DESIGN MANUAL
KIRBY ESTATES
Planned Development Permit
(USE-23-0031)
Prepared for:
City of San Jacinto
595 S. San Jacinto Avenue
San Jacinto, CA 92583
951.487.7330
Point of Contact: Steven A. Valdez, Principal Planner
[email protected]
Project Applicant:
Monte Vista Homes
PO Box 9559
Alta Loma, CA 91701
626.482.1811
Point of Contact: Andrew Verdugo
[email protected]
Prepared by:
Matthew Fagan Consulting Services, Inc.
42011 Avenida Vista Ladera
Temecula, CA 92591
951.265.5428
Point of Contact: Matthew Fagan, Owner
[email protected]
In Consultation With:
KVH Design Group - Architecture
Phil May - Landscape Architecture
Sake Engineers, Inc. - Civil Engineering
AUGUST 2024
KIRBY ESTATES (TTM 38509) Table of Contents
Planned Development Permit i
TABLE OF CONTENTS
I. Introduction............................................................................................................1 A. Document Purpose.............................................................................................1 B. Project Location..................................................................................................3 C. Community Theme .............................................................................................3 D. Summary of Project Approvals...........................................................................3 E. Planned Development Permit Approval.............................................................3 II. Site Planning and Design .....................................................................................9 A. Development Standards.....................................................................................9
1. Parking ......................................................................................................9
2. Accessory Dwelling Unit/Junior Accessory Dwelling Unit ........................10 B. Plotting Guidelines .............................................................................................13 III. Architectural Design Guidelines..........................................................................14 A. Architectural Design ...........................................................................................14
1. Design Principles ......................................................................................14
2. Form and Massing ....................................................................................14
3. Roofs.........................................................................................................15
4. Garage Location and Design ....................................................................15
5. Windows and Doors..................................................................................15
6. Building Materials and Colors ..................................................................16
7. Outdoor Lighting........................................................................................16
8. Mechanical Equipment..............................................................................16 B. Architectural Styles.............................................................................................17
1. Craftsman..................................................................................................17
2. Spanish .....................................................................................................23 IV. Landscape Design Guidelines .............................................................................29 A. Plant Palette .......................................................................................................29 B. Monumentation...................................................................................................35 C. Streetscapes.......................................................................................................35
1. Esplanade Avenue............................................................................35
2. Kirby Street.......................................................................................35
3. Local Streets.....................................................................................35 D. Walls and Fences...............................................................................................45 E. Recreational Amenities ......................................................................................49
1. Recreation Areas ......................................................................................49
2. Pedestrian Circulation...............................................................................49 F. General Landscape Standards ..........................................................................53
1. Required Planting and Irrigation Plan.......................................................53
2. Slopes .......................................................................................................53
3. Irrigation ....................................................................................................53 G. Water Quality......................................................................................................54 H. Mailboxes ...........................................................................................................54 KIRBY ESTATES (TTM 38509) Table of Contents
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Figures
Figure 1 Vicinity Map........................................................................................5 Figure 2 TTM 38509 and TTM 34664...............................................................6 Figure 3 TTM 38509.........................................................................................7 Figure 4 Sample Plotting ..................................................................................11 Figure 5a Craftsman Architectural Style ...........................................................19 Figure 5b Craftsman Architectural Style ...........................................................20 Figure 5c Craftsman Architectural Style ...........................................................21 Figure 6a Spanish Architectural Style...............................................................25 Figure 6b Spanish Architectural Style...............................................................26 Figure 6c Spanish Architectural Style...............................................................27 Figure 7 Conceptual Landscape Plan...............................................................31 Figure 8 Entry Monument Example....................................................................37 Figure 9 Esplanade Avenue Streetscape...........................................................38 Figure 10 Kirby Street Streetscape...................................................................39 Figure 11 Street A Streetscape.........................................................................40 Figure 12 Street B Streetscape.........................................................................41 Figure 13 Street C Streetscape.........................................................................42 Figure 14 Street D Streetscape.........................................................................43 Figure 15a Conceptual Wall and Fence Plan .....................................................47 Figure 15b Wall and Fencing Details..................................................................48 Figure 16 Pedestrian Circulation Plan ..............................................................51 Figure 17 Typical Basin....................................................................................55 Figure 18 Typical Mailbox Example..................................................................56 Tables
Table 1 Development Schedule .....................................................................2 Table 2 Development Standards ....................................................................9 Table 3 Plant Palette......................................................................................32 KIRBY ESTATES (TTM 38509) Site Planning and Design
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I. INTRODUCTION
A. DOCUMENT PURPOSE
This Design Manual serves as the Planned Development Permit (“PDP”) for Tentative Tract Map No. 38509 (TTM 38509). The PDP shall also demonstrate Project continuity and connectivity to the Kirby Estates tract to the north (TTM 34664).
The current zoning classification on the residential Project site (Assessor’s Parcel Number 436-450-015) is RM (Residential, Medium Density Residential), 5-14 dwelling units per acre.
The Tentative Tract Map proposes the division of 4.51 gross acres into 28 residential lots.
The proposed density is 6 dwelling units per acre (du/ac).
All development within the PDP Area shall comply with the requirements and standards set forth in this document. In some cases, this PDP provides direct references to the City of San Jacinto Development Code, and where this PDP is silent, the City of San Jacinto Development Code will provide additional guidance. Where a conflict exists between standards contained herein and those found in the City of San Jacinto Development Code, the standards in this document shall apply.
Provisions of the PDP portion of the San Jacinto Development Code that are incorporated by reference in the applicable Project Conditions of Approval are as follows:
Section 17.620.020, Paragraph E:
1. The permit may adjust or modify, where necessary and justifiable, all applicable development standards [e.g., building envelope (coverage, floor area ratio, height, and setbacks), fence and wall heights, landscaping, parking, open space, street layout, etc.] identified in this Development Code, with the exception of an increase in the applicable density or intensity above the allowable maximums identified in Article 2 (Zones, Allowable Land Uses, and Zone Specific Standards).
2. Residential development projects with density or intensity standards increased above the maximums identified in Article 2 (Zones, Allowable Land Uses, and Zone Specific Standards) may only be approved in compliance with Government Code Section 65915 and Chapter 17.310 (Affordable Housing — Density Bonuses).
Development in TTM 38509 is required to substantially conform to the physical characteristics and design concepts set forth in this Design Manual. The City (Community Development Department) has the discretion to determine if implementing actions substantially conform to this Design Manual. If an implementing action does not substantially conform, a formal modification to this PDP may be required. The process required to modify the PDP is described below, as outlined in the San Jacinto Development Code, Section 17.620.070 – Planned Development Permit Amendment:
A. Commission action on requested changes. Requested changes in the Planned Development Permit, other than those allowed by this Section, shall be submitted to the Commission for review and approval.
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B. Added stipulations deemed reasonable and necessary. The Commission may, as a condition of approval, impose added stipulations or changes to the Planned Development Permit as it deems reasonable and necessary to carry out the purpose and intent of this Chapter.
C. Minor changes by Director. Minor changes in the Planned Development Permit that do not involve an increase in the number of dwelling units or an intensity of use may be approved by the Director in compliance with Section 17.660.100 (Changes to an Approved Project).
Section 17.620.090 – Development Schedule, of the San Jacinto Development Code, requires that the PDP include a project development schedule. Table 1, Development Schedule is provided below. (Note: These are anticipated dates and may be subject to change.)
Table 1
Development Schedule
Sales Release Start Complete
Rough Grading 8/5/2024 8/23/2024
Sewer 8/26/2024 9/13/2024
Storm Drain 9/16/2023 9/20/2024
Retention Basin 9/18/2024 9/27/2024
Walls (Esplanade Avenue) 9/23/2024 9/29/2024
Curb and Gutter 9/30/2024 10/11/2024
Sidewalk 10/14/2024 10/18/2024
Water 10/16/2024 11/1/2024
Dry Utilities 10/28/2024 11/8/2024
Street Paving 11/11/2024 11/15/2024
Start Sales 2/10/2025
Production Homes (Lots 1-27) 27 Lots 2/10/2025 11/18/2024 4/25/2025 [NOTE: The Director shall require the posting of cash, a savings and loan certificate, or a performance bond issued by a corporate surety company, in an amount to be determined by the City Engineer, in compliance with Section 17.660.070 (Performance Guarantees), to cover the costs of the public improvements adjacent to the proposed development before the issuance of the Building Permit for the first phase of construction.] The Site Planning and Design Standards (Section II) set forth minimum requirements that must be adhered to when plotting a home on a residential lot within TTM 38509. The photographs, illustrated sketches, and other graphic representations provided in the Architectural Design Guidelines (Section III) and Landscape Design Guidelines (Section IV) are to be used as visual aids in understanding the basic intent of TTM 38509 design theme and its key implementing elements. The Guidelines presented in Sections III and IV are provided as a an architectural and landscape palette of character, materials, and other defining elements that should be reflected in future design proposals to construct KIRBY ESTATES (TTM 38509) Site Planning and Design
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TTM 38509. An exact re-creation of the graphic representations included in this document is not intended, or required, as they are provided as the guiding intent needed to create TTM 38509.
B. PROJECT LOCATION
TTM 38509 is located on the northwest corner of Esplanade Avenue and Kirby Street, in the City of San Jacinto, County of Riverside. The Project location is graphically depicted on Figure 1, Vicinity Map. TTM 38509 is a part of the overall Kirby Estates project (includes TTM 34664 which is being developed directly to the north) and will be developed to complement TTM 34664. Reference Figure 2, Kirby Estates for the location relationship between the two tracts.
C. COMMUNITY THEME
The Project site is located in the central, southern portion of San Jacinto. The parcel is surrounded by existing residential uses to the north and west, and rural residential to the east and south. The area is transforming from rural uses to more intense urban development, particularly up to and beyond a ½-mile radius around the Project site. While there is no specific theme for TTM 38509, the architectural styles proposed (Craftsman and Spanish) will reflect styles that have been historically used in Southern California and have been adapted in recent years.
D. SUMMARY OF PROJECT APPROVALS
The pending approval to be granted by the City for the Project is TTM 38509. The Project is located within the General Plan land use designation of Residential – Medium (RM).
The RM land use designation provides for the development of conventional single-family detached houses and suburban subdivisions. A General Plan Amendment and Change of Zone are not applicable in association with the proposed Project. Please reference Figure 3, TTM 38509.
E. PLANNED DEVELOPMENT PERMIT APPROVAL
Per Section 17.620.060 – Findings and Decision of the City’s Development Code, “The proposed project will produce a comprehensive development of superior quality and excellence of design…”
TTM 38509 is a continuation of TTM 34664 located to the north of the Project site. City staff has reviewed TTM 34664 and has determined that it meets the requirements of the City for superior quality and excellence of design and is recommending approval of TTM 34664. Due to the current zoning classification of the TTM 38509 Project site, flexibility is needed in the zoning code to allow for the continuation of superior quality and excellence of design without any disruption of continuity.
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Figure 1
Vicinity Map
5 Kirby Estates - TTM 38509
TTM 34664
TTM 38509
Figure 2
TTM 38509 and TTM 34664
6 Kirby Estates - TTM 38509
TTM 34664
TTM 38509
GATED EMERGENCY ACCESS ONLY
(CRASH GATE)
CONNECTION FROM TTM 38509
TO TTM 34664
Figure 3
TTM 38509
7 Kirby Estates - TTM 38509
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II. SITE PLANNING AND DESIGN
This section provides development standards for the planning and design of homes within TTM 38509. Quality residential subdivisions function as neighborhoods, encourage local social interaction, promote walking and healthful activities, and incorporate best practices in sustainable development planning. These standards are intended to accomplish these goals and provide for a visually appealing, pedestrian friendly neighborhood environment which avoids a monotonous, repetitive appearance.
The Project will comply with the Residential – Medium (RM) zone, unless specifically modified here, in accordance with Chapter 17.620 of the Development Code.
A. DEVELOPMENT STANDARDS
Residential development within TTM 38509 shall comply with the development standards listed below in Table 2, Residential Development Standards, and as illustrated on Figure 4, Sample Plotting.
Table 2
Residential Development Standards
Minimum Lot Requirements
Lot Area 3,300 Square Feet
Lot Width 50’ 1
Lot Depth 65’
Minimum Building Setback Requirements (from property line2) Front 15’ to Building; 18’ to Garage Door
Interior Side 5’ Interior Lot Line
Street Side 5’ from Street Side Corner Lot
Rear 3 10’
Other
Maximum Building Height 45’
Maximum Lot Coverage (includes impervious surfaces) 70% Encroachments 4 – front yard 5’ - 2 Story Units Only
Encroachments 4 – side yard 5 2’ (at least one side must have 5’ clear) Encroachments 3 – rear yard Must meet current Building & Fire Code requirements 1 Lot width requirement for cul-de-sacs and cul-de-sac knuckles is 30’ 2 Measured before sidewalk and parkway. 3 Detached structures are not allowed in the rear. Attached structures may encroach within 3’ of the property line. Ancillary items (bbq/patio cover) may encroach to within 5' from the property line. And may encroach an additional 1' for any overhang.
4 Fireplaces, AC units, media centers, projecting windows, etc. 5 Not allowed in street side yard.
1. Parking
A minimum of 2 enclosed parking spaces shall be provided. Driveway widths shall be a minimum of 16 feet.
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Street parking shall not be allowed; therefore, 10 off-street parking spaces shall be required, as depicted on Figure 2.
2. Accessory Dwelling Unit (ADU)/Junior Accessory Dwelling Unit (JADU) ADUs and JADUs shall be allowed per State Law and the City’s Development Code, Section 17.405.060 – Accessory Dwelling Units.
Figure 4
Sample Plotting
11 Kirby Estates - TTM 38509
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KIRBY ESTATES (TTM 38509) Site Planning and Design
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B. PLOTTING GUIDELINES
TTM 38509 allows a variety of floor plans, architectural styles, and colors/materials.
Figure 3, TTM 38509 shows the overall design of TTM 38509.
Detached single-family homes within TTM 38509 shall creatively use varied setbacks, “architecture forward” designs, outdoor spaces, varied garage treatments, landscaping, and other innovative neighborhood design techniques to create a visually interesting streetscene and identifiable neighborhood character. Varying front yard setbacks and using single-story elements break up long stretches of linear massing, and when combined with private outdoor spaces, such as front porches and front yards, results in a welcoming, interactive streetscene that promotes pedestrian activity. To encourage a diverse and visually interesting street scene, TTM 38509 shall comply with the following plotting guidelines:
1. TTM 38509 will require a minimum of three (3) different floor plans.
2. The same floor plan nor the same elevation style shall be plotted next to itself or directly across the street from itself. “Directly across the street” shall be defined as more than half of the narrower lot overlapping with the wider lot across the street.
3. Front yard setbacks to living spaces and porches shall vary by a minimum of two feet (2’) between adjacent homes. All setbacks shall meet the minimum requirement listed in Table 2 and illustrated on Figure 4.
4. Repetitive patterns of garage placement shall be avoided.
5. If side yard setbacks differ, the larger setback shall be adjacent to the garage.
6. Single-story architectural elements shall be incorporated into the elevations of homes on corner lots, facing the front of the lot. Examples of single-story architectural elements include architectural projections, bay windows, porches, balconies, one-story living spaces, and/or a one-story garage element.
7. Varied front setback distances are encouraged to be incorporated into the elevations of all homes to enhance the street view so there is not a uniform or flat appearance of homes along any street.
KIRBY ESTATES (TTM 38509) Architectural Design Guidelines Planned Development Permit 14
III. ARCHITECTURAL DESIGN GUIDELINES
A. ARCHITECTURAL DESIGN
These Architectural Design Guidelines (Architectural Guidelines) convey the architectural design theme for Kirby Estates (TTM 38509). It is not the intent of these Architectural Guidelines to mandate that all of the identified design components and elements described herein be incorporated into the actual building designs. Rather, these Architectural Guidelines serve as a “palette” of character-defining exterior elements that should be used in home design. It is expected that builders and their architects will prepare architectural building plans that substantially conform to these Architectural Guidelines, while also applying creativity and innovation in response to housing design trends, homebuyer expectations, and other market conditions.
1. Design Principles
While these Architectural Guidelines do not expressly limit architectural styles, the styles employed in TTM 38509 should be compatible with the styles described in this document (refer to Subsection III.B., Architectural Styles). The defining features of the selected architectural styles must be consistently implemented across the community to visually identify and differentiate each style. These Architectural Guidelines allow for both traditional/historical styles and contemporary interpretations of these styles, provided that the style’s defining features can be visually identified, consistently applied, and differentiated from the character-defining features of other styles implemented in the community.
The selection of architectural styles should be compatible with the massing of their floor plans; as such, a certain style should not be forced onto every floor plan if it is not compatible. By emphasizing the use of distinct and identifiable styles, these guidelines discourage monotony. Street scenes shall incorporate multiple architectural styles and should be diverse as to form, massing, features, windows, front doors, garage doors, materials, and colors.
2. Form and Massing
Building mass and scale are two primary design components that affect how a building is perceived. The creative use of design articulation of the building’s visible façades, variation of rooflines, balance of roof forms, and changes in vertical and horizontal planes reduces the perceived mass of a building. Even if the front elevation setback for adjacent homes is the same, variations in massing can provide an abundance of visual interest.
It is important to provide building variations on the front and street side or rear side elevation/massing along every street in TTM 38509 to avoid a monotonous pattern along the streetscape. Examples of design features that can reduce a home’s perceived visual mass include covered front porches, window and door articulation, balconies, extended overhangs and decorative building edge treatments (cornice, eave, quoins, etc.), and onestory living spaces. Design elements shall also be included on the rear façades and sides of homes that are adjacent to or visible from public streets or adjacent open spaces. a. Homes shall be arranged in a manner that creates a harmonious, varied appearance of building heights and setbacks.
KIRBY ESTATES (TTM 38509) Architectural Design Guidelines Planned Development Permit 15
b. The front of each house must have at least one plane break at the first and/or second story in order to avoid monolithic elevations. A plane break must be offset by at least two feet (2’).
3. Roofs
The roofline is a dominant visual element of a home. A roof’s composition should allow for a clean interface with the building and the building façade. A roof’s form and composition should reflect the appropriate roof pitch, characteristics, and materials that are consistent and true to the selected architectural style and shall also not be overbearing nor give the appearance of being disjointed.
a. Rooflines of adjacent homes should vary to create a variety of silhouettes and ridge heights.
b. Roof pitches should vary among floor plans and complement the building’s architectural style.
c. Roof pitches and colors should vary from one house to the next, when appropriate for the architectural style.
d. Roof materials and colors selected for an architectural style must reflect the elements that are typically used in that style.
e. Roofing materials shall be concrete ‘S’ and ‘Flat’ tiles. f. Solar panels shall be integrated into the roof design in the most efficient way and location.
4. Garage Location and Design
To achieve attractive streetscenes throughout TTM 38509, particular attention must be given to the design and placement of garages.
a. Garage door style, color and design shall reflect the architectural character of the home and shall vary between adjacent homes, when appropriate. Acceptable garage door styles include, but are not limited to raised panel, recessed panel, or flush panel in roll-up door designs.
b. Architectural treatments, including but not limited to, trellises, corbels, and arches should be incorporated into the garage design to de-emphasize the garage and achieve an attractive streetscene.
c. Windows styles will be incorporated into the garage door design, where appropriate. Where provided, garage door window styles shall correspond to the window forms of the house and architectural style of the home. d. Architectural features, such as varied rooflines (including height and pitch) and second story setbacks, shall be incorporated into the garage design to reduce building mass and scale and create a visually interesting streetscene, when appropriate for the selected architectural style.
e. Planting of moderate height, narrow width shrub types on the sides of the garage doors must be considered to soften the visual impact of the garage door and accent the garage façade.
5. Windows and Doors
Window and door details are architectural components that carry a strong visual impact through their placement and design.
KIRBY ESTATES (TTM 38509) Architectural Design Guidelines Planned Development Permit 16
a. Front door details shall be consistent with the architectural styles and color should contrast.
b. Feature window shapes shall be consistent with the architectural style and be recessed a minimum of two inches from the wall.
c. Accent shutters are not required but encouraged; when used, shutter size shall be proportional to the window and shall reflect the architectural style. d. Windows and/or doors with silver or gold frames or reflective glass are prohibited.
6. Building Materials and Colors
A complementary mixture of colors, textures, and building materials is encouraged throughout TTM 38509. Building material and color selection are integral components in the definition of a specific architectural style and also provide a varied streetscape design.
Material breaks, transitions and terminations should produce complementary and clear definitions of separation while maintaining a prescribed color and materials palette. A variety of exterior accent materials (e.g., brick, stone, siding, pre-cast concrete, ceramic tile, wood) should be used as an integral feature in home construction to convey the selected architectural styles.
a. Color schemes shall be simple, tasteful, and consistent with architectural styles. b. A scheme of color values on all exterior elements shall be distinct from one house to the next, with deeper tones encouraged to promote contrast and variations. This avoids a monotonous appearance of multiple buildings of the same colors and tones.
c. Material breaks, transitions, and termination shall produce complimentary and clear definitions of separation, while maintaining a prescribed color and materials theme. This is especially important in changing from stucco and/or siding to masonry veneers.
Reference Figures 5a through 5c, Craftsman Architectural Style and Figures 6a through 6c, Spanish Architectural Style.
7. Outdoor Lighting
Lighting standards throughout TTM 38509 shall be similar in style, color, and materials, embracing a natural and minimal lighting approach.
a. All outdoor lighting shall incorporate, to the extent feasible and permissible under City standards, measures to aid in reducing light pollution. Such measures include wattage reduction, directing lighting downward, shielding lights (or using "cut-off lights" that only illuminate the side or underside of a fixture, rather than shining skyward) and lowering the height of light poles to reduce the illumination radius. b. All outdoor lighting fixtures shall be focused, directed, and arranged to minimize glare and illumination on public streets and adjoining property. c. Lighting fixtures should be well integrated into the visual environment and styles should be selected that are complimentary to the Project.
8. Mechanical Equipment
Mechanical equipment such as air conditioners, heaters, evaporative coolers, and other such devices shall not be mounted on any roof and must be located behind privacy walls KIRBY ESTATES (TTM 38509) Architectural Design Guidelines Planned Development Permit 17
or landscaping. Solar panels are permitted on roofs in the most efficient respective location.
B. ARCHITECTURAL STYLES
The residential architecture of TTM 38509 includes architectural styles that are authentic to the southern California landscape. The selected architectural styles for TTM 38509 include Craftsman and Spanish.
The selected architectural styles for TTM 38509 and the character-defining elements of those styles are described on the following pages. The lists of character-defining elements contained herein are not intended to be exhaustive or limiting; rather, the list provides guidance for implementing the style within TTM 38509. Each home is not required to incorporate every listed key characteristic or design element. Further, contemporary interpretations of historical styles are appropriate. The guiding principle for architecture design within TTM 38509 is that definable architectural styles be utilized so that elevations are identifiable, and the street scene is diverse.
Again, it should be emphasized that individual character and interpretation are encouraged, and it is not the intent that all of the following represented design components be incorporated into the design proposals. These examples are only conceptual in nature and do not necessarily depict the actual final design. Finalized floor plans and elevations will be determined at a later stage of development. Designs will be reviewed by the City using the standards contained within this Design Manual prior to approval of the design drawings and construction documents, consistent with the submittal requirements outlined in Chapter 17.630 — Site Plan and Design Review, of the City’s Development Code.
At a minimum, there should be at least three (3) different floor plans, per product type.
Also, reverse floor plans will be incorporated. Thereby giving the appearance of up to six (6) different floor plans. In addition, each floor plan shall have at least two (2) distinct elevations. One (1) elevation shall not be repeated more than each third (3rd) house. This methodology will be employed and demonstrated during the building permit application phase of the Project.
It is anticipated that the project will be mass graded in one phase. In addition, all backbone roadways, dry and wet utilities, and storm drain treatment facilities shall be installed in one phase. If phasing is proposed, then a phasing plan shall be submitted to assure that the requirements for the number of floor plans discussed above are being met.
1. Craftsman
The Craftsman style is an American architectural style that focuses on the harmony of indoor and outdoor life and stresses honesty of form, materials and workmanship, and eschews applied decoration in favor of the straightforward expression of the structure.
The Craftsman style draws from wood building traditions of Japan and Switzerland, as well as medieval themes favored by the Arts and Crafts philosophies. Natural materials are used to signify oneness with nature and to set a unifying theme for a home. Wherever possible, aesthetic and functional interiors are integrated in simple living spaces.
Craftsman style homes are considered easy, asymmetrical, gabled, and stuccoed works of art that form a large part of Southern California’s architectural heritage.
Examples of how the Craftsman architectural style will be applied to the TTM 38509 KIRBY ESTATES (TTM 38509) Architectural Design Guidelines Planned Development Permit 18
community are provided on Figures 5a through 5c, Craftsman Architectural Style. The visual graphic examples on Figures 5a through 5c, along with accompanying examples throughout the text in this Section, should be provided on the Craftsman residential development constructed in the TTM 38509 neighborhood.
Subsection III.A., Architectural Design, discusses design elements in an overall sense as they pertain to the residential development within TTM 38509. These criteria will also apply to the Craftsman architectural style.
Additional criteria, specific to the Craftsman architectural style are listed below. These elements should be utilized for this style, and it will be imperative to implement these properly on subsequent plans to achieve the greatest design possible. a. Design Features
• Timber and stone forms with long overhangs
• Angularly shaped timber tails at eaves
• Large porches with tapered square or simple wood columns • Extended trims & surrounds
• Horizontal Lap, board and batt, shingle or stucco siding b. Roofs
• Low-pitched gable roofs
• Flat concrete or composition shingle roofing
• Long eaves with exposed, shaped tails
c. Windows
• Rectangular
• Multi-paned windows with wood trim
d. Colors
• Light to medium earth tones
• Brown, grey, or beige
• Contrasting earth tones for window frames and building accents • Use of stone/rock veneer at column and/or building base • Middle to dark roof
e. Accent Materials
• Siding
• Spaced batten gable vent elements
• Stone and/or brick wainscoting
19 Figure 5a
Craftsman Architectural Style
Example 1
Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
Figure 5b
Craftsman Architectural Style
Example 2
20 Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
Figure 5c
Craftsman Architectural Style
Example 3
21 Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
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2. Spanish
Spanish is an adaptation of Mission Revival enriched with additional Latin American details and elements. The style attained widespread popularity after its use in the Panama-California Exposition of 1915. The simple courtyards of the Spanish heritage with hanging pots, a flowering garden, and sprawling shade trees are utilized as foreground design elements. Further architectural distinction is established through the use of tile roofs, stucco walls, heavily textured wooden doors, and highlighted ornamental ironwork.
Examples of how the Spanish architectural style will be applied to the TTM 38509 community are provided on Figures 6a through 6c, Spanish Architectural Style. The visual graphic examples on Figures 6a through 6c, along with accompanying examples throughout the text in this Section, should be provided on the Spanish residential development constructed in the TTM 38509 neighborhood.
Subsection III.A., Architectural Design, discusses design elements in an overall sense as they pertain to the residential development within TTM 38509. These criteria will also apply to the Spanish architectural style.
Additional criteria, specific to the Spanish architectural style are listed below. These elements should be utilized for this style, and it will be imperative to implement these properly on subsequent plans to achieve the greatest design possible. a. Design Features
• Elaborate entry surrounds
• Recessed stucco accents
• Decorative Wing Walls
• Decorative Soffit Corner Treatments
• Stucco Base Furring
b. Roofs
• Shallow pitched roofs
• Simple, hip, gable and shed forms
• Red Concrete or terra cotta barrel tile
c. Windows
• Decorative grills
• Shutter accents
d. Colors
• White and Off-White
• Earth tones
• Brown or Beige window frames
• Dark brown accents
• Vibrant accent colors at shutters
e. Accent Materials
• Sand finish stucco
• Shutters
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Spanish Architectural Style
Example 1
Kirby Estates - TTM 38509
Figure 6b
Spanish Architectural Style
Example 2
26 Kirby Estates - TTM 38509
Figure 6c
Spanish Architectural Style
Example 3
27 Kirby Estates - TTM 38509
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IV. LANDSCAPE DESIGN GUIDELINES
As demonstrated by Figure 7, Conceptual Landscape Plan, the landscape concept is intended to create a sense of community identity that links together residential uses within TTM 38509 and the residential and recreational land uses provided within TTM 34664.
Furthermore, the recommended plant palette is designed to reinforce and emphasize the community’s landscape theme at major focal points and common areas.
Although specific design information is provided in these Landscape Guidelines, these Landscape Guidelines are not intended to establish a set of rigid landscaping requirements for TTM 38509. Rather, these Landscape Guidelines provide landscape principles and standards to ensure that plant materials, streetscapes community walls and fences, parks, walkways, and other community amenities are compatible with the community’s design theme. These Landscape Guidelines are subject to modification over time to allow for creative and innovative responses to unanticipated conditions, such as changes in housing design trends or community desires. However, for long-term design integrity, any modifications to these Landscape Guidelines should be in keeping with the spirit of the core elements of the overall theme described herein to ensure a cohesive and unified community-wide landscape concept.
The landscape guidelines provided herein are additional guiding principles to ensure compatibility within TTM 38509 with surrounding areas and Citywide Landscaping guidelines. However, all landscaping must abide by the City of San Jacinto’s Water Efficient Landscape and Irrigation Standards found in Chapter 17.325 at minimum, and wherever these guidelines are silent, the Citywide Landscape Guidelines will provide additional guidance.
A. PLANT PALETTE
The plant palette for TTM 38509 complements and enhances the community’s setting, while also reducing irrigation needs and conserving water resources. The plant palette includes colorful plant materials along with evergreen and deciduous trees appropriate for the property’s climatic conditions. The plant palette also accentuates other design elements in the community, such as the recommended architectural styles, monumentation, walls and fences, etc. Many of the plant materials are water-efficient species native to southern California or naturalized to the arid southern California climate.
Table 3, Plant Palette, provides a list of the plant materials approved for use in TTM 38509. The plants listed in Table 3 are provided as a base palette for the TTM 38509 landscape design. Other similar plant materials may be substituted provided the selected plant materials are water-efficient and complement the TTM 38509 theme. Plant selection for specific areas of the TTM 38509 shall have similar watering requirements so that irrigation systems can be designed to minimize water use and plant materials can thrive under optimal conditions. Proposed plant species cannot be listed on the California Invasive Plant Council (CAL-IPC) Invasive Species Inventory or the Multiple Species Habitat Conservation Plan (MSHCP) Invasive Plant List.
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Conceptual Landscape Plan
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Table 3
Plant Palette
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TREES
Table 3
Plant Palette, Continued
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SHRUBS
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Table 3
Plant Palette, Continued
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PERENNIALS GROUND COVERS
VINE
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B. MONUMENTATION
Entry monumentation is provided at the primary entry into Kirby Estates (TTM 34664) to identify the overall community and create a distinctive entrance statement. Specifically, one entry monument is provided at the intersection of Kirby Street and Connor Lane at the main entry into Kirby Estates (TTM 34664). Currently, no additional monumentation is proposed for TTM 38509. A Community Identifier is provided within the landscaped area along Esplanade Avenue for TTM 38509. Reference Figure 8, Community Identifier Example.
C. STREETSCAPES
Landscaping of the roadway streetscapes within TTM 38509 is critical in establishing a circulation hierarchy, creating a sense of place, and maintaining a high-quality community theme. The scale and proportion of the streetscene reflects the street hierarchy and provides separation of vehicular and pedestrian travel. Varied streetscapes are intended to create a high quality, visually pleasing experience. Streetscapes throughout TTM 38509 are planted with a combination of evergreen and deciduous trees, low shrubs, and masses of groundcovers. The landscaping plant palette for streetscapes should link the roadways to the rest of TTM 38509 and should reflect the overall landscape design theme.
1. Esplanade Avenue
Esplanade Avenue is an existing road running east-west along the Project’s southern boundary. The Project will have any emergency only, gated access to Esplanade Avenue.
Reference Figure 9, Esplanade Avenue Streetscape.
2. Kirby Street
Kirby Street is an existing road running north-south along the Project’s eastern boundary.
Reference Figure 10, Kirby Street Streetscape.
3. Local Streets
Streets A through D provide circulation through TTM 38509. The emergency only, gated access to Esplanade Avenue is provided via Street C and access between TTM 38509 and TTM 34664 is provided via Street D.
Street trees will be planted at regular intervals and may include evergreen canopy trees or flowering/colorful deciduous trees.
Reference Figure 11, Street A Streetscape, Figure 12, Street B Streetscape, Figure 13, Street C Streetscape, and Figure 14, Street D Streetscape.
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Figure 8
Community Identifier Example
37 Kirby Estates - TTM 38509
SIGNAGE
LETTERING
38 Figure 9
Esplanade Avenue Streetscape
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39 Figure 10
Kirby Street Streetscape
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40 Figure 11
Street A Streetscape
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41 Figure 12
Street B Streetscape
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42 Figure 13
Street C Streetscape
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43 Figure 14
Street D Streetscape
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D. WALLS AND FENCES
The conceptual Wall and Fence Plan for TTM 38509 is illustrated on Figure 15a, Conceptual Wall and Fence Plan. Walls and fences are provided throughout the community to minimize roadway noise, increase privacy within each residential lot, and increase safety for pedestrians along primary community roads. Community walls and fences are designed as an integral component and extension of the building design and surrounding landscape. Periphery walls can be integrated into the adjacent structure and extended into the landscape to help integrate the building into its environment. Gates should be complementary in style and color to its fence or wall. Similarly, walls and fences shall be constructed of materials, colors, and textures that are similar to, and harmonious with, the architecture.
The types of walls and/or fencing used within TTM 38509 are described below and illustrated on Figure 15b, Wall and Fence Details.
• Six-foot-tall, tan, perimeter site block wall with pilasters. • Three-foot-tall wrought iron fence on top of tan, three-foot-tall block wall. • Six-foot-tall, white, vinyl interior lot fence.
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Conceptual Wall and Fence Plan
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PERIMETER SITE BLOCK WALL
WROUGHT IRON FENCE & BLOCK WALL
INTERIOR LOT FENCE
EMERGENCY ACCESS CRASH GATES
Figure 15b
Conceptual Wall and Fence Details
PERIMETER SITE BLOCK WALL
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WROUGHT IRON FENCE & BLOCK WALL
INTERIOR LOT FENCE
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E. RECREATIONAL AMENITIES
Recreational amenities for residents of TTM 38509 are located in TTM 34664 directly to the north, as part of the overall Kirby Estates development. A detailed description of the recreational amenities is provided below.
1. Recreation Areas
Kirby Estates provides two (2) open space areas/lots. Amenities provided in these areas include open space turf areas, picnic tables, benches, walkways, a tot lot, a basketball court, and a pickleball court.
2. Pedestrian Circulation
TTM 38509 includes a comprehensive, interconnected walkway system that provides residents and visitors with convenient access to the on-site open space/recreation areas.
The pedestrian circulation plan for the TTM 38509 community is illustrated on Figure 16, Pedestrian Circulation Plan. Pedestrians can access the recreation areas via internal and public sidewalks. Sidewalks will be provided along all internal Project streets. Several painted crosswalks are also provided for pedestrian safety.
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Pedestrian Circulation Plan
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TTM 34664
TTM 38509
6' WIDE CONCRETE PUBLIC SIDEWALK
4' TO 6' WIDE CURB ADJACENT CONCRETE SIDEWALK
5'-6" WIDE CONCRETE PATHWAY
DECORATIVE PAVING CROSSWALK
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F. GENERAL LANDSCAPE STANDARDS
General landscape standards for TTM 38509 are provided below and on the following pages:
1. Required Planting and Irrigation Plan
A landscape architect licensed in California shall be retained to prepare planting, irrigation, and landscape plans for all public areas. Arrangement of plants should be relatively informal; plants should be placed to allow them to grow to their natural sizes and forms, and sheared hedges should be kept to a minimum. Landscape plans shall be prepared to be compliant with City Standards and State Landscape Ordinance.
2. Slopes
a. Cut and fill slopes equal to or greater than three feet (3’) in vertical height shall be planted with drought tolerant shrubs and/or ground cover to protect the slope from erosion and instability.
b. Slopes exceeding fifteen feet (15’) in vertical height shall be planted with drought tolerant shrubs, spaced not more than ten feet (10’) average on center or trees spaced not to exceed thirty feet (30’) average on center or a combination of shrubs and trees at equivalent spacings, in addition to the low spreading shrubs and/or groundcover.
3. Irrigation
Proper consideration of irrigation system design and installation in the climate extremes of the TTM 38509 community is critical to the landscape investment. In particular, the combined summer elements of heat and wind must be carefully considered in proper irrigation design and equipment selection.
a. All landscaped areas shall be watered with a permanent irrigation system, with the goal to minimize water use and runoff.
b. Irrigation systems that adjoin a separate maintenance responsibility area shall be designed in a manner to ensure complete water coverage between the areas. c. All irrigation systems shall have automatic controllers designed to properly water plant materials given the site’s soil conditions.
d. Irrigation systems for all public landscapes shall have automatic rain shut-off devices.
e. Overhead irrigation systems for turf areas shall be designed with head to head 100% double coverage at a minimum.
f. Shrub, groundcover, and perennial plantings shall be watered using a drip irrigation system. Trees shall be irrigated separately using root watering systems. In addition, water smart irrigation controllers should be evapotranspiration based and be capable of providing multiple, repeat start times. g. An on-site sensor system shall be provided for irrigation controllers. The sensor system shall include an ET sensor (a device which measures the evaporation transportation or water loss by measuring the water in the air) and a rain gauge. h. Irrigation backflow prevention devices and controllers shall be located with minimum public visibility or shall be screened with appropriate plant materials.
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i. Irrigation systems shall be designed per California guidelines and comply with City of San Jacinto codes and shall include a master valve and flow sensor.
G. WATER QUALITY
It is anticipated that one (1) detention/water quality basin will be located within TTM 38509 (Lot F). This basin is strategically located within the Project in order to adequately convey, retain, and treat Project run-off before discharging the run-off off-site. The basin shall be designed to City of San Jacinto and Riverside County Flood Control and Water Conservation District requirements and specifications. This basin shall be annexed into the City’s Community Facilities or Landscape Maintenance District. See Figure 17, Typical Basin.
H. MAILBOXES
Once construction documents are underway, a mailbox master plan will be created and coordinated with the United States Postal Service, identifying type and location of mailbox structures. The mailbox style shall be complimentary to the architectural styles as shown on Figure 18, Typical Mailbox Example.
55 Figure 17
Typical Basin
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56 Figure 18
Typical Mailbox Example
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