitional Spanish
Borrowing on this familiar and traditional style, this architecture honors the precedent while updating it to reflect modernized style. The basic design elements that identify Spanish architecture - simple, asymmetrical forms, arched entries, stucco wall finishes and gable, hipped and sometimes shallow-sloped roofs – animate the elevation.
Similarly, grouping of small accent windows and the vertical form of other openings, reinforce the character.
Material choices blend the traditional and modern in a way that enhances the overall design character.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 12
Modern Farmhouse
Farmhouses became a symbol of the rural agrarian style, its simplicity, and functionality. Originating during colonial times, early examples of the farmhouse style borrowed design elements from Cape Cod and other Colonial Styles including broad and wrapped front porches, and symmetrical massing. The farmhouse remained a popular choice due to its simplicity and ease of construction. Modification to the style over time reflected advancements in construction techniques and the availability of local materials. Symmetry became less important, and elevations included less ornamentation. Today there exists a resurgence in the popularity of this style expressed in the Modern Farmhouse, which combines the predominant design features expressed with simplified, contemporary lines and minimal but thoughtful detailing that is rustic and utilitarian in appearance.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 13
Mid-Century Modern
The Modern Style began to emerge as early as the 1930s and reflects a forwardthinking approach to design. Architects such as Frank Lloyd Wright, Richard Neutra and Rudolph Schindler believed that architecture could be a catalyst for social change by creating architecture that reflects refined simplicity and integrates with nature. By creating flexible, comfortable, and simple yet striking living spaces that focused on function and connectivity to the outdoors, residents could be influenced to interact with and better appreciate the natural spaces that surround them. The clean lines and minimal ornamentation that characterize this style allow modern homes to blend with the natural landscape and provide strong indoor-outdoor connectivity. Floor plans are spacious and open to maximize views throughout the home and fill the interior spaces with natural light. These open designs also allow multi-functional interior spaces that can be used in variety of ways and encourage families to gather and connect with one another.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 14
California Ranch
The Ranch style originated in the mid-1930s by several
California architects. It gained popularity during the 1940s to become the dominant style throughout the country during the decades of the 50s and 60s. Popularity of the “rambling” Ranch houses was made possible by the country’s increasing
automobile dependence. In the decades following World War II, the automobile replaced streetcars and buses as the principle means of personal transportation and compact
houses could be replaced by sprawling designs on much larger lots in outlying areas. The rambling form of the ranch house emphasizes this with single story floor plans and maximizing the home width. The style is loosely based on Spanish Colonial precedents of the American Southwest, modified by influences borrowed from Craftsman and Prairie modernism of the 20th century.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 15
Prairie
One of the few indigenous American styles, the Prairie style originated in Chicago in the early 1900s. A group of young architects, including one of the most notable, Frank Lloyd Wright, developed Prairie-style architecture as a reaction to the overly ornate Victorian architecture of the late 19th century. This movement distinctly defined a new architecture rooted in nature that integrates horizontal planes and simple ornamentation.
Married to the ground, the Prairie home celebrates long, low profiles and discourages vertical proportions. Spreading out over lots, these homes historically featured shallow hipped roof lines, rows of windows, deep overhangs, and bands of stone, wood or brick wrapping the facades. Yearning for simplicity and a profound relationship to the landscape, Prairie architecture endures with its clean lines and strong presence.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 16
3.3 RESIDENTIAL DESIGN ELEMENTS
Garages
Garages provide a sheltered space for vehicles and can add to the articulation of the overall building form. All homes within the Hat Ranch project are required to have a 2-car garage, although some may have a 3-car garage. Architecture forward design is encouraged where garage doors and placement are located behind habitable spaces. For wider lots that allow for 3-car garages, it is encouraged that the third garage is side-swing or recessed toward the back of the lot.
A minimum 6” recess at all garage doors will be required. All garage doors will be “roll-up” with a minimum of 4-panelzied rows and style appropriate.
Property Edge Conditions
The Hat Ranch site plan proposes lots with highly visible rear and side elevations from Antone Raymus Parkway, Atherton Drive, and Pillsbury Road. These lots will be required to provide enhanced, high quality material and detailing on the sides of the homes most visible by the public. These enhancements may include, but are not limited to, accent trim and color, window details, architectural projections, rafters, etc. These details shall be designed to be proportional to the element they are enhancing.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 17
The Hat Ranch site plan proposes a variety of lot sizes to encourage diversity in product type and provides
opportunities for single story and 2-story homes. When new homes within the community are plotted adjacent (rear yard to rear yard) to existing single story homes, the new home shall be either a single story or pop-top and have no windows above the first story facing the rear yard. A pop-top home has a second floor that is typically under the roof starting from the first story. Architecture and windows may protrude above the roof plane to the front of the home.
The following diagram illustrates the lots required to have Single Story/Pop Top floorplans or enhanced elevations:
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 18
Materials and Colors
The materials and colors of the community have direct impacts on the streetscape and neighborhood. The following guidelines shall be referenced when selecting materials and colors for each architectural style:
• Material and colors shall be of high-quality to reflect the home’s architectural style and durability so they will weather well.
• A minimum of three different color schemes per elevation is required. Each color scheme shall consist of one body color, one trim color, and two accent colors
• Material and color shall wrap to appropriate transition points of the building façade. With the exception of Spanish elevation, 2 building materials will be required for each building façade. Below are examples of materials that could be used per style:
o Transitional Spanish – predominantly stucco with metal or decorative tile accents o Modern Farmhouse – predominantly stucco with stone and/or brick veneer and board & batten siding accents
o Mid-Century Modern - predominantly stucco with stone veneer and cementitious horizontal or vertical siding accents
o California Ranch - predominantly stucco with limited use of brick veneer and cementitious horizontal or vertical siding accents
o Prairie - predominantly stucco with limited use of brick veneer and cementitious horizontal or vertical siding accents
• Adjacent houses and facings across a street must use different color schemes for street scene variation.
The future builder(s) of the Hat Ranch project will propose the materials and color palettes for each product. The proposed palettes are subject to approval by the Design Review Board described in Chapter 6.
HOA
The Hat Ranch development will have a Homeowner’s Association for the residential portions of the property. The public parks and P/QP (School) site will not be included within the HOA. The HOA will maintain community signage and common landscaping that is not maintained by the city. The HOA will maintain the private shared drive of the Half Plex Cluster Units and common landscaping along the court (Half Plex Cluster details are shown in Chapter 3.4).
Front yard landscaping, private driveways, and building exterior shall be maintained by the homeowner unless the future builder decides otherwise. The CC&Rs and HOA will require and enforce all Hat Ranch residents utilize private garages for owner parking rather than storage, allowing the driveways and streets to remain open for visitors.
Below is a table showing the preliminary HOA responsibilities for each residential product type:
Product/Neighborhood HOA Responsibilities
Single-Family
Detached
Community Signage Maintenance; Garage Parking Enforcement; Design Review and Approval for front yard landscaping and exterior architectural changes proposed by homeowners
Half-Plex Maintenance of Community Signage and Common Landscaping; Garage Parking Enforcement; Design Review and Approval for front yard landscaping and exterior architectural changes proposed by homeowners
Half Plex Cluster Maintenance of Community Signage, Common Drive Aisle, and Common Landscaping; Garage Parking Enforcement; Design Review and Approval for front yard landscaping and exterior architectural changes proposed by homeowners Public Parks & P/QP Not Part of the HOA and will be maintained by the city and/or school district Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 19
The final design of the common landscape, signage, and shared drive aisles that are to be HOA maintained will be determined with final design of the architecture and landscape improvements. The CC&Rs created by the future builders will clearly define the areas of the residential development to be maintained by the HOA.
3.4 HALF PLEX
Concept
The Hat Ranch project is proposing two-for-sale small lot products: Half-Plex and a Half Plex Cluster. The half plex products are plotted on their own lots and share one wall with the adjacent unit and walkways originating from the Public ROW. The Half Plex Clusters are plotted in 4-packs with a shared drive aisle down the center, and with the entries on the front cluster units facing the public street. The other Half Plex products are plotted on corner lots.
Both products elevate front entries and porches forward toward the streets, with garages recessed or facing the drive aisle. Additional details regarding lot coverage, elevations, and dimensions can be found in Chapter 7 (Exhibits A.1-A.15).
Parking
All Half Plex units will incorporate private 2-car garages as well as a full 20-foot long driveway for each unit for onlot guest parking. The Half Plex and Half Plex Cluster products may also utilize on-street parking for additional visitor parking. No parking will be allowed within the 24-foot private drive aisle of the Half Plex Cluster. A preliminary parking plan has been provided in Chapter 7 (Exhibit C.5).
HALF PLEX CLUSTER- 4 PACK
HALF PLEX
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 20
Chapter 4 Circulation
4.1 CIRCULATION NARRATIVE
Existing Pillsbury Road is proposed to be extended south, through the Hat Ranch site, and connect to Future Antone Raymus Parkway as part of the Hat Ranch development. The Primary access to both east and west sides of the site will come from the future Antone Raymus Parkway through Pillsbury Road. Additional secondary access points are located directly off of the Antone Raymus Parkway and Atherton Drive. Vehicular and pedestrian connections to the adjacent residential neighborhoods are provided to the north (Pillsbury Estates and Woodward Park) and to the west (Evans Estates) to complete the circulation throughout all of the neighborhoods.
Internal street circulation incorporates a series of loops, cul-de-sacs, and through streets. Access points to Antone Raymus Parkway and Atherton Drive have been located near the school site for easy access to major thoroughfares by future students and parents outside of the Hat Ranch project. The site plan provides an east-west street that links both sides of the site plan and creates a direct route for vehicles and pedestrians of the Hat Ranch project to access the school site.
4.2 STREET TYPES
All residential streets within the Hat Ranch project are proposed to be public and follow the City of Manteca’s street standards found on Sheet ST.2 of the Standard Street Cross Sections. Most internal streets are proposed Residential Streets and utilize the 50’ ROW Neighborhood Street standard. The central East-West Street will act as a Minor Collector and serve as a small-scale backbone road. This Street utilizes the 60’ Minor Collector standard street section. The Pillsbury Road extension is categorized as a Major Collector, and provides 2 travel lanes, a median, and sidewalks on both sides, matching the existing condition to the north of the Hat Ranch project.
Antone Raymus Parkway and Atherton Drive are proposed Arterial Streets. The street sections of these streets are proposed to adhere to previous approvals and are important circulation segments of the City of Manteca’s street network.
The drive aisles within the Half Plex Cluster product will be privately owned and HOA maintained.
The following Street Sections Exhibit illustrates the width of each street. Further details regarding street design are included within Chapter 7 (Exhibit C.6-7).
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 21
Street Widths
4.3 TRAFFIC CALMING
The proposed Hat Ranch project street layout has been designed to reduce and discourage vehicle speeding through site while increasing pedestrian and bike safety. A series of stop signs, and other traffic calming features will be incorporated at key intersections to help slow down traffic. Preliminary Stop Sign locations have been provided on Exhibit C.4 in Chapter 7. Final locations of traffic calming features will be determined by the City of Manteca and the traffic analysis.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 22
Enhanced crosswalks may also be used at intersections anticipated to have higher levels of traffic and pedestrians.
Textured paving, such as stamped asphalt or pavers, could be utilized for crosswalks at key intersections to visually enhance the pedestrian path of travel.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 23
Chapter 5 Landscape
5.1 PURPOSE
The open space portion of the Hat Ranch project is a critical component for creating the livable and functional community and neighborhoods, and is one of the critical components that sets the character and style of the Hat Ranch project. Open space in the form of park and streetscape landscape is integrated throughout the plan area to provide recreational opportunities, aesthetic value, protection of non-vehicular pathways, and offer pleasant locations for non-vehicular pathways. The open space is proposed to be landscaped with native plantings grouped according to their water needs and acceptable to the City of Manteca Parks Dept.
Open space in the Hat Ranch project consists of:
• Parks and dual-use park basins
• Neighborhood park play areas
• Streetscape
Landscape Plant Palette
To reduce water consumption, the use of lawn grass shall be allocated only for active use recreation areas (i.e. soccer fields) and the immediate surrounding areas and access. Shrubs and low-water using plants shall be used for perimeter and non-recreation areas.
Trees shall be selected to be hardy, grow well in the climate, soil conditions, and to not require excessive maintenance. Groundcover plantings shall have similar watering requirements as the trees they are planted near. A tree plan and plant list has been provided in Chapter 7.
Plant species are to be selected based on the size of the area and space they are to be planted. Once mature they should not require more than 25% of their full size to be pruned in order to maintain the desired size.
Non-irrigated/non-living ground covering is encouraged to further reduce water demand. However, non-planted areas are to be integrally designed with the landscape and are to use appropriate materials such as decomposed granite, gravel, cobble, boulders, bark, recycled tires, etc. Large areas of bark with no plants are not allowed unless it serves a specific and justifiable purpose.
A variety of plant species shall be utilized to provide layers of landscape with a diversity of leaf color, form, and texture. Ornamental grasses, groundcover, shrubs, and vines are to be used creatively to provide for functional, easy-to-maintain, and aesthetically pleasing landscape areas.
Walls are to be planted with vines to discourage graffiti.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 24
5.2 PARKS AND OPEN SPACE
The design guidelines in this chapter are intended to provide a conceptual vision and character for the two parks provided in the site plan. The parks are located within the community where they provide the greatest value for the community: one east of Pillsbury Road and the other west of Pillsbury Road. The westerly park will connect to the existing Pillsbury Park, north of the Hat Ranch project. This connection will double the size of the park, creating an opportunity for diverse recreational uses for both communities. The easterly park shall have shared use with the school site. In the event the school district does not proceed with acquiring the site, the park will act as a standalone neighborhood park.
The two parks in the Hat Ranch project are the focus of the community and they are located to provide ease of access for each side of the project site. Pedestrian access is convenient through the sidewalks on the residential streets and via the streetscape provided with the collectors and arterials. The parks are designed to provide a wide range of amenities and activities for the residents of the Hat Ranch project and Manteca. They will also have a dual use for storm water storage and treatment. The designs are consistent with the Standards and Requirements of the Parks Department and no deviations are required.
Park Design Goals
• Amenities shall be provided in accordance with the requirements of the City of Manteca Parks Dept. and the current Parks Master Plan/Landscape Standards and Specifications for Landscape Development at the time of park plan submittal.
• Construct dual-use parks that allow for recreation as well as storm water retention and filtration. Size of park shall be determined by the storm water storage and treatment requirements of the neighborhood. • Maximize recreation opportunities for residents through the use of passive and active recreation facilities.
• Easy access from all homes to the neighborhood parks. • Parks and amenities shall be accessible.
• Provide park space within 2500 feet of each home within the plan area. • Locate sidewalks, paths, and trails above high-water levels around the dual-use basin parks. Walks may dip below and into the high-water level if there is a conveniently located alternate route that remains above the water level.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 25
• Most park amenities shall be provided in an upland portion of the park that is roughly at the same grade as the adjacent streets. Some amenities may be provided in lower portions of the park that are periodically flooded with the approval of the Parks Dept. • Provide a variety of play/exercise opportunities for all residents. All facilities are to be compliant with ADA and current codes at the time of installation.
• Each park within the Hat Ranch project shall have one or two amenities and an overall style that is different and unique from the other parks. It is encouraged to create a reason for residents to go to different parks for different reasons/amenities.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 26
West Park
The West Park is an addition to the existing park that was built with Pillsbury Estates. Play equipment for two different age groups was installed. Additional amenities proposed with the West Park include:
• Basketball court
• Pickleball court
• Volleyball and/or additional
pickleball courts
• Multi-use active play
surfacing court
• Shade structures
• Gathering plaza with shade
trees and park furnishings
• Multi-use lawn for lawn
recreation activities (lawn
bowling and events)
• Small dog park
• Meandering walking trail
• Park Furnishings such as
picnic tables, benches, grills,
trash receptacles
• Seat walls and landscape to
frame the functional use
areas
• Lawn in the basin bottom
designed as efficiently as
possible to allow for sport
recreation such as baseball,
softball, soccer, etc.
A more detailed West Park Concept
plan is provided in Chapter 7.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 27
East Park
The East Park is directly adjacent to a future school site, offering expanded open space and recreation for both the school and the community. The East Park is a more active sport-oriented park. The park amenities have been designed into a tiered slope. While most activities will occur on the street level portion, large lawn sports, such as soccer, will occur at basin bottom. Park Amenities include:
• Restroom and concession stand building
• Off-Street parking
• Large event gathering space with
perimeter fence, shade structures and
lighting (access control for rented
functions)
• Additional group gathering spaces that are
not access-controlled
• Play equipment for two different age
group users (i.e. tot lot, monkey bars, etc.)
• Water activity zone with fountains,
sprayers, pop-jets, etc. (no pools of water)
• Large full-size soccer field that can be
divided up into multiple practice fields
• Remote shade structures
• Orthogonal sidewalk and overall park
layout (not free-form and organic) to
maximize active recreation
• Park Furnishings such as picnic tables,
benches, grills, trash receptacles
• Seat walls and landscape to frame the
functional use areas
• Landscape shall be designed to support
the recreation and storm water storage of
the dual-use basins and parks and shall be
designed to provide an attractive, longlasting, low maintenance, and low water use landscape (relatively low).
• Irrigation shall be designed per the
requirements of the Parks Dept. and the
current Parks Master Plan/Landscape
Standards and Specifications for
Landscape Development at the time of
park submittal. The greatest extent
possible parks are to use non-domestic irrigation water such as from wells.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 28
A more detailed East Park Concept plan is provided in Chapter 7.
Irrigation
All parks shall be irrigated with irrigation wells. This does not include linear parks or parkways that cannot be easily connected to parks. To the greatest extent feasible, the adjacent parkways, streetscape, and open space areas shall be irrigated using water supplied by the park irrigation wells. Landscape connections to domestic water is discouraged and is only to be used if it is not feasible to connect to a park irrigation well per the determination of the Parks Department Director.
Parks and streetscapes are to be designed in compliance with the most current version of the Parks Master Plan and Public Works requirements. Irrigation shall be designed to maximize efficiency and meet the requirements of the City Parks Maintenance Department.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 29
5.3 STREETSCAPE
For purposes of these Design Guidelines, “streetscape” is defined as the publicly maintained landscape within the rights-of-way. Landscape is an important aspect of the streetscape, as it is used to create an aesthetic environment, provide shade, reduce and/or delay storm-water run-off, protect pedestrians, and set the style and character of the Hat Ranch project. Streetscape landscape shall include:
• Street trees
• Pedestrian paths such as sidewalk and multi-use paths • Low water using shrubs and groundcover as well as non-irrigated groundcover such as decomposed granite, cobble, boulders, and other similar materials. • Streetscapes shall be designed in accordance with City of Manteca Parks Dept. requirements. • Plantings shall be low to allow for surveillance and safety of pedestrians. Taller plants may be placed adjacent to fences and walls. Lawn is not allowed.
• Irrigation shall be efficient point-source bubblers, rotators, or other equipment as allowed by the Parks Dept. Irrigation shall be designed for possible connection to a City-wide reclaimed water system where appropriate and if required by the City.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 30
5.4 COMMUNITY GATEWAY ENTRIES
At the overall community entry streets, the landscape shall be designed as an upgraded landscape to accentuate the community entries. The landscape within the community gateways shall include:
• Enhanced wall elements such as diagonal wall sections with upgraded materials of stone, brick, tile, or stucco. These elements may also include pilasters, low walls, lighting, and other enhanced features. • Community signage
• Flowering trees and other enhanced landscape to accentuate the wall and fence entry design. • Landscape at the corners and median shall be low to allow for clear views of vehicular traffic as well as pedestrians and bicyclists.
• Landscape shall be formal in nature.
• Sidewalks and multi-use paths shall be placed at the back of curb along the curb return corners to allow for ease of crosswalks and clear visibility.
Above are example of similar Community signage/entry features – Not specific designs for the Hat Ranch project Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 31
Perimeter Wall – Split-face CMU block walls with cap and pilasters to meet City of Manteca Parks Dept. requirements for materials and means of construction.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 32
5.5 NEIGHBORHOOD ENTRIES
Within the overall Hat Ranch community there may be neighborhoods that have their own name or sense of identity. The materials and overall appearance of these smaller neighborhood signs or entry elements are to complement and be harmonious with the larger-scale Hat Ranch community walls and entry elements. The treatment of the neighborhood entries shall include:
• Smaller entry signs than the overall Community signage, but uses similar/complementary materials and colors.
• Neighborhood signage in medians or diagonal wall sections. • Landscape at the corners and median shall be low to allow for clear views of vehicular traffic as well as pedestrians and bicyclists.
• Landscape shall be formal in nature.
Above are example of similar Neighborhood signage/entry features – Not specific designs for the Hat Ranch project Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 33
Chapter 6 Implementation
6.1 PURPOSE
The design review process of proposed plans will help to ensure the vision of the Hat Ranch project. The Hat Ranch Design Review Board (HRDRB) will review and work with each applicant to design a quality project. The HRDRB will consist of 3 people: a representative of the City of Manteca and two design professionals that will represent the Master Developer.
Design Review is required for all projects requiring a building permit in the Hat Ranch development for conformance with these Design Guidelines and applicable Covenants, Condition, and Restrictions (CC&Rs). The HRDRB does not guarantee approval of any permit(s) from other entities. However, the HRDRB’s recommendation to City staff is mandatory for the ultimate approval of the unit and/or neighborhood.
6.2 EXCEPTIONS AND REVISIONS
As part of its responsibility in reviewing development proposals by Builders and making recommendations to the City, the HRDRB also has the authority to recommend exceptions and revisions to the Hat Ranch Design Guidelines.
Exceptions may arise through the design review process and might include minor design changes or adjustments that are consistent with the intent of these Design Guidelines. These changes may include, but are not limited to, elevation style changes, lot size modifications, park amenities, etc. In some cases, an exception might apply to a condition not foreseen or discussed in the Design Guidelines, such as unknown physical constraints, future market demands, future environmental constraints, etc. A HRDRB recommendation to grant an exception may or may not be coupled with a Builder submittal that is being reviewed by the HRDRB. A request for revision to the Design Guidelines must be made in writing to the City of Manteca Development Services Department and be approved by the Development Services Department Director after review and recommendation by the HRDRB. If a proposed revision is deemed to be more than minor by the HRDRB, a PD amendment will need to be processed for the proposed revision.
6.3 CONSISTENCY REQUIREMENTS
Design plans for new construction on undeveloped and improved land must be found consistent with this document, appliable City ordinances, standards, and rules, and any CC&Rs.
6.4 DESIGN REVIEW PROCESS
The design review process described below is intended to ensure that projects developed within the Hat Ranch project contribute to the character and quality envisioned for the community – helping to execute a cohesive vision which creates neighborhoods of lasting value. The requirements are intended to result in a process that will move quickly and efficiently, without sacrificing the quality of available site, architectural, and landscape design opportunities. Two levels of review are required before a building permit can be issued: the first by the HRDRB, and the second by the City of Manteca.
The HRDRB is a committee initially formed and chaired by the master developer or its representative. The HRDRB has the authority to review and approve all plans and specification submitted to them for any proposed improvement. However, the HRDRB does not review or approve engineering designs, zoning or building ordinances, public utility plans, or easement compliance. The design review process is detailed step-by-step as follows.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 34
Step 1: Application to Hat Ranch Design Review Board
Review of the proposed plans will help to confirm that project conforms to the overall scope and character of the Hat Ranch project as described in the Design Guidelines.
The design review process will begin upon receipt of the Design Review Application – Exhibit F. The Design Review Application includes the City of Manteca Self-Certified Design Guidelines Checklist. This checklist focuses on design principles that will promote public health, safety, and welfare in the community. This checklist must be included with every Design Review Application.
Upon receipt of the application and all required submittals detailed below, each Builder will be notified within 10 working days of the date, time, and place for the Design Review Session with the HRDRB.
Required Submittals:
• Completed Design Review Application, including Self-Certified Design Guidelines Checklist. • Project Map. Project map should include lot and/or parcel numbers. • Schematic Floor Plans and Elevation. Please include:
o Building floor plans.
o Front, side, and rear elevations – per elevation, per plan. o Digital Color and Material boards
o Roof plans per elevation style
o One (1) colored front elevation per style missed within all the plans • Pre-Plotting / Lotting Plan. Please include:
o A minimum of five contiguous lots, including a corner lot (if applicable). o The footprint for proposed structures shall be shown on the lot, along with any driveways, walks, dimensioned setbacks, fencing, and any other major features. o If Applicable - Open Space, Streetscape, and/or Park Plans. Individual front yard and backyard landscape plans are not required.
All submitted floor plans and elevations shall be at a minimum 1/8” or 1/4” = 1” scale on 24”x36” paper, as well provided as an electronic file in PDF format. Electronic files can be submitted on a USB drive or via Dropbox (or similar file sharing program).
Upon acceptance of the Builder’s submittal package, the HRDRB will schedule an appointment for the Design Review Session, in which the HRDRB will meet with the Builder to review the submitted materials. During this meeting, site conditions, community development concepts, and any appropriate elements of the Design Guidelines will be discussed to establish the direction for the preparations of detailed plans (working drawings) by the Builder.
Within 15 days after the Design Review Session, the HRDRB shall prepare and submit to the Builder a written memorandum of approval or approval with modifications. In the event significant modifications are necessary, a second Design Review Session will be scheduled by the HRDRB to focus and resolve those modifications.
Step 2: Submittal of Plans to the City
Following the HRDRB written memorandum of approval, Builder can submit plans to the City.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 35
Step 3: Master Plans and Building Permit
After plans have been approved by the city, Builders can submit for building permits and, if applicable, temporary, or conditional use permits. City staff should be consulted with any questions regarding permitting process.
6.5 CONSTRUCTION IMPLEMENTATION / INVOLVEMENT
The HRDRB shall be notified if the Builder encounters conditions during construction of the project that change or alter the previously approved design(s). This also includes field changes. If the HRDRB determines that at any time during the construction phase that the Builder is not in compliance with the HRDRB approvals, Design Guidelines, appliable CC&Rs, or other required standards, the Builder shall be subject to a cease-and-desist order of the City Building Official and/or civil enforcement of applicable CC&Rs.
All projects may be subject to periodic field inspections by the HRDRB. If any non-compliance issues are identified, City Staff or the HRDRB shall immediately contact the Builder’s designated representative. The Builder will have five (5) days to respond in writing with a remedy acceptable to the HRDRB and/or City staff. The remedy shall be signed by the HRDRB or the City and the Builder.
Exhibit "B" ATTACHMENT 10
Hat Ranch Design Guidelines
June 2022 Page 36
Chapter 7 Exhibits
CONTENTS
C.1 Vicinity Map
C.2 General Plan Amendment Land Use Comparison
C.3 Pre-Zone Exhibit
C.4 Site Plan Exhibit
C.5 Half Plex Cluster Parking Exhibit
C.6-7 Street Sections
C.8 Property Edge Conditions
A.1-8 Lot Coverage Exhibits
A.9-13 Conceptual Perspectives
A.14 Architecture Street Scene
L.1 Community Overall Plan
L.2 West Park Concept
L.3 East Park Concept
L.4 Landscape Sections
L.5 Open Space Streetscape
L.6 Walls, Fences, and Signage
L.7 Street Tree Exhibit
L.8 Street Tree Photos
Design Review Application
Self-Certification Checklist
Exhibit "B" ATTACHMENT 10
HAT RANCH| DESIGN REVIEW APPLICATION
Lot Number(s): Assessor’s Parcel Number(s):
Size of Project (SF or acres): Total Number of Units:
Builder Name: Point of Contact:
Address:
Email:
Phone Number: Phone Number:
Architect Name: Point of Contact:
Address:
Email:
Phone Number: Phone Number:
IF BUILDER DOES NOT OWN PROPERTY:
Property Owner Name: Point of Contact:
Address:
Email:
Phone Number: Phone Number:
PROJECT DESCRIPTION. Describe in detail your proposed project. Attach a separate sheet if necessary.
Name of Proposed Project:
Exhibit "B" ATTACHMENT 10
REQUIRED SUBMITTALS WITH APPLICATION. Incomplete application packages will be returned.
Project Map showing lot and/or parcel numbers.
Schematic Floor Plans and Elevation, including:
• Building floor plans.
• Front, side, and rear elevations – per elevation, per plan. • Materials boards (if proposed materials are not evident on elevations) Pre-Plotting / Lotting Plan, including:
• A minimum of five contiguous lots, including a corner lot (if applicable). • The footprint for proposed structures shall be shown on the lot, along with any driveways, walks, dimensioned setbacks, fencing, and any other major features.
If Applicable - Open Space, Streetscape, and/or Park Plans.
City of Manteca Self-Certified Design Guidelines Checklist All submitted floor plans and elevations shall be at a minimum 1/8” or 1/4” = 1” scale on 24”x36” paper, as well provided as an electronic file in PDF format. Electronic files can be submitted on a USB drive or via Dropbox (or similar file sharing program).
PROPERTY OWNER’S CONSENT
I declare under penalty of perjury that I am the owner of said property or have written authority from property owner to file this application. I certify that all the submitted information is true and correct to the best of my knowledge. I understand that any misrepresentation of submitted data may invalidate any approval of this application.
Property Owner (or Authorized Representative) Signature: Date:
Exhibit "B" ATTACHMENT 10
City of Manteca
SELF-CERTIFIED DESIGN GUIDELINES CHECKLIST
Project Name: __________________________________________________________ Date: _________________________________________________________________ Sec. 17.59.020 - Intent and purposes. The purpose of the criteria in this article is to provide overt and professionally appropriate standards for the evaluation of external design features in Manteca. The criteria are not intended to restrict imagination, innovation, or variety, but rather to assist in focusing on design principles which can result in creative solutions that will enhance real and perceived safety in Manteca, develop a satisfactory visual appearance, preserve taxable values, and promote the public health, safety, and welfare.
Yes No Comments
All Uses
Natural Surveillance
a. Utilize appropriate lighting. ☐ ☐
b. Utilize low or non-opaque fencing, walls, landscaping, and paving patterns to delineate ownership and responsibility.
☐ ☐
c. Remove areas that offer concealment. ☐ ☐
d. Place windows, doors, and walkways to ensure the opportunity for easy observation of surrounding areas.
☐ ☐
e. Windows are provided in facades facing streets, parking lots, and open space comprising at least 20% of the façade area.
☐ ☐
f. All windows within a building and across a façade are related in design, operating type, proportions, and trim.
☐ ☐
Natural Access Control
a. Control access by means of fencing, landscaping, sidewalks, lighting, walkways, or signage.
☐ ☐
b. Entrances are visible, well-lit, and overlooked by windows. ☐ ☐ Territorial Reinforcement
a. Sidewalks, landscaping, and porches distinguish between public and private areas.
☐ ☐
b. Provide obvious defined entries, patios, balconies, and terraces. ☐ ☐ c. Facades are designed to include entries, porches and other architectural elements that relate to the human scale and provide a transition from public to private space.
☐ ☐
d. Front entries are accompanied by a projecting overhead element such as a dormer, arch or gable that provides roof coverage and weather protection. ☐ ☐
Building Design
a. Appearance of project is based on quality of its design and relationship to surroundings.
☐ ☐
Exhibit "B" ATTACHMENT 10
Yes No Comments
b. Buildings are in scale and harmonious with permanent neighboring developments.
☐ ☐
c. Materials are in harmony with adjoining structures. ☐ ☐ d. Different types of exterior wall materials are used. ☐ ☐ e. Materials are of durable quality. ☐ ☐
f. There are definite transitions between changes of material and plane while maintaining an overall simple geometry for the building mass. ☐ ☐
g. Structural materials are compatible within themselves and harmonious to their surroundings.
☐ ☐
h. Exterior building components such as windows, doors, eaves, and parapets have balanced proportions.
☐ ☐
i. All sides of a structure have received design consideration and are related to the rest of the building.
☐ ☐
j. Colors are harmonious and accents, if used, are compatible. ☐ ☐ k. All projections and mechanical details such as louvers, exposed flashing, flues, vents, gutters, and downspouts are recognized as architectural features and match the color of the adjacent surface, or a complementary color. ☐ ☐
l. Refuse and waste removal areas, service yards, storage yards, and exterior work areas are screened from view from public ways with materials harmonious with the building.
☐ ☐
m. Monotony of design is avoided. Variations of detail, form, and siting is used to provide visual interest. In multiple building projects, variable siting of individual buildings is used to prevent a monotonous appearance.
☐ ☐
n. Roof profiles define the form, scale and proportion of the home and building and reduce bulk.
☐ ☐
o. Windows are used as architectural elements that add relief to the façade and wall surface.
☐ ☐
p. Front doors reflect the architectural style of the building. ☐ ☐ q. Windows shall employ design details, if appropriate to the architecture, such as mullions, to break the scale of the façade into smaller components. ☐ ☐
r. A variety of roof colors is used within the development. ☐ ☐ s. A consistent pattern and application of exterior materials is used on new buildings and additions in order to enhance the appearance and character in the existing neighborhood.
☐ ☐
Relationship of Building to Site
a. Project reflects the character of the site upon which it is located. ☐ ☐ b. The site is planned to accomplish a desirable transition with the streetscape, and to provide for adequate planting, safe pedestrian movement, and parking areas.
☐ ☐
c. Consideration of the appropriateness of providing setbacks and yards in excess of zoning restrictions to enhance compatible relationships between buildings, and between buildings and adjacent streets.
☐ ☐
Exhibit "B" ATTACHMENT 10
Yes No Comments
d. Plans demonstrate a concern for the conservation of energy by their sensitivity to factors such as the orientation of a building, the use and location of glass and the use of landscape materials on the site.
☐ ☐
e. Parking areas are treated with decorative elements, building wall extensions, plantings, berms, or other means so as to minimize the impact of parked vehicles on the view from public ways and adjacent residential areas. ☐ ☐
f. Fencing plans are consistent with the intended use and zoning of the site. ☐ ☐ g. The design of fences and screening walls give specific consideration to the relief of monotony, such as breaking up major lengths by complementary landscaping.
☐ ☐
h. Unless for sound attenuation, the design of fences and walls allow for visibility with no more than a three-foot-high view obscuring foundation (does not pertain to single-family residential).
☐ ☐
i. Newly installed utility services, and service revisions necessitated by exterior alterations are underground.
☐ ☐
j. Grades of walks, parking spaces, terraces, and other paved areas, provide an inviting and stable appearance for walking and sitting. ☐ ☐
Relationship of Project to Adjoining Area
a. Demonstrated a harmony in texture, lines, and masses between all adjacent buildings. Monotony is avoided.
☐ ☐
b. The height and scale of each building is compatible with its site and existing or anticipated adjoining buildings.
☐ ☐
c. Adjacent buildings of different architectural styles are compatible by such means as screens, sight breaks and materials.
☐ ☐
d. Attractive landscape transitions to adjoining properties or compatible use characteristics are provided.
☐ ☐
e. Project features which may have negative impacts upon adjacent properties, such as parking lots, service entrances, loading zones, mechanical equipment, etc., are buffered from the adjacent properties.
☐ ☐
f. Primary building forms are the dominating form while secondary formal elements include porches, principal dormers, or other significant features. ☐ ☐
g. The architectural style of the house or building enhances the character of the neighborhood.
☐ ☐
h. The architectural form of the house or building is designed to articulate the style of the house or building.
☐ ☐
Landscape and site treatment
a. Preserve and enhance where natural or existing topographic patterns contribute to beauty and utility of a development.
☐ ☐
b. Landscaping is an integral part of the overall site design, rather than functioning as a camouflage for unused or unusable spaces or poor architectural design. ☐ ☐
c. Landscape plan addresses the functional aspects of landscaping such as drainage, erosion prevention, wind barriers, provisions for shade, energy conservation, sound absorption, dust abatement and reduction of glare. ☐ ☐
Exhibit "B" ATTACHMENT 10
Yes No Comments
d. Landscape treatment provides to enhance architectural features, strengthen vistas and important places, and to provide shade.
☐ ☐
e. Unity of design is achieved by repetition of certain plant varieties and other materials, and by correlation with adjacent developments.
☐ ☐
f. Plant materials selected for interest in its structure, texture, and color and for its ultimate growth. Plants that are indigenous to the area and others that will be hardy, harmonious to the design, and of attractive appearance are used.
☐ ☐
g. Parking areas and related traffic ways are enhanced with landscaped areas, including trees or tree groupings. ☐ ☐
h. In locations where plants will be susceptible to injury by pedestrian or motor traffic, they are protected by appropriate curbs, tree guards, or other devices. ☐ ☐ i. Where building sites limit planting, the placement of approved trees in parkways are planted. ☐ ☐
j. Where landscaping is used as screening, they are equally effective in winter and summer. ☐ ☐
k. In areas where general planting will not grow in a healthy, thriving manner, other materials are used, such as steel tube fences, low walls and pavement of brick, stone, decomposed granite, and cobbles. Suitable plants are combined with such materials.
☐ ☐
l. Landscape screening is of a height and density so that it provides the full desired effect within twenty-four months’ growing time. ☐ ☐ m. Unless for screening, shrubs are limited to two-feet in height and mature trees are limbed up to six-feet above the ground. ☐ ☐
n. Planting and selection of landscape material should be such that sight lines remain open and clear, and places of concealment are not fostered. ☐ ☐ o. Place thorny vegetation in locations to deter unwanted entry. ☐ ☐ p. Avoid blank spaces utilizing vines or planted wall coverings. ☐ ☐ q. Discourage crime by creating an inhospitable environment for criminals. ☐ ☐ r. Provide attractive and durable fencing whenever possible. ☐ ☐ Signs
a. Every sign has appropriate scale in its design and in its visual relationship to buildings and surroundings. ☐ ☐
b. Every sign is designed as an integral architectural element of the building and site to which it principally relates. ☐ ☐
c. The height of a sign does not exceed the predominant height of the principal building to which it relates. ☐ ☐
d. The colors, materials and lighting of every sign is restrained and harmonious with the building and site to which it principally relates. ☐ ☐ e. The number of colors and graphic elements on a sign is the minimum needed to convey the sign’s major message and is composed in proportion to the area of the sign face.
☐ ☐
f. Identification signs of a prototype design and corporation logos conform to the criteria for all other signs.
☐ ☐
Exhibit "B" ATTACHMENT 10
Yes No Comments
g. Each sign is compatible with signs on adjoining premises, and do not compete for attention.
☐ ☐
h. Signs within windows are limited to 15% of the windowpane. ☐ ☐ Lighting
a. Site plans and architectural plans include the location of fixtures, their design and the nature and level of the illumination they will provide. ☐ ☐
b. Sidewalks and pathways are lit with ornamental lighting fixtures. All pedestrianscale lighting fixtures are a maximum height of 12 feet. ☐ ☐
c. All exterior lighting balances the need for energy conservation with needs for safety, security, and decoration.
☐ ☐
d. Exterior lighting is designed as an integral part of the building and landscape design. All exterior lighting is prevented from projecting light upward either by placement beneath building eaves or by an integral shield of the fixture’s interiors as recommended by the manufacturer.
☐ ☐
e. Lighting is limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural features.
☐ ☐
f. Where decorative floodlighting is used, fixtures are located or shielded so that their presence is minimized.
☐ ☐
g. All exterior lighting is part of the architectural and landscape design concept.
Fixtures, standards, and all exposed accessories are concealed or harmonious with other project design materials.
☐ ☐
h. The height of exterior lighting fixtures does not exceed the predominant height of the principal building to which they relate.
☐ ☐
i. Exterior lighting is not designed to permit an adverse effect upon neighboring properties. Appropriate light cutoff angles for all sources of illumination prevent unnecessary glare.
☐ ☐
j. All freestanding parking lot and internal access route lighting are LED luminaires, color corrected for compatibility.
☐ ☐
k. Provide lighting systems which provide nighttime vision for motorists to increase visibility of pedestrians, other vehicles and objects which should be seen and avoided.
☐ ☐
l. Design lighting systems for pedestrians to see one another, and to see risks involved in walking at night.
☐ ☐
m. Provide lighting systems which will enhance the ability for surveillance and observation.
☐ ☐
n. Provide lighting systems that minimize glare, shadow, light pollution, and light trespass.
☐ ☐
o. Utilize lighting in the landscaping both for security and aesthetics. ☐ ☐ Exhibit "B" ATTACHMENT 10
Residential (Single-Family, Multi-Family, Neighborhoods) Natural Access Control
a. Use walkways and landscaping to direct visitors to the proper entrance and away from private areas.
☐ ☐
b. Keep balcony railings and patio enclosures as low as possible using non-opaque materials.
☐ ☐
c. Define entrances to the site and each parking lot with landscaping, architectural design, or symbolic gateways.
☐ ☐
d. Block off dead-end spaces with fences or gates. ☐ ☐
e. Discourage loitering by non-residents. ☐ ☐
f. Use devices which automatically lock upon closing on common building entrances.
☐ ☐
g. Provide good illumination in hallways. ☐ ☐
h. Limit entrance access to the building to the minimum required. ☐ ☐ i. Limit access without completely disconnecting the subdivision from adjacent subdivisions.
☐ ☐
j. Design streets to calm traffic and discourage cut-through or high-speed traffic. ☐ ☐ k. Install plantings, and architectural design features such as columned gateway to guide visitors to desired entrances and away from private areas. ☐ ☐
l. Install walkways in locations safe for pedestrians and use them to define pedestrian bounds.
☐ ☐
Natural Surveillance
a. Fully illuminate all doorways that open to the outside. ☐ ☐ b. Place the front door to be visible from the street. ☐ ☐ c. Install windows in living areas to provide visibility of the property. ☐ ☐ d. Provide appropriate illumination to sidewalks and all areas of the yard. ☐ ☐ e. Place the driveway to be visible from either the front or back door and at least one window.
☐ ☐
f. Properly select and install landscaping so that it allows unobstructed views of vulnerable doors and windows from the street and other properties. ☐ ☐
g. Design buildings so that exterior doors are visible from the street or by neighbors.
☐ ☐
h. Use good lighting at all doors that open to the outside. ☐ ☐ i. Install windows on all four facades of buildings to allow good surveillance. ☐ ☐ j. Assign parking spaces to residents but not marked with their unit number. ☐ ☐ k. Designate visitor parking. ☐ ☐
l. Make parking areas visible from windows and doors. ☐ ☐ m. Adequately illuminate parking areas and pedestrian walkways. ☐ ☐ Exhibit "B" ATTACHMENT 10
n. Position recreation areas (pools, tennis courts, clubhouses) to be visible from many of the units’ windows and doors.
☐ ☐
o. Screen or conceal dumpsters but avoid creating blind spots and hiding places. ☐ ☐ p. Elevators and stairwells are in locations that are clearly visible from windows and doors.
☐ ☐
q. Shrubbery is no more than two feet high for clear visibility. ☐ ☐ r. Site buildings so that the windows and doors of one unit are visible from another (although not directly opposite).
☐ ☐
s. Construct elevators and stairwells to be open and well lighted. ☐ ☐ t. Place playgrounds where they are clearly visible from units, but not next to parking lots or streets.
☐ ☐
u. Avoid landscaping that might create blind spots or hiding spots. ☐ ☐ v. Locate open spaces and recreational areas so that they are visible from nearby homes and streets.
☐ ☐
w. Use pedestrian scale street lighting in high pedestrian traffic areas to help people recognize potential threats at night.
☐ ☐
x. The driveway and the garage are secondary to the livable portions of the house, landscaping and pedestrian entry as seen from the street. ☐ ☐
y. Garages are located in an area to minimize the presence of the automobile. ☐ ☐ z. On-site garages are set back from the front building façade with a minimum 20- foot driveway length from the face of the garage to the back of the sidewalk. ☐ ☐
aa. For homes with front-loaded garages, no more than 40 percent of a home’s façade facing the street is devoted to a garage.
☐ ☐
bb. Common Open Space is visible and open to the street or from dwelling units. ☐ ☐ Territorial Reinforcement
a. Use front porches or entryways to create a transitional area between the street and the home.
☐ ☐
b. Each home has a covered porch or main entry oriented towards the public realm.
☐ ☐
c. Define property lines and private areas with plantings, pavement treatments, or fences.
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d. Street address is clearly visible from the street and public way. ☐ ☐ e. Accentuate building entrances with architectural elements, lighting and/or landscaping.
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f. Design lots, streets, and houses to encourage interaction between neighbors. ☐ ☐ g. Accentuate entrances with the subdivision name, different paving material, changes in street elevation, architectural, and landscape design. ☐ ☐
h. Outdoor spaces such as yards, decks, terraces, and patios are delineated from common space.
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i. Duplexes located on corner lots have a garage and entryway facing each street frontage.
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Exhibit "B" ATTACHMENT 10
Commercial
Natural Access Control
a. Locate check-out counters at the front of the store, clearly visible from the outside.
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b. Clearly mark public paths. Make private areas harder for non-employees to access.
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c. Use signs to direct patrons to parking and entrances. ☐ ☐ d. Prevent easy access to the roof or fire escape from the ground. ☐ ☐ e. Provide rear public access to shops if rear public parking is offered. ☐ ☐ f. Clearly mark public entrances with landscape, architecture, and graphic/signage.
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g. Designate sidewalks and “public” areas with special paving and/or landscaping. ☐ ☐ h. Use landscaping to divide the parking areas into smaller lots. ☐ ☐ i. Separate loading zones, with designated delivery hours, from public parking areas.
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j. Locate ATMs to face main roads and/or high traffic areas. ☐ ☐ k. Place drive-through ordering station for a restaurant within sight of the interior and the street.
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l. Provide adequate lighting at both the ATM and along the queuing lane. ☐ ☐ m. Avoid fencing, landscaping, and walls whose design might provide hiding opportunities for those preying on patrons.
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Natural Surveillance
a. Install windows to face parking areas and streets for increased visibility. ☐ ☐ b. Window signs cover no more than 15% of windows. ☐ ☐
c. Use interior shelving and displays no higher than five feet. ☐ ☐ d. Fully illuminate the exterior of the building and grounds at night. ☐ ☐ e. Design water retention areas to be visible from the building or street. ☐ ☐ f. Place all entrances under visual surveillance. ☐ ☐
g. Avoid creating dead end alleys or blind spots in loading areas. ☐ ☐ h. Use perpendicular parking in front of stores rather than parallel to allow greater visibility between cars.
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i. Avoid exterior walls without windows. ☐ ☐
Territorial Reinforcement
a. Mark property boundaries, where possible, with hedges, low fences, or gates. ☐ ☐ b. Make private areas distinguishable from public areas. ☐ ☐ c. Install awnings over rear doors and windows. ☐ ☐
d. Position parking areas to be clearly visible from the building or street with neatly marked spaces.
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e. Mechanical equipment or other utility hardware on the roof, ground, or elevations are located so as not to be visible from any public ways or adjacent residential areas.
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Exhibit "B" ATTACHMENT 10
Office Buildings
Natural Access Control
a. Clearly define public entrances with architectural elements, lighting, landscaping, paving, and/or signage.
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b. Reduce the number of public access points to those which are watched by guards, receptionists, nearby tenants, or passing traffic. ☐ ☐
Natural Surveillance
a. Install and use good lighting at all exterior doors, common areas and hallways. ☐ ☐ b. Keep dumpsters visible and avoid creating blind spots or hiding places or place them in secured locked areas.
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c. Design windows and exterior doors so that they are visible from the street or by neighboring buildings.
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d. Install windows into all facades except where in conflict with building code. ☐ ☐ e. Place parking as to be visible from windows. ☐ ☐
f. Keep shrubbery under two feet in height for visibility. ☐ ☐ g. Do not obstruct views from windows. ☐ ☐
Territorial Reinforcement
a. Define perimeters with landscaping or decorative non-opaque fencing to maintain visibility from the street.
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b. Differentiate exterior private areas from public areas. ☐ ☐ c. Position security and/or reception areas at all entrances. ☐ ☐ d. Mechanical equipment or other utility hardware on the roof, ground, or elevations are located so as not to be visible from any public ways or adjacent residential areas.
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Exhibit "B" ATTACHMENT 10
Industrial
Natural Access Control
a. Avoid dead end driveways and design streets to increase surveillance opportunities from passing traffic and patrols. ☐ ☐
b. Use easily securable entrances. Install entrance controls to employee parking areas. ☐ ☐
c. Assign parking by shifts, and account for late night workers with close-in spaces. ☐ ☐ d. Plan storage yards for vehicular or visual access by patrol cars. ☐ ☐ e. Restrict access to roofs by way of dumpsters, loading docks, stacked items, ladders, etc. ☐ ☐
f. Keep building entrances to a minimum and monitor them. ☐ ☐ g. Use a separate, well-marked, monitored entrance for deliveries. ☐ ☐ h. Have the employee entrance close to the employee parking and workstations. ☐ ☐ i. Keep nighttime parking separate from service areas. ☐ ☐ j. Provide access to both the front and the back of the site so that the grounds can be patrolled. ☐ ☐
Natural Surveillance
a. Illuminate and define all entrances so that they are visible to the public and patrol vehicles.
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b. Make parking areas visible to patrol cars, pedestrians, parking attendants, and/or building personnel.
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c. Position parking attendants for maximum visibility of property. ☐ ☐ d. Design the reception area to have a view of parking areas. ☐ ☐ e. Avoid creating hiding places in alleys, storage yards, loading docks, etc. ☐ ☐ Territorial Reinforcement
a. Create a well-defined entrance or gateway with plantings, fences, gates, etc. ☐ ☐ b. Development is consistent with Noise Element of the General Plan. ☐ ☐ c. Define vehicle entrances with different paving materials and signage. ☐ ☐ d. Separate visitor parking from employee parking and shipping and receiving areas.
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e. Mechanical equipment or other utility hardware on the roof, ground, or elevations are located so as not to be visible from any public ways or adjacent residential areas.
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Exhibit "B" ATTACHMENT 10