CityofWheatland · CityofWheatland 111 C Street Street - Wheatland, California 95692 Tel (530)...
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City of Wheatland 111 C Street Street - Wheatland, California 95692 Tel (530) 633-2761 - F'ax (530) 633-91,02 PLANNING COMMISSION MEETING STAFF REPORT Date': June 21, 2016 Agenda Item: Subject: Approved Jones Ranch Community Design Guidelines. Prepared by: Tim Raney, Community Development Director Presentation, Staff will provide the Planning Commission with a presentation on the approved Jones Ranch Community Design Guidelines. Discussion, The' Jones Ranch Project is an approximately 193-acre site located on the south side of Wheatland Road, between the existing High School and Ace Hardware. Oakley Lane bisects the property, which is agricultural in appearance" characterized by grasslallds. The project site is zoned Planned Development (PD) and designated for low-Density Residential (LDR) and Commercial (C). On December 1, 20.15 the City of Wheatland Community Development Director determined the 2015 Jones Ranch Tentative Subdivision Map, was in substantial compliance with the approved 200.5 Jones Ranch Tentative Subdivision Map. The 2015 Jones Ranch TSM consists of 130..8 acres of single-family residential (552 dwelling units), 3 acres of commercial, 7 acres of public/quasi-public uses, 6.5-acre high schooll extension, and 39.2 acres of park/open space. Per the Conditions of Approval for the 20.15 Jones Ranch Tentative Subdivision Map, the Community Development Director has APPROVED the attached Jones Ranch Community Design Guidelines (December 1, 2015). This approval is subject to the following, condition: 1. The street trees included in the Jones Ranch Community Design Guidelines shall be subject to the adopted City of Wheatland Recommended Street Tree List. 1
Transcript of CityofWheatland · CityofWheatland 111 C Street Street - Wheatland, California 95692 Tel (530)...
City of Wheatland111 C Street Street - Wheatland, California 95692
Tel (530) 633-2761 - F'ax (530) 633-91,02
PLANNING COMMISSION MEETINGSTAFF REPORT
Date': June 21, 2016Agenda Item:
Subject: Approved Jones Ranch Community Design Guidelines.
Prepared by: Tim Raney, Community Development Director
Presentation,
Staff will provide the Planning Commission with a presentation on the approved Jones RanchCommunity Design Guidelines.
Discussion,
The' Jones Ranch Project is an approximately 193-acre site located on the south side ofWheatland Road, between the existing High School and Ace Hardware. Oakley Lane bisectsthe property, which is agricultural in appearance" characterized by grasslallds. The project siteis zoned Planned Development (PD) and designated for low-Density Residential (LDR) andCommercial (C).
On December 1, 20.15 the City of Wheatland Community Development Director determined the2015 Jones Ranch Tentative Subdivision Map, was in substantial compliance with the approved200.5 Jones Ranch Tentative Subdivision Map. The 2015 Jones Ranch TSM consists of 130..8acres of single-family residential (552 dwelling units), 3 acres of commercial, 7 acres ofpublic/quasi-public uses, 6.5-acre high schooll extension, and 39.2 acres of park/open space.
Per the Conditions of Approval for the 20.15 Jones Ranch Tentative Subdivision Map, theCommunity Development Director has APPROVED the attached Jones Ranch CommunityDesign Guidelines (December 1, 2015). This approval is subject to the following, condition:
1. The street trees included in the Jones Ranch Community Design Guidelines shall be subjectto the adopted City of Wheatland Recommended Street Tree List.
1
Next Step
The applicant for the Jones Ranch Project is now moving forward with the preparation of theFinal Map, Park Plan, and Improvement Plans, including a Landscape Plan. All plans will bereviewed and approved by City staff. In addition, prior to constructing and homes or commercialon the site, design review approvals from the Planning Commission will be required.
Attachments
1. Jones Ranch Community Design Guidelines (December 1,2015)2. City of Wheatland Adopted Recommended Street Tree List
2
Jones Ranc,hWheatland, California
COMMUNITYDESIGN GUIDELINES
December 1,2015
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EVERGREENcomrnu ni lies
WOOD -RODGERSDEVELOPING INNOVAT IVE DESIGN SOLUTIONS
Jones Ranch - Community Design Guidelines ---------------Table of Contents
I. Introduction .,1
II. Landscape Standards 3A. Landscape Corridors 3
Walls and FencesLightingPlant Materials
B. Monumentation 6Primary Project EntriesSecondary Project Entries
C. Park and Open Space Design 11ParkOpen SpaceDetention Basins
D. Planting Design 13
III. Master Plant List 14
IV. Street Cross Sections 20
V. Planned! Development Siting Criteria 28A. Architectural Style 28
CraftsmanEarly CaliforniaSpanish
B. Lot Design Criteria 29
List of Figures
1. Regional Location Map 12. Plan Area Site Plan 23· Overall Monumentation and Fencing Plan 44· Primary Community Entry 85· Primary Community Entry with Traffic Circle 96. Secondary Community, Entry 107. Conceptual Park Plan 128. Street Cross Sections Key Map 20
Jones Ranch - Community Design Guidelines------------------------9· Wheatland Road!@ Lot H open Space Section Ai 2110. Wheatland Road (West of Wheatland Park Drive) Section A2 2111. Oakley Lane Entry @ Wheatland Road Section B 2112. Oakley Lane Section C 2213· Wheatland Park Drive @ Wheatland Road Section Dr 2214· Wheatland Park Drive @ Remainder Parcel Section D2 2215· Wheatland Park Drive @ Villages 1& 8 Section D3 2316. Wheatland Park Drive @ Detention Basin Section D4 2317· 1StStreet Extension Section E 2318. Local Residential Street with 20' Paseo Section F 2419· Local Residential Street Section G 2420., Village Entry Section H 2421. Local Residential Street @ Open Space Section 1 2522. 1StStreet Extension Section J 2523· Village Entry @ Lot H Open Space Section K 2524· Local Residential Street @ Park Section L 2625· Village Entry @ Lot F & Village 8 Section M "2626. Local Residential Street @ Lot F Detention Basin Section N 2627. Village Entry @ Wheatland Park Drive Section 0 2728. Local Residential Street with 20' Paseos Section P 2729· Paseo Section Q 2730. Typical Plot Plan - 45' x 90' 3031. Typical Plot Plan - 55' x 105' 30132. Typical Plot Plan - 65' x 105' 3133· Typical Plot Plan - 7S' x 105' 31
- - .- -.
I. Introduction
The purpose of the Design Guidelines is to help the City Council, PlanningCommission, and Staff ensure consistent" high-quality development for Jones Ranch.These design standards present specific criteria that wiU be used for the siting, design,and construction of the project. Unless otherwise specified, the Jones Ranchdevelopment must adhere to all applicable zoning and code requirements of the Cityof Wheatland. These guidelines are defined to reflect unique site characteristics as wellas development and design objectives ill excess of the city's minimum standards. Thetheme of Jones Ranch is intended! to be 'Modern Agrarian', emphasizing quality naturalmaterials that are at home in a rural setting and that contribute to Wheatland'scharacter as a farming community.
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A., Landscape Corridors
The landscape corridors/streetscapes for Jones Ranchhave been developed in a hierarchy intended to createa sense of 'place' for residents and visitors, as well asrespond to the context of Wheatland. This hierarchywill support logical circulation for pedestrians, bicy-clists, and motorists into, out of, and within the Planarea. Walls, pilasters, signage and other communityfeatures will set the tone for the community and are en-visioned to be simple and not overly embellished, butstill impart a sense of quality and longevity.
A-I., Walls and FencesSoundwalls will be placed along Wheatland Road andOakley Lane to reduce noise and provide additionalprivacy and security for residents (See Overall Monu-mentation and Fencing Site Plan). The soundwalls willconsist of split face CMU blocks with decorative wallcap and stone veneer pilasters. The color of the sound-walls will be selected from the manufacturer's standardcolors in beige tones to complement the stone veneerpilasters. The stone veneer of the decorative pilasterswill be 30/70 mix of Aspen Dressed Fieldstone andAspen Country Ledgestone Cultured Stone by Boral tomatch project entry monuments.
Two-rail, concrete fencing will be used to help providesafety for pedestrians, define open space and enhancethe agrarian theme of Jones Ranch. The two-rail fencewill be set 2-3 ft. from the back of walk or multi-usetrail where readily visible from the local roads. A postand cable fence will be used to delineate and surroundthe proposed detention basins (See Overall Monurnen-tation and Fencing Site Plan).
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Two-rail Concrete Fenceor Approved Equal
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Jones Ranch - Community Design Guidelines
"Good Neighbor" wood fences will be used throughoutthe neighborhoods in side yards and at rear proper-ty lines. Wood fences will be vertical board on boardwith a horizontal cap and trim" Depending on adjacentneighboring lot widths and configurations, decorativepilasters will be incorporated and placed at intervals ofapproximately 90-110 ft. along soundwalls and decora-tive fences aligning with lot corners when located alonglandscape corridors (See Overall Monumentation andFencing Site Plan). The stone veneer of the decorativepilasters will be 30/70 mix of Aspen Dressed Field-stone and Aspen Country Ledgestone Cultured Stoneby Boral to match project entry monuments.
A-2. LightingAll street lighting will consist of exposed aggregateconcrete poles. The color of the exposed aggregatewill coordinate with the light fixtures and promote the'Modern Agrarian' design theme.
Street lights located along collector and neighborhoodstreets, and in and around park and open space areaswill use concrete poles and top mounted 'La Jolla' lightfixtures with a bronze texture finish. Street lights lo-cated along arterials will use concrete poles and cobrahead light fixtures per PG&Eand City standards. Sin-gle mast arms will be used as appropriate where streetlights are placed along detached walks. Double mastarms may be used along Oakley Lane if the street lightis placed in the landscape median.
A-3. Plant MaterialsThe Jones Ranch landscape is intended to contributeto the variety of the streetscape design through the useof deciduous and evergreen plant material. The plantmaterial shall be consistent with the Master Plant Pal-ette.
Ground cover, shrubs and street trees will be planted inthe medians and parkway strips. Accent trees, shrubsand ground cover will be planted in the landscape cor-ridor behind separated sidewalks and up to soundwallsor fences. Street trees and accent trees will be plantedapproximately 30 ft. on center along collector streetsand arterials.
Jones Ranch - Community Design Guidelines -------------------B. Monumentation
Jones Ranch will have a hierarchy of monumentationthat announces arrival to the site and contributes to asense of place. Through the use of consistent buildingmaterials and plant palette, the design theme for JonesRanch will be reinforced and accentuated at each com-munity entry. Monument designs shall be similar tothe exhibits contained herein and consist of materialssuch as pre-cast concrete and stone veneer with rustedsteel, OF approved equal, signage elements. The scaleof the monumentation will be dependent on its loca-tion. The shrubs and trees used at the entries shall beconsistent with the Master Plant List.
B-1. Primary Project EntryThe primary entry will provide strong project identityand demonstrate the Jones Ranch 'Modern Agrarian'design theme.
The primary project entry shall consist of a sign walland planter with a 30/70 stone veneer mix of AspenDressed Fieldstone and Aspen Country Ledgestone andcorten or rusted colored steel lettering. The vertical el-ement should be rustic in nature and include the JonesRanch brand/logo. The height of the monument shallbe large enough to provide for visibility from a signifi-cant distance while traveling in a vehicle. To the extentpractical, primary project entry monuments should belocated on both sides of an intersection.
Aspen Dressed Fieldstone Cultured Stoneby Boral or Approved Equal
Aspen Country Ledgestone Cultured Stoneby Boral or Approved Equal
Example of Modern Agarian Themed Monumentation - Stone Wall with Metal Sign and Lettering
Jones Ranch - Community Design Guidelines
Example of Metal Lettering
Example of Secondary Project Entry
Terracotta FontExample of Monumentation Lettering
The project entry sign walls shall be backdropped withaccent trees and ground plane plantings utilizing largemasses of evergreen and flowering plant material toprovide the foundation and highlights to the projectentry. The plant material shall be consistent with themaster plant palette. The project name on the primaryproject entry shall be lighted using, LED back-lit letters.
The primary project entryshall be located at the inter-section of Wheatland Road and Oakley Lane, at the in-tersection of Oakley Lane and tst Street and at the in-tersection of ist Street and Wheatland Park Drive (SeeOverall Monumentation and Fencing Site Plan).
B-2. Secondary Project EntryThe secondary project entry will provide project iden-tity for Jones Ranch on a smaller scale and will be con-sistent with the 'modern agrarian' design theme.
The secondary project entry shall consist of a decora-tive pilaster with a corten or rusted steel project logoplaque centered on the face of the stone veneer. Thestone veneer of the decorative pilasters will be 30/701mix of Aspen Dressed Fieldstone and Aspen CountryLedgestone Cultured Stone by Boral to match the pri-mary project entry. The secondary project entry monu-ments shall be placed at both corners of the designatedintersections.
The secondary project entry shall be backdropped withaccent trees and ground plane planting and shall utilizelarge masses of evergreen and flowering plant material,providing foundation and accents to the project entry.The plant material shan be consistent with the primaryproject entry and Master Plant Palette. The secondaryproject entry may incorporate pilaster mounted LEDrope lights below cap overhangs for understated light-mg.
The secondary project entry shall be located at desig-nated intersections on Wheatland Road and the south-ern neighborhood entry street (See Overall Monumen-tation and Fencing Site Plan).
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Jones Ranch Community Design Guidelines
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Jones Ranch - Community Design Guidelines
c. Park and Open Space Design
The park and open spaces within the Jones Ranchcommunity make up approximately 40 acres (see Proj-ect Area Site Plan). These areas are intended to createa sense of place by expressing unique characteristics ofthe community while providing a variety of uses andexperiences. They shall enhance the recreational andcultural life of the community, accommodate a varietyof user groups, and promote the integration of JonesRanch to the surrounding Wheatland community.
c-r. ParkThe 5-acre park will incorporate both active and pas-sive uses to provide a venue for a variety of recreationalopportunities. Possible program amenities for the parksite include a practice soccer field, hardscape area thatmay be striped for dual use basketball/ tennis courts,children's play area, group picnic area(s) with barbe-quesand shade structures, open turf areas for free play,and an. area with horseshoe pits and bocce ball courts(See Conceptual Park Plan).
C-2. Open SpaceThe open space located on the south and west sides ofthe Plan area win act as a natural buffer between thecommunity and surrounding farm lands, Large nativetrees and shrubs will be densely planted along the bor-ders to screen out possible dust" sight and other distur-bances. The open space also provides a pedestrian andbicycle circulation opportunity via a 10' asphalt con-crete multi-use trail that runs the alongside the basinsand roughly parallel to streets.
C-3. Detention BasinsLocated within the open space, two detention basinswill provide water storage during storm events. Tomeet the needs of storage and water quality, the pro-posed basins shall consist of gradual" naturalizedslopes with irregularly shaped edges and sloped banksto create an informal, natural appearance. The land-scape plantings shall consist of hyrdoseeded grassesand informal groupings of trees and shrubs planted onthe slope banks.
Children's, Play Area Concept
Agrarian Themed Shade Structurewith Picnic Area
Open Space with Detention Basins
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Jones Ranch - Community Design Guidelines
D., Planting Design
The plant palette for Jones Ranch has been developedin an effort to create a well-planned community thatdoesn't require intense irrigation, ongoing mainte-nance and provides seasonal interest through the useof deciduous and evergreen plant material. Select vari-eties, such as citrus and flowering fruit trees, have beenincluded in the planet palette to enhance the ModernAgrarian theme of the community. Ideal locations forfruit trees would be at primary community intersec-tions. Plantings should occur in long, straight swathsofsingle species as to mimic rows found in neighboringfarm fields ..
Trees will create a canopy along all streets through-out the Plan area in order to add value while providingshade and creating a walkable, green community. AUstreet trees in residential front yards win be installedfrom minimum Is-gallon containers and centered inparkway strips or planted approximately four feet be-hind the sidewalk. Trees in parkway strips shall be in-stalled with root barriers. If evergreen street trees areused, the accent trees shall be a mixture of mainly de-ciduous trees. If the primary street tree is deciduous,accent trees shall be a mix of mainly evergreen trees.Accent trees are used to augment primary street trees.They are intended to provide contrast, color and vari-ety to the primary street trees, entry monumentation,and site amenities. These trees are also a source of sec-ondary shade and seasonal interest.
Communty Fruit Orchard
III. Master Plant ListBotanical Narne Common Name
Major Street Trees
Key: Street Name'Primary TreeSecondary TreeAccent Tree
Oakley LaneQuercus rubraQuercus HexOlea europaea 'Swan Hill'
Main StreetZelkova serrata 'Village Green'Eucalyptus sideroxylonPrunus cerasifera 'Krauter Vesuvius"
Wheatland RoadQuercus suberGinkgo bilobaEriobotrya deflexa
Wheatland Park DriveLiriodendron tulipiferaNyssa sylvaticaLagerstroemia indica (Indian tribe varieties)
Olea europaea 'Swan Hill'Fruitless Olive
Red OakHolly OakFruitless Olive
Japanese ZelkovaRed lronbarkPurple Leaf Plum
Cork OakMaidenhair TreeBronze Loquat
Tulip TreeSour GumCrape Myrtle- multi stemmed
Ginkgo bilobaMaidenhair Tree
Master Plant ListBotanical Name Common Name
Neighborhood Street Trees
Acer rubrum 'Red Sunset'Celtis sinensisCinnamomum camphoraGleditsia triacanthos 'Inerrnis'Geijera parvifloraKoelreuteria paniculataPistacia chinen sis 'Keith Davey'Pyrus calleryana 'Aristocrat'Robinia idahoensis 'Purple Robe'Sophora japonicaUlmus parvifolia 'Brea'
Red MapleChinese HackberryCamphor TreeHoney LocustAustralian WillowGolden Rain TreeKeith Davey PistacheAristocrat PearPurple Robe LocustJapanese Pagoda TreeEvergreen Elm
Accent Trees (at major intersections and privately maintained front yards)
Arbutus x 'Marina' (standard)Cedrus deodaraCitrus limon 'Eureka'Citrus sinensis 'Washington Navel"Cornus floridaEriobotrya deflexaFicus caricaLagerstroemia indica (Indian Tribe Varieties)Malus spp.Olea europaea 'Swan Hill'Prunus cerasifera 'Krauter Vesivius'
Strawberry TreeDeodar CedarEureka LemonWashington Navel OrangeDogwoodBronze LoquatCommon Figera pe MyrtleCrabappleFruitless OliveFlowering Plum
Zelkova Street Trees
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Master Plant ListBotanical Name Common Name
Background Shrub Material
Large evergreen shrubs to 6'-0" tall used for screening soundwalls, undesirable views, and reducingbuilding mass.
Callistemon citrinusCamellia sasanquaCamellia japonicaCeanothus spp.Cupressus sempervirensElaeocarpus decipiens 'Little Emperor'Ligustrum japonicum 'Texanum'Nandina domestica 'Sister Ahus'Nerium oleanderPhotinia fraseriPittosporum tobiraPrunus caroliniana 'Bright-n- Tight'Punica granatum 'Wonderful'Viburnum tinus 'Spring Bouquet'Xylosma congetstum
Lemon BottlebrushSasanqua CamelliaCamelliaCeanothusItalian CypressDwarf Japanese BlueberryTexas PrivetHeavenly BambooWhite OleanderPhotiniaMock OrangeBirght 'N Tight Carolina LaurelFruiting, PomegranateViburnumShiny Xylosma
Foreground Shrub Material
Evergreen or deciduous shrubs to 4'-0" tall used for layering of plant material, seasonal color andsoftening building edges.
Callistemon citrinus 'Little John'Cistus spp.Dietes vegetaEchium fatuosumJuniperus spp.Pinus mugo mugoPittosporum tobira 'Wheelers DwarfPlumbago capensisRhaphiolepis indica 'Clara'Ribes sanguineumRibes viburnifolium
Dwarf BottlebrushRockroseFortnight LilyPride of MaderiaJuniperMugo PineDwarf Mock OrangeCape HoneysuckleIndian HawthornRed Flowering CurrantEvergreen Currant
Master Plant ListBotanical Name Common Name
Accent Shrub Material
Evergreen or perennial shrubs to 3'-0" tall, sometimes larger, used for aesthetic value from bloom,leaf color or overall character and form.
Agapanthus 'Queen Anne' & 'Rancho White'Calamagrostis x acutiflora 'Karl Foerster'Festuca ovina 'Glauca'Hemerocallis hybridsHesperaloe parvitloraMahonia aquafolium 'Compacta'Muhlenbergia capilarisPennisetum alopecuroides 'Little Bunny'Pennisetum setaceum 'Rubrum'Phormium tenax 'Atro Purpureum'Rosa 'Meidiland White'Salvia greggii 'Heatwave Blaze'
Lily-of-the-Nile- 50/50 MixFeather Reed GrassBlue FescueDaylilyRed YuccaCompact Oregon GrapePink MuhlyLittle Bunny Fountain GrassPurple Fountain GrassBronze FlaxRoseHeatwave Blaze Sage
Ground Cover Material
Evergreen or perennial shrubs to 30" tall used to blanket large areas and as a filler between site workedges and facer shrubs.
Arctostaphylos uva-ursiCeanothus griseus horizontalisCoprosma pumila 'Verde Vista'Epilobium canumGazania rigens 'Mini Star Tangerine'Hypericum calycinumLantana camaraMyoporum parvifolium 'Prostratum'Rosa meidelandTrachelospermum jasminoidesVinca minor
KinnikinnickCarmel CreeperCreeping CoprosmaHummingbird TrumpetTangerine GazaniaAarons" BeardTrailing LantanaProstrate MyoporumCarpet RoseStar JasmineCommon Periwinkle
Vines
Large evergreen vines used for softening walls and fences.
Clematis armandii 'Avalanche'Clytostoma callistegioidesDistictis buccinatoriaFicus pumilaGelsemium sempervirens 'Margarita'Parthenocissus tricuspidata
Avalanche Evergreen ClematisViolet Trumpet VineBlood Red Trumpet VineCreeping FigCarolina JessamineBoston Ivy
Master Plant ListBotanical Name
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Common Name
Park Plant Material
TreesCitrus limon 'Eureka'Citrus sinensis 'Washington Navel'Ficus caricaLiriodendron tulipiferaLagerstroemia indica (Indian Tribe Varieties)Platanus racemosaQuercus lobataQuercus rubraZelkova serrata 'Village Green'
ShrubsAgapanthus 'Queen Anne' & 'Rancho White'Arbutus unedo 'Compacta'Arctostaphylos spp.Berberis thunbergii 'Crimson Pygmy'Ceanothus spp.Cotoneaster spp.Phormium tenaxPittosporum tobiraPrunus caroliniana 'Bright-n- Tight'Rhaphiolepis indica 'Clara'Xylosma congetstum
GroundcoverArctostaphylos uva-ursiBaccharis pilularis 'Twin Peaks'Coprosma pumila 'Verde Vista"Myoporum parvifolium 'Prostraturn'
Phonnium tenaxBronze Flax
Eureka LemonWashington Navel OrangeCommon FigTulip TreeCrape MyrtleCalifornia SycamoreValley OakRed OakJapanese Zelkova
Dwarf Lily-of-the-Nile- SO/50 MixDwarf Strawberry TreeManzanitaJapanese BarberryCeanothusCotoneasterNew Zealand FlaxMock OrangeBirght 'N Tight Carolina LaurelIndian HawthornShiny Xylosma
KinnikinnickCoyote BushCreeping CoprosmaProstrate Myoporum
Berberis thunbergii 'Crimson Pygmy'Japanese Barberry
Master Plant ListBotanical Name Common Name
Open Sapce Plant Material
TreesAesculus californicaQuercus agrifolilaQuercus douglasiiQuercus lobataQuercus wislizenii
ShrubsArctostaphlos densiflora 'Howard McMinn'Ceanothus spp.Cotoneaster spp.Heteromeles arbutifoliaMuhlenbergia rigensRhamnus californiaSambucus mexicana
Basin Grasses:Bouteloua gracilusBromus carinatusCarex barberaeCarex divulsaElymus glaucusFestuca californicaFestuca idahoensisHelictitruchon sempervirensJuncus balticusMiscanthus sinensis 'Gracillimus'
California BuckeyeCoast Live OakBlue OakValley OakInterior Live Oak
Howard McMinn ManzanitaCeanothusCotoneasterToyoDDeer GrassCoffeeberryElderberry
Blue GrarnaCalifornia BromeSanta Barbara SedgeBerkeley SedgeBlue Wild RyeCalifornia FescueIdaho FescueBlue Oat GrassBaltic RushMaiden Grass
Detention Basin Planting
1 I
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Jones Ranch - Community Design Guidelines
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FIGURE 10
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FIGURE 11
Jones Ranch - Community Design Guidelines-----------------------------
fAIlSiDE
NORTHFC 8O~ND
.r_~=~22'7i;;,_____.ec.f_---- '-- ~:§ _.lacf_____;_.,_;~""'.",._;LANDSCAPE i
Pl CO~~IDOR lOll ),'----- .;.;65_· ----c)!PU.E. ,
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WHEATLAND PARK DRIVE @ WHEATLAND ROAD
FIGURE 13
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WHEATLAND PARK DRIVE AT REMAINDER PARCEL49' SIREET SECllONNor 10 SCALE FIGURE )4
Jones Ranch - Community Design Guidelines------------------------
h~~;';;;:,!"_;_iio_J'------"]()"".s'--·--1...::<·~'---"____.I'------'20"".5"-----~~_,;_of,fC IC
10 SEPA~AfED; SOVNDWAll SID,WAlKADJACENT TO~[SIDE.HlAl
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PU.E. Ri.,.,' ~w P U.E
WHEATLAND PARK DRIVE AT VILLAGES 1 & 849' STREEl SECTIONNOT rOSCAl~
FIGURE 15
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r LANDSCAPe.: MEDI"'N
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WHEATLAND PARK DRIVE AT DETENTION! BASIN~9' SIRfE! SECTIONNOT TO KALE
FIGURE 16
HIGHSCHOOLADDITION
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r 8, AlTACHED$IDEW"'lK
I 125 I 8 ~.5LI4f--~J.s)W( Bi~rI .LA"'~
ec J'.s
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1ST STREET EXTENSION
FIGURE 17
Jones Ranch - Community Design Guidelines
20 MIN FRomH.If~OM~IDEWIiI-~ ---'LMIN. fRONI Se l 5'
}
FROMSI6E"'M~ GARAGf
RE51DfNllAl IHONI·O»!·HOUSE liY~.1
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FIGURE 19
O"SFPARATtDIIDcWAI~
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6 ENHANCEDWOODFENCfNOTE 6' SOUNDWAll;ij ""rlEAn "'-ND RDINTERSEeliON ONLY /'
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20 /0'IFe ,l FC
22 n(i,
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~..VILLAGE ENTRY
•• ' STREET SK'nON10101 TO SCAlE
FIGURE 20,
Jones Ranch - Community Design Guidelines---------------------
20 MlN. ~ONT BLDG.S.B.l. F~OM 51OEVIAL~
15·MIN. fRONTH.L. 5FROM S1o,WALr GARAC
IRESIDENTIAL'fRON1-owHOUSE 111P.) \"
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LOCAL RESIDENTIAL STREET @ OPEN SPACE3..:S srREET ,EClIONNOT rO~CALE FIGURE 21
~XISllNGHIGH~CHOOl
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/
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Jones Ranch - Community Design Guidelines----------------------
RfW
LOCAL RESIDENTIAL STREET @ PARK46 ~IRf£T~£CT10NNOT TO SCAlf FIGURE 24
lOIFOPEN SPACE
LANDSCAPfMWAN
DflENTIONMSI~ J-z -4,----..!!Xl'--' -----,
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! 20' MI~, fRON1 H.l "
ior sOPEN SPACE
CONCRElE RAilfENCE
R/W RfW
LOCAL RESIDENTIIAL STREET @ LOT F DETENTION BASIN
FIGURE 26
Jones Ranch - Community Design Guidelines
VILLAGE ENTRY @ WHEATLAND PARK DRIVE44 SiiifirsiCTIONNor rOSCAle
FIGURE 27
'XlL~NDSCApr
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LOCAL RESIDENTIAL WI 20' PASEOS38 SlREfl SECliONsono SCALE FIGURE 28
L 16 I~--'~
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Pl Pl.,0<:'~~?FIGURE 29
v. Planned Development Siting Criteria
This section sets forth the architectural guidelines and lot design for Jones Ranch andare intended to provide guidance for the expression of development in the community.Developers" builders, engineers, architects" landscape architects and other design pro-fessionals should utilize the Guidelines in order to maintain design continuity, createan identifiable image and develop a cohesive community. The key objective is to createa quality, modern agrarian community that establishes a sense of an authentic neigh-borhood within the community.
A. Architectural Style
It is the intent of these Guidelines to establish anarchitectural expression that establishes a sense ofplace while providing flexibility in design. Examplesof architectural styles for Jones Ranch are shown inthis section. Builders may propose additional styles,as long as the new styles are complementary to theoverall Design Guidlines.
Note: The images shown are a representation of thearchitectural style and not intended to convey actualarchitectural requirements. Builders will be requiredto provide housing programs and building configura-tions with architectural styles to the City of Wheatlandfor approval,
A-t. CraftsmanThe Craftsman architectural sty Ie is typically character-ized by low pitched gabled roofs, occasionally hippedand with wide, enclosed eave overhangs. The roof raf-ters are usually exposed and decorative (false) beamor braces commonly are added under the gables. Thefront porches are full or partial width and the roof issupported by square columns, tapered, that frequentlyextend down to the ground level with no breaks. Themost common wall cladding is with siding, shingle andstucco with brick or stone accents ..Dormers are foundgabled with exposed rafter ends and braces. Wood trel-lises also accent this style as either an extended porchor porte cochere. For Jones Ranch, more contemporaryinterpretations of this style are encouraged includingother elements that create social spaces, such as porch-es that are integral to the residences.
Architectural Elevations
Craftsman Style
Early California Style
Spanish Style
B. Lot Design Criteria
Jones Ranch - Community Design Guidelines
A-2. Early CaliforniaThe Early California style reflects the character of Cal-ifornia's ranching history, with its rugged earthy char-acter and simplified, but handsome form. This style ischaracterized by predominately one story horizontalmassing, wood siding, and deep front porches and en-tries that project a feeling of being rooted to the earth.Modern interpretations include stucco complement-ed with some wood siding. Wood. railings and fencingare very common with this form of architecture. Thelandscape typically reflects ranching character, withlow plantations, minimal use of turf, and simple land-scape forms that accentuate the architecture. For JonesRanch, more contemporary interpretations of this styleare encouraged including other elements that createsocial spaces that are integral to the residences ..
A-3. SpanishThe Spanish Style is commonly considered a popularstyle in California, due to its prominence along coastalareas and worldwide appeal. It is typically characterizedby terra-cotta roofs, prominent balconies and arcades"cunred arches and arcades and white stucco or warmcolored finishes ..Detailing is accentuated with mosa-ic or painted tile ornamentation, tower like chimneys,ornamental iron work for stairs, railings and windows,and articulated door surrounds. Landscape typicallyaccentuates the Mediterranean character, with flowerpots" bronze urns, filigree light fixtures and enhancedoutdoor patios, courtyards and fireplaces, framed bystucco walls and ornamental wrought iron gates. ForJones Ranch, more contemporary interpretations ofthis style are encouraged including other elements thatcreate social spaces that are integral to the residences.
The lot design criteria establishes the character of the street scene and creates a framework withinwhich the architecture can be placed. the buildings are a key portino of the scene. The setbacks alongwith building massing and landscape create a distinct identity for a communinty.
Jones Ranch - Community Design Guidelines
,NEIGHBORHOOD
S111EETTREE
IACCENTTREE ~ \
IFRONTYAIID LANDSCAPELOW WATER/ DJ/OUGH,
TOLERANT PLANI MATERIALWITH LIMITED TURF+
~UJUJICk:It;;
NEIGHBORHOOD -STREETTREE
Ace ENT T~EE .:»: \
IFRONT YARD LANDSCAP( ~LOW WATERI DROUGHT
TOLfRANI PLANT MA I [RiAlW~H llMITED TU.~F
+
~~ 56' ,..,lr " 45' k•MIN. MIN. :tb~--:'!
I4' 4' 4' fLIVING MIN MIN. LIVING MIN
bi bi"'~ "'"::!'
~~ ~,!JGARAGE
STREET NEIGHBORHOODSTREn TREE
TYPICAL PLOT PLAN - 45' X 90'FIGURE 3D
65'-----,/'MIN.
ACCH·:] TREtFRONT YARD LANDSCAPELOW WA TER/ DROUGHTTOLERANT PLANT MAIERIALWITH LIMITED TURf
1I55' =tMIN.
k~II
1,5'
MIN. LIVINGLIVING in'i0-_"l;.
5"MIN.
NoIGH60RHOOD JSTREE! TREE - _
STREET---- ----
TYPICAL PLOli PLAN - 55' X 105'FIGURE 31
u
5'MIN
!J6GARAGE
ACGNTTREFfRON] ~ARD LANDSCAP~
- LOW WATER! DROUGI-iTTOt ERANT PLANT MATERIAlW~H LIMnEDTIJRF
Jones Ranch - Community Design Guidelines-------------------------
NEIGHaoRHOOD -STREET TREE
ACCENT TREE
fRON TYARD LANDSC~ Pc ~lOW WATER/ DROUGHl
TOlER"'NT PlANT MATERIALWIIH lIMlTtD IURF
+
.f..'------75'------j~MIN,
STREET
if-------BS'-------./'MIN.;.....'
NEIGHBORHOODSTREEI T~EE
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TOLERANT PLANT MATERIALWllr-I L1MI1ED lLNf-r--
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5' 5'MIN. LIVING MlN. i.J1-i
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ACCENT TREEfRONI YARD LANDSCAPElOW WATER/ DROUGHTIDLER ANT PLANT MA TfRIAlWITH LIMITED IIJRF
TYPICAL PLOl PLAN - 65' X 105"FIGURE 32
LIVING
I
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5'. MIN.
NEIGH50RHOOD -SlREEI TREE_-
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- FRONT YARD lANDSCAPfLOW WATER' DROUGHTTOLERANT PLANT MATERIALWITH L1MITE"DW.F
TYPICAL PLOT PLAN - 75' X 105'FIGURE 33
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20'
20'
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2Dogwood
moderate
20'
20'
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whitef
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ton
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25'
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whitef
redberries
red
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disease,
sharp
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tree
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orChoctan,
powdery
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slow
1O~15'
25'
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mildew
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pink
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crabapple
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20'
25'
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fruit
orange
need
good
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6Trident
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20-25'
35'
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pods
red
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spring
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compact
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moderate
30'
25N
0pods
yellow
need
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Bef
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nice
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insect
borers
ifstressed
8Jap.
White
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rapid
15'
40'
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seeds
yellow
broad.
pyramidal,
retains
leaves
Car
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sslow
toyellowl
into
winter.
good
street
tree,
9European
Hornbeam
moderate
30'
40'
may
0nutlets
dark
red
scale
broad,
pyramidal,
retains
leaves
Car
pinu
sca
rolin
iana
slow
toyellowl
into
winter.
good
street
tree,
10American
Hornbeam
moderate
30'
40'
may
0nutlets
dark
red
scale
Cereis
cana
dens
islow
canopy
11Eastern
Redbud
moderate
20'
30'
ND
podS
no
1
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'm
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seed
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30'
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purp
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dark
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mid
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15'
4S'
ND
som
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red
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ters
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pink
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24O
ranm
enta
lpe
arra
pid
25'
40'
ND
ined
ible
red
drou
ght,
mes
sybe
rrie
s(u
seR
hus
fanc
eam
ale)
,pr
une
tosi
ngle
trunk
to25
Afri
can
Sum
acsl
ow20
'25
'm
ayE
berr
ies
NA
prev
ent
blow
over
Can
bepl
ante
d_in
a6'
Il!id
epa.rk~au
/pl
ante
rq.rl
arge
r
Ace
rru
brut
ngo
odst
reet
tree
26R
edS
unse
tM
aple
rapi
d20
'-25'
60'
ND
pods
Iye
llow
-red
good
for
toug
hsi
tes,
need
sA
cer
Xfre
eman
iiea
rlypr
unin
gfo
rbe
stsh
ape;
27A
utum
nB
laze
Map
lem
oder
ate
20'-2
5'50
'N
Dpo
dsye
spe
stfre
eta
kes
drou
ght,
one
ofbe
stCeltis
aust
ralis
spec
ies
for
law
ns,
park
ing
lots
,28
Eur
opea
nH
ackb
erry
mod
erat
e30
'40
'N
0be
rrie
sN
Are
sist
soa
kro
otfu
ngus
Cel
tissi
nesi
sW
ooly
Hac
kber
ryap
hid
need
s29
Chi
nese
Hac
kber
rym
oder
ate
25'-3
0'50
'N
Dbe
rrie
sno
inse
ctic
ide
treat
men
tpl
ant
mal
eon
ly.
take
ssu
n,G
ingk
obi
tobe
(mal
esh
ade,
cold
,win
d,pe
stfre
e,30
only
)M
aide
nhai
rTr
eesl
ow20
'60
'N
DN
Aye
llow
good
law
ntre
e
Laur
usno
bifis
yello
w/
blac
ktre
efo
rmon
ly,
need
sdr
aina
ge,
31G
reci
anLa
urel
slow
20'
35'
NE
bern
esN
Afra
gran
tgl
ossy
leav
esU
rode
ndro
ntu
lipife
raye
llow
-sc
ale
and
aphi
ds(d
rips)
32Tu
lipTr
eem
oder
ate
30'
80'
yD
cone
sbr
own
Pin
usce
nerie
nsie
take
sdr
ough
t.lo
wbr
anch
ing.
33C
anar
yIs
land
Pin
era
pid
20'
60'
NE
8"co
nes
NA
can
get
cold
darn
aqe
Pin
usel
daric
alo
wbr
anch
ing.
take
sdr
ough
t,34
Man
dell
Pin
era
pid
2570
'N
E4"
cone
sN
Aw
ind
Pin
usha
lepe
nsis
!ow
bran
chin
g.ta
kes
win
d,us
ed35
Ale
ppo
Pin
era
cid
25'
60'
NE
4"co
nes
NA
for
win
dbre
aks
Que
rcus
ilex
take
sdr
ough
t,w
ind
heav
y36
Hol
lyO
akm
oder
ate
30'
50'
NE
acor
nN
Apr
unln
q,co
edla
wn
tree
3
'Rec
omm
enae
dtT
reesfo
rW
heat
(and
Botanical
Nam
eGrowth
[Diameter
MaN
.Su
rface
Fall
Com
mon
Nam
eRate
at15
Heigh
tRoo
tsType
(1)
Flow
er!
fruit
Color
Rem
arks
lIa:lr~
Que
rcus
phe/
los
yello
w,
thin
leaf
,py
ram
idal
form
,37
Will
owO
akra
pid
35'
70'
ND
acom
purp
leto
lera
nt
Chi
talp
ata
shke
nten
sis
aphi
ds38
Chi
talp
aP
ink
Daw
nra
pid
NA
30'
NE
yes/
appe
alirq
noQ
uerc
ussu
ber
cork
bark
,no
alka
line
soil,
39C
ork
Oak
mod
erat
e30
'70
'N
Eac
omN
Ata
kes
drou
qht,
som
eco
ld
Sop
hora
japo
nica
crea
my
clus
ters
!fru
itsl
ippe
ry,
take
sdr
ough
t,40
Japa
nese
Pag
oda
Tree
mod
erat
e30
'40
'N
Dye
llow
pods
NA
cold
,du
st,
flow
ers
attra
ctbe
es
yello
w!
whi
te-
wat
erw
ell,
shap
eyo
ung
trees
,Ti
liaam
eric
ana
slow
tofra
gran
tflo
wer
s!41
Am
eric
anLi
nden
mod
erat
e25
'60
'N
Dnu
tlet
clus
ters
NA
aphi
ds(d
rip)
yello
w!
whi
te-
wat
erw
ell,
take
ssu
n,so
me
Tilia
cord
ata
fragr
ant
flow
ers!
shad
e,co
ld,
aphi
ds(d
rip},
42Li
ttle
Leaf
Lind
enm
oder
ate
25'
50'
ND
nutle
tcl
uste
rsN
Aflo
wer
sat
tract
bees
take
ssu
n,sh
ade,
poor
soil,
red
inle
aves
drop
inco
ldw
eath
er,
Ulm
uspa
rvifo
liaco
ldre
sist
sel
mle
afbe
etle
,el
m43
Chi
nese
Elm
rapi
d30
'60
'Y
EfD
brow
nw
inae
dnu
tw
inte
rsc
ale
orob
lem
Can
beplanted
ina8'
widepa_rk:way
!planter
~rlarger
Aln
usco
rdat
ata
kes
sun
orsh
ade,
does
n't
get
44Ita
lian
AJd
erra
pid
25'
40'
YD
cone
sN
Ain
sect
bore
r
take
ssu
n,w
ind,
drou
ght,
good
Ced
rus
deod
ora
law
ntre
e,ne
eds
muc
hsp
ace,
45D
eoda
rC
edar
rapi
d30
'80
'N
Eco
nes
NA
susc
.to
oak
root
fung
us
with
stan
dsdr
ough
tan
dpo
orE
ucal
yptu
sni
chol
iiw
hite
lbr
own
soil,
poor
stuc
ture
,at
tract
sle
rp46
Will
owLe
afed
rapi
d30
'40
'Y
Eca
psul
esNA
DS
Vlli
ds,
litte
rsE
ucal
yptu
ssi
dero
xylo
nex
trem
ely
drou
ght
tole
rant
,'R
osea
'ro
seco
lore
d/go
odin
poor
soils
,no
n-47
Pin
klro
nbar
kra
pid
20'
50'
NE
brow
nca
psul
esN
Ash
eddi
naba
rk
4
'Rec
omm
ende
dTr
eesf
orW
heat
{and
Bot
anic
alN
ame
Gro
wth
[Dia
met
erM
aN.
Surf
ace
Fall
Com
mon
Nam
eR
ate
at15
Hei
ght
Roo
tsTy
pe(1
)Fl
ower
lFr
uit
[olo
rR
emar
lcs
...."'-
Gei
jera
parv
iflor
atakes
drought,
needswell
48Australian
Willow
moderate
20'
30'
NE
creamy
white
NA
drained
soil,
pest
free
May
tenu
sbo
aria
slow
towater
sprouts
(suckers)
from
49May
tenTree
moderate
15'
40'
YE
pinkish
berries
NA
theroots
powdery
mildew,anthracnose,
Pla
tanu
sac
erifo
liabrown,
brown
ball-
redspider,scale,
cankers,
50London
Plane
Tree
ranid
35'
60'
may
Dhkepersistent
brown
litters
excel.
lawnandstreet
tree,
Que
rcus
cocc
inea
takessun,
drought,
fairlypest
51ScarletOak
rapid
35'
70'
ND
acorn
scarlet
free
Que
rcus
doug
lasi
imoderate
native
treeforopen
space
or52
BlueOak
toslow
30'
50'
ND
acorn
NA
xeriscape
applications
Que
rcus
loba
tanative
treeforopen
space
or53
Valley
Oak
moderate
50'
80'
ND
acorn
NA
xeriscape
applications
native
speices,
shrubby
when
Que
rcus
wis
fizen
iiyoung,
droughttolerant,for
54Interiorlive
Oak
moderate
50'
50'
NE
Acorns
NA
oarks
red,
Ze/k
ova
serr
ata
moderate
russet,
prunetoform
when
young
55Zelkova
tofast
35'
60'
may
Dseeds
yellow
[an
bepl
ante
din
a12
'wid
..e.D
arlc
Way
Ipla
nter
orla
rger
root
&wilt
problems,
takes
Cin
nem
omum
drought,
water
deep,susc.to
cam
phor
ayellow
oakroot
fungus,looses
many
56Cam
phor
Tree
slow
30'
50'
YE
dark
berries
bronze
leaves
inMarch
Cel
tisoc
cide
nta/
istakesdrought,
resists
oakroot
57Com
mon
Hackberry
moderate
25'-30'
50'
ND
berries
NA
fungus
Frax
inus
uhde
ineeds
deep
water,resists
oak
58Everqraan
Ash
rapid
30'
50'
YD
NA
NA
root
fungus
litters
year
round,
location
Mag
nolia
gran
diflo
rawhite
fragranU
red
scarlet-
depend
onvariety
asheight
59Southern
Macnolla
slow
30'
60'
may
Eseed
orange
varies
orasticallv
5
'Rec
omm
ende
d'T
'rees
for
Wlie
at{a
nd
Bot
anic
alN
ame
Gro
wth
IDla
met
erM
aH.
Surf
ace
Fall
Com
mon
Nam
eR
ate
at15
Hei
ght
Roo
tsTy
pe(1
)Fl
ower
/Fr
uit
Rem
arks
IIP;a
r'l:
Col
or
Que
rcus
Rub
rare
d,go
odla
wn
tree,
q.C
occi
nea
60R
edO
akbr
own
rapi
d30
'70
'N
0ac
orn
oran
geha
sbe
tter-
fall
colo
rin
valle
y
Seq
uoia
sem
perv
/rens
low
bran
chin
g,ta
kes
sun,
som
e
61C
oast
Red
woo
dra
pid
30'
70'
YE
1"co
nes
cold
,ne
eds
moi
stur
e,ge
tsN
Ach
loro
sis
Not
es:
Type
(1)
(Dje
cidu
ous
or(E
)ver
gree
n
Not
es:
The
follo
win
gtre
essh
al!n
otbe
plan
ted
onC
itypr
oper
tyor
with
in20
feet
ofan
yin
frast
ruct
ure-
Silv
erM
aple
,Tr
eeof
Hea
ven,
Mim
osa/
Silk
Tree
,W
hite
Ald
er,
Mod
esto
Ash
,G
loss
yP
rivet
,l.i
quid
ambe
r,M
ulbe
rry
Tree
,P
opla
rS
peci
es(C
otto
nwoo
dFa
mily
),R
obin
iaS
peci
es(L
ocus
tFa
mily
),S
alix
Spe
cies
(Will
owFa
mily
),C
hine
seTa
llow
Tree
,an
yfru
itor
nutt
ree
varie
tyge
nera
llyfo
rpr
oduc
tion
(fig,
wal
nut,
etc)
.
6
