Fullerton Ranch AWS
GENERAL DEVELOPMENT PLAN
Fullerton Ranch PLANNED DEVELOPMENT Provided for: City of Lincoln Provided by: Terravest Capital Partners, LP Prepared by: KTGY Group VVH Consulting Engineers O’Dell Engineering
August 2017
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
TABLE OF CONTENTS INTRODUCTION..........................................4 Objective.........................................................4 Existing Conditions...........................................5 DEVELOPMENT PLAN..................................7 Development Standards....................................8 Setbacks.........................................................8 Plotting and Variable Setbacks...........................9 Parking...........................................................9 Other Standards...............................................9 CONCEPTUAL SITE PLAN............................10
LANDSCAPE.........................................................23 Conceptual Nicolaus Road Landscape...........................23 Walls and Fencing......................................................23 Irrigation and Planting................................................25 Water Quality.............................................................26 Sydney Terrace to Amelia Way Concept Plan.................27 PLAN ADMINSTRATION.....................................28 Subsequent Entitlements and Permits......................28 Plan Interpretations...................................................28 Severability................................................................28 Substantial Conformance............................................28
CIRCULATION ...........................................10 Street System..................................................11 Street Sections................................................12 UTILITIES.................................................13 Potable Water System......................................13 Sanitary Sewer System....................................14 Storm Drain System........................................15 Walls and Fencing Plan....................................16 ARCHITECTURAL STANDARDS..................17 Purpose and Intent.........................................17 Building Form.................................................17 Materials and Color..........................................17 Roof Form and Slope........................................18 Roof Materials................................................18 Fascias..........................................................19 Skylights........................................................19 Garage Design................................................19 Garage Frontage and Placement.......................20 Entries...........................................................20 Porches.........................................................20 Columns and Archways....................................20 Trellises and Arbors.........................................20 Balconies.......................................................21 Principal Window Treatment.............................21 Window Treatments........................................21 Architecture Details.........................................21 Gutters and Downspouts..................................22 Mechanical Equipment.....................................22 Corner Lots.....................................................22
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
INTRODUCTION The Fullerton Ranch Planned Development (PD) is a proposed 81 lot single family residential infill development located west of Joiner Parkway and south of Nicolaus Rd. The Fullerton Ranch site consists of three legal parcels of land (Assessor’s Parcel Nos. 021-310-094, 021-310095, and 021-310-096) comprising a total of 19.7 acres. The current General Plan designation is Low Density Residential which allows densities of between 3.0 and 5.9 units per gross acre. The current Residential Estate zoning designation is inconsistent with the property’s Low Density Residential General Plan land use designation for these parcels as defined in General Plan Table 4-2. The proposed rezoning of the properties to Planned Development (PD) would bring consistency with the City of Lincoln’s General Plan and be compatible with the goals, policies, and land uses specified in the General Plan. This General Development Plan serves as a zoning tool to govern the Planned Development zoning district.
Objective The objective of the General Development Plan is to establish the land use, and development and architecture standards for the Fullerton Ranch project and to ensure that the project integrates in a cohesive and wellplanned manner into the existing neighborhoods and is an attractive and high-quality neighborhood. To achieve this objective, and in keeping with the densities of the surrounding neighborhoods, this PD proposes a low density development pattern (81 units / 19.7 acres, or 4.11 du/ac) and lot sizes consistent with the adjacent neighborhoods. The General Development Plan will be used by City staff in reviewing subsequent development applications and to guide builders and designers who will be involved in the construction of the project.
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Existing Conditions The 19.7 acre site is nearly level at an elevation of approximately 130 feet above mean sea level (AMSL) with a slight gradient that extends south to north. The project site is bounded by Nicolaus Road on the north, Milan Way on the south, and residential development on the west (Caber Drive) and east (Palazzo Court and Savannah Drive). The property is currently undeveloped. Two previously constructed roadways terminate into the site for future extension. At its southwest corner, the property abuts the City’s former Waste Water Treatment Plant (WWTP) now approved as the Independence master plan by Lewis Communities. Tree cover on site is dominated by blue oak (Quercus douglasii) in the south and valley oak (Quercus lobata) in the north. Interior live oak (Quercus wislizeni), northern California black walnut (Juglans californica var. hindsii), and pear (Pyrus spp.) are also present on site in smaller numbers. In total, approximately 190 heritage trees occupy the site. Utilities necessary for residential development exist either on the site or border the site along or within the adjacent streets.
Nicolaus Road
Glenmoor
STORM DRAIN
NICOLAUS ROAD
STORM DRAIN
Abbeyhill Road
Fullerton Ranch
Savannah Drive
Brookview WATER LINE
Independence
Fullerton Ranch, Existing Conditions
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
DEVELOPMENT PLAN The project encompasses 81 single family residential lots on 19.7 gross acres (4.11 du/ac). The site plan was developed after careful evaluation of the heritage oak tree population with the objective of preserving as many of the most significant large diameter blue oak trees in the southern and western portions of the property. Lot sizes and configurations vary widely as a result of this objective with lot sizes ranging from 6,000 sf to over 24,000 sf and an average lot size exceeding 8,000 sf. Lots are serviced by interior streets conforming to the City’s 50’ and 44’ public right-of-way standards. Roadway connections are made to existing streets at Nicolaus Road (north), Abbeyhill Road (west), Savannah Drive (east) and Milan Way (south).
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Development Standards
This section establishes the physical development standards for the Fullerton Ranch Planned Development. The standards and regulations herein shall supersede those of the Lincoln Municipal Code, unless otherwise stated herein. In instances of conflicting regulations or standards, the regulations and standards contained in this General Development Plan shall take precedence over the Municipal Code. If this General Development Plan is silent on an issue, then the standards in the Lincoln Municipal Code or other applicable city, state, or federal codes shall apply, as appropriate. LOT SIZE AND BUILDING INTENSITY Notes:
Lot Configuration (minimums) Lot Area
6,000 s.f.
Width interior lot
60’
Width corner lot
65’
Width, knuckle or cul-de-sac (at street right-of-way)
35’
Depth
80’
Lot Configuration (maximums) Lot Coverage
60%
Lot depth to width ratio (max)
5:1
All setbacks are measured from the property line. Per Lincoln Municipal Code 18.38.060, architectural features such as cornices, eaves, canopies and sills may extend up to two feet into any side yard or side street yard. Eaves and canopies may extend a maximum of three feet into the required front or rear yard. HVAC equipment may encroach into side yard setbacks provided that gated rear yard access on one side of the house is clear of obstructions.
Setbacks The setbacks for the Fullerton Ranch project shall be as follows below. When not specified herein, setbacks shall conform with Chapter 18.12 (R-1 Zone) of Title 18 of the City of Lincoln’s Municipal Code. SETBACKS (minimums) Front Setbacks Living Space
15’
Porch, Balcony, Deck
12.5’
Front Facing Garage
18’
Side Entry Garage
12.5’
Rear Setbacks Balcony, Deck, Living Space
10’
2nd Story Living Space adjacent to Nicolaus Rd.
15’
Patio Cover
5’
Side Setbacks Living Space – interior side
5’
Living Space – street side
10’
Porches – street side
10’
Building Height Height (maximum) residence and accessory structures
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35’
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Plotting and Variable Setbacks To promote a well-balanced streetscape in terms of variation, the plotting of residences shall be done in a manner that achieves diversity and visual interest to the neighborhood street scene. Such diversity is achieved through varying setbacks, articulated building massing, and enhanced elevations. 99 At least 12 different exterior house designs (minimum of four floor plans with 3 varied elevations per floor plan) will be incorporated. 99 Adjacent residences shall not have the same plan and elevation. Reverse footprints of the same plan are permitted so long as they have different elevation styles and color schemes.
Parking A minimum of two spaces shall be provided per unit in an enclosed garage. Three car front facing garages are allowed on houses that are a minimum of 45’ wide and must be configured in one of the following ways: Sideby-side with the third space offset from the remaining two spaces a minimum of 2’ or separated by living space; the third space in a tandem configuration; a combination of side entry and front entry spaces. For houses that are less than 45’ wide, a third car garage is permitted in tandem configuration only. Parking Spaces required per unit
2 spaces/unit
Other Standards Except as otherwise specified herein, the Fullerton Ranch PD shall comply with the development standards for the R-1 zone and all other applicable requirements of the Lincoln Municipal Code, such as requirements for swimming pools, shade structures, detached accessory buildings, fences, and projections into yards. ALLOWED AND CONDITIONALLY ALLOWED USES Category
Regulation
Interpretation
Permitted Uses
Single Family Dwelling
Refer to City of Lincoln Zoning, Chapter 18.12
Permitted Uses
Acessory Structure
Refer to City of Lincoln Zoning, Chapter 18.12, 18.36 and 18.37
Conditional Uses
See City of Lincoln Zoning Section 18.12.020
Refer to City of Lincoln Zoning, Chapter 18.12
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
CONCEPTUAL SITE PLAN
Fullerton Ranch, Conceptual Site Plan page 10
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
CIRCULATION Street System
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Street Sections
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
UTILITIES Potable Water System
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Sanitary Sewer System
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Storm Drain System
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Walls and Fencing Plan
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
ARCHITECTURAL STANDARDS Purpose and Intent The purpose of the Architectural Design Standards is to establish standards by which project architecture must comply. City staff and Planning Commissioners will use these Guidelines as a framework for evaluating builder architecture. The goals of the Architectural Design Standards are to: 99 Ensure that high quality architecture and landscaping will be utilized to promote an attractive neighborhood that integrates well with the surrounding homes. 99 Provide a basis for solid decisions and findings upon which to make design review decisions by Planning Staff and the Planning Commission for architectural submittals. The key element which should be incorporated into the design of residences is architecture which provides visual interest to the streetscene. This includes front porches and courtyards, enhanced window treatments, stepped building massing, and other detail elements. Furthermore, a variety of housing types also allows for variety, thus contributing to an enlivened streetscene. To achieve this goal, the following Architectural Design Standards were written to facilitate the creation of diverse and varied streetscapes, while creating a cohesive sense of place. The guidelines are divided into the four basic components: building facades, roofs, garages, and detail elements.
Building Form Variety in building forms provide diversity and visual interest to the neighborhood streetscene and can be used to create a desirable human scale. The following elements should be incorporated into the design of residential structures: 99 Building wall planes, particularly on the front elevation, should be staggered to create interest along the street scene. 99 Projections and recesses should be used to provide shadow and depth. 99 Where feasible, combinations of one and two story forms should be used to help to create variety in setback and overall building form.
Materials and Color Building materials and color are important elements to the visual quality of homes with the neighborhood and should be consistent with the architectural style of the residence.
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Variety in building forms provide diversity and visual interest to the neighborhood streetscene.
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
99 All surface treatments or materials shall be designed to appear as an integral part of the design, and not merely applied. 99 All materials shall wrap columns, porches, or balconies in their entirety. 99 Material changes shall occur at inside corners or other meaningful location. Materials applied to any elevation must turn the outside corner of the building a minimum of 3’ before terminating.
Building materials should be consistent with the architectural style of the residence.
99 Accent materials such as brick, wood siding, or stone should be used to punctuate important architectural forms, such as entryways, balconies, support columns, or porches.
99 The color palette should be of earthtones or muted colors and must provide a variety of colorful schemes and promote visual diversity. 99 Selected finish materials must be appropriate in their use and application, and be durable and of high quality. 99 Homes adjacent to each other or immediately across the street from each other should not have the same color scheme or same body color.
Roof Form and Slope Similar to building materials and color, roof form and slope are also important design elements in creating a well-developed streetscene. 99 Roof treatments must be consistent with the architectural style of the dwelling. 99 Variety of roof design and treatment is encouraged to provide visual interest to the neighborhood roofscape throughout Fullerton Ranch, including the use of gable, cross-gable, hip, or a combination of these roof forms. 99 Likewise, variety in roof lines is encouraged to avoid a common roof line along perimeter streets page 18
Variety of roof design and treatment is encouraged to provide visual interest to the neighborhood roofscape. August 2017
Fullerton Ranch GENERAL DEVELOPMENT PLAN
99 Rooflines of adjoining residences should vary ridge heights, roof forms, and direction of gables. 99 Repetitious gable ends framed side to side on rear elevations are not permitted along perimeter edges of residential neighborhoods, when visible from a public space or street. 99 Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style.
Roof Materials Roof materials should be compatible with the architectural style of the residence and should have a matte finish to minimize glare. Roof Material Clay or Concrete Flat Tiles
Permitted
Clay or Concrete Shakes
Slate Architectural Grade Composition Wood Shake Rolled Roofing Material
Prohibited
Fascias Fascias may be either stucco, wood, or tile. If wood is used, it should be stained or painted.
Skylights Skylights are permitted, but should be designed as an integral part of the roof. White “bubble” skylights are not permitted. Skylight framing material should be bronze anodized or colored to match the adjacent roof materials.
Garage Design Garages shall be designed to de-emphasize their architectural prominence. To achieve this desired effect, these structures should incorporate the following: 99 Garage doors should vary with respect to windows and/or color as appropriate to individual architectural styles.
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Garage Frontage and Placement Residential garages should be positioned to de-emphasize their visual impact on the street. This will allow the visually interesting features of the house to dominate the streetscape. 99 Garage doors shall be recessed a minimum of 3 feet from the primary living area façade. 99 All garage doors should be recessed a minimum of 6 inches behind the garage wall plane. 99 The width of garage doors visible from the street shall not exceed a total of 22 feet.
Entries
Residential garages should be positioned to de-emphasize their
The entry of a residential dwelling should be visual impact on the street. articulated as a focal point of the building’s front elevation. Roof elements, columns, porticos, recesses or projections, window or other architectural features should be used to accentuate the entryway.
Porches Porches not only provide pedestrian scale elements to the building massing but also allow for an area for residents to enjoy the outdoor climate and a place to converse with neighbors. When provided, porches should be designed as an integral component of the building’s architecture and should be a minimum of 4’ deep to provide a usable and furnishable space. Porches should have railings and be fully covered in one of the following ways: 99 Roof element and tile matching the residence 99 Trellis structure 99 Second floor balcony or overhang
Columns and Archways The use of columns and archways adds articulation to the character of the residence and is encouraged where appropriate to the architectural style. When used, columns and archways should be scaled appropriately to provide a sense of strength and support compatible with the architectural style of the home.
Trellises and Arbors Trellises and arbors, when used, should be designed to maintain their appearance considering the climatic conditions of the area.
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Balconies The use of rear patio covers and second story balconies provide an excellent opportunity for the articulation of rear facades, particularly along visible perimeter conditions (i.e., public spaces or streets). Second story balconies provide further visual interest to the streetscene by increasing the perceived front setback of the second story. 99 Patio covers and balconies should be designed as an integral component of the architecture. 99 Columns used in conjunction with the patio covers and balconies should convey a sense of strength and support.
Principal Window Treatment At least one principal window is required on front elevations. Principal windows are defined as having one of the following characteristics: 99 Recessed window or a pop-out surround; 99 A bay window with projection and detailing appropriate to the architectural style of the residence; 99 An enhanced sill with corresponding roof element and corbels; 99 An overhead trellis element; or 99 Decorative iron window grille projecting forward of the wall plane.
Windows on the front elevations and visible side and rear elevations should feature trim surrounds, headers or sills.
Window Treatments All other windows on the front elevations and visible side and rear elevations should feature trim surrounds, headers or sills. 99 The minimum reveal for trim elements is 1”. 99 The style of windows should be compatible with the architectural style of the residence.
Architecture Details Detail elements should be consistent with the architectural style. Detail elements include: 99 Shutters; 99 Enhanced sills;
Building details should reflect the architectural character of the home.
99 Decorative wood and iron railings; 99 Decorative grille work; and 99 Accent materials. August 2017
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Gutters and Downspouts Exposed gutters and downspouts should be colored to match or complement the surface to which they are attached.
Mechanical Equipment Special care should be made so that mechanical treatment does not detract from the architecture of the primary residence. 99 Mechanical equipment such as air conditioners, heaters, evaporative coolers, television and radio antennas, and other such devices should not be mounted on any roof. 99 Mechanical devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. 99 Ground mounted air conditioning units must be located behind side yard privacy return walls. 99 All antenna and satellite dishes visible from any public or private street, sidewalk, open space or adjacent lot are subject to all federal regulations.
Corner Lots Homes plotted on corner lots, backing onto Nicolaus Road, or adjacent to the Water Quality Basin are to incorporate at least one of the following enhancements, to be reviewed during Specific Development Plan Review: 99 Shutters; 99 Enhanced sills; 99 Accent materials.
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Conceptual Nicolaus Road Landscape
LANDSCAPE
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GENERAL DEVELOPMENT PLAN
Fullerton Ranch
Fullerton Ranch GENERAL DEVELOPMENT PLAN
Walls and Fencing Nicolaus Road - Community Wall A split face masonry wall will be constructed along the project’s Nicolaus Rd. frontage. In order to provide a consistent view corridor along Nicolaus Rd, the design of the wall will incorporate the same color and materials, including a pre-cast concrete cap and stone veneer columns, as the walls on the north side of Nicolaus at Foskett Ranch. Water Quality Basin Open Style Fencing Open style fencing will be utilized on the Fullerton Ranch Road street side along the project’s water quality basin.
Nicolaus Road Masonry Wall
Water Quality Basin Wall A colored precision concrete block wall with rounded mortar cap will surround the north, east, and south sides of the water quality basin. The color shall be consistent with the overall community character/theme. Good Neighbor Fencing Wood fences will be utilized to enclose side and rear yards of individual lots.
Open Style Fencing
Good Neighbor Fence (Wood)
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Irrigation and Planting Except as otherwise provided in this General Development Plan, all irrigation and landscaping shall conform to Chapter 15.28 of the City of Lincoln Municipal Code, as well as be compliant with the state’s Model Water Efficient Landscape Ordinance (MWELO), as locally applied. Conceptual individual lot landscaping shall be reviewed as a component of the Specific Development Plan. Guiding principles should include. 99 The use of plant species that will provide color and interest year-round, but require minimal maintenance.
Plant Materials Suited to Solar Orientation
99 The use of plant species within stormwater systems will be well suited to wet environments and have stormwater cleansing properties. Plant selection to be per the West Placer Storm Water Quality Design Manual.
99 The use of low- or medium-water use and naturalized plant species while minimizing the use of high water consumption turf. 99 The use of plant materials that are well suited to the solar orientation and shading of the buildings. 99 The use of organic wood or shredded bark mulch and soil amendments to retain soil moisture. 99 The careful design of irrigation systems, responsive to site weather conditions, will help avoid water waste by maximizing soil infiltration, and minimizing overwatering and overspray. Use of Low- or Medium-Water Use Plants
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Water Quality
Fullerton Ranch, Water Quality Concept Plan and Perspective page 26
GENERAL DEVELOPMENT PLAN
Fullerton Ranch
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Sydney Terrace to Amelia Way Concept Plan
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GENERAL DEVELOPMENT PLAN
Fullerton Ranch
Fullerton Ranch GENERAL DEVELOPMENT PLAN
PLAN ADMINSTRATION Subsequent Entitlements and Permits All development within the Fullerton Ranch project area shall be subject to the review and approval of subsequent entitlements such as a Specific Development Plan, Development Permits, Tentative Maps, etc by the City. Application of processing requirements shall be in accordance with the City’s Municipal Code and other applicable regulations and all future development shall comply with this General Development Plan, the Specific Development Plan, any CEQA requirements as well as applicable City policies, requirements, and standards.
Plan Interpretations In instances where any content within this General Development Plan is undefined, unclear, or vague, the Community Development Director shall make a determination of its meaning or intent, or may forward the item to the City’s Planning Commission for interpretation at his or her discretion. Determinations by the Community Development Director may be appealed to the Planning Commission and any determination by the Planning Commission may, in turn, be appealed to the City Council. Appeals shall follow the procedures established in Chapter 18.94 of the City’s Zoning Ordinance. All decisions rendered by the City Council shall be deemed to be final.
Severability If any section, subsection, sentence, clause, phrase or portion of this General Development Plan, or any future amendments or additions hereto, is for any reason held to be invalid by a court, such decision shall not affect the validity of the remaining portions of this General Development Plan.
Substantial Conformance Minor revisions to the Development Standards, plans, guidelines, and standards contained in this General Development Plan may be approved at the discretion of the Community Development Director as long as such deviations are consistent with the purpose and intent of the originally approved General Development Plan. The following modifications constitute “minor modifications” to the approved General Development Plan and may be approved without amending the General Development Plan at the discretion of the Community Development Director. 99 Minor modifications to the lotting configuration, development standards and design guidelines necessary to respond to actual site conditions or to create new architectural or landscape designs. 99 Addition of new information or data to the General Development Plan maps, figures, and/or text that does not change the effect of any concepts or regulations.
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Fullerton Ranch PLANNED DEVELOPMENT Provided for: City of Lincoln Provided by: Terravest Capital Partners, LP Prepared by: KTGY Group VVH Consulting Engineers O’Dell Engineering
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
TABLE OF CONTENTS INTRODUCTION..........................................4 Objective.........................................................4 Existing Conditions...........................................5 DEVELOPMENT PLAN..................................7 Development Standards....................................8 Setbacks.........................................................8 Plotting and Variable Setbacks...........................9 Parking...........................................................9 Other Standards...............................................9 CONCEPTUAL SITE PLAN............................10
LANDSCAPE.........................................................23 Conceptual Nicolaus Road Landscape...........................23 Walls and Fencing......................................................23 Irrigation and Planting................................................25 Water Quality.............................................................26 Sydney Terrace to Amelia Way Concept Plan.................27 PLAN ADMINSTRATION.....................................28 Subsequent Entitlements and Permits......................28 Plan Interpretations...................................................28 Severability................................................................28 Substantial Conformance............................................28
CIRCULATION ...........................................10 Street System..................................................11 Street Sections................................................12 UTILITIES.................................................13 Potable Water System......................................13 Sanitary Sewer System....................................14 Storm Drain System........................................15 Walls and Fencing Plan....................................16 ARCHITECTURAL STANDARDS..................17 Purpose and Intent.........................................17 Building Form.................................................17 Materials and Color..........................................17 Roof Form and Slope........................................18 Roof Materials................................................18 Fascias..........................................................19 Skylights........................................................19 Garage Design................................................19 Garage Frontage and Placement.......................20 Entries...........................................................20 Porches.........................................................20 Columns and Archways....................................20 Trellises and Arbors.........................................20 Balconies.......................................................21 Principal Window Treatment.............................21 Window Treatments........................................21 Architecture Details.........................................21 Gutters and Downspouts..................................22 Mechanical Equipment.....................................22 Corner Lots.....................................................22
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
INTRODUCTION The Fullerton Ranch Planned Development (PD) is a proposed 81 lot single family residential infill development located west of Joiner Parkway and south of Nicolaus Rd. The Fullerton Ranch site consists of three legal parcels of land (Assessor’s Parcel Nos. 021-310-094, 021-310095, and 021-310-096) comprising a total of 19.7 acres. The current General Plan designation is Low Density Residential which allows densities of between 3.0 and 5.9 units per gross acre. The current Residential Estate zoning designation is inconsistent with the property’s Low Density Residential General Plan land use designation for these parcels as defined in General Plan Table 4-2. The proposed rezoning of the properties to Planned Development (PD) would bring consistency with the City of Lincoln’s General Plan and be compatible with the goals, policies, and land uses specified in the General Plan. This General Development Plan serves as a zoning tool to govern the Planned Development zoning district.
Objective The objective of the General Development Plan is to establish the land use, and development and architecture standards for the Fullerton Ranch project and to ensure that the project integrates in a cohesive and wellplanned manner into the existing neighborhoods and is an attractive and high-quality neighborhood. To achieve this objective, and in keeping with the densities of the surrounding neighborhoods, this PD proposes a low density development pattern (81 units / 19.7 acres, or 4.11 du/ac) and lot sizes consistent with the adjacent neighborhoods. The General Development Plan will be used by City staff in reviewing subsequent development applications and to guide builders and designers who will be involved in the construction of the project.
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Existing Conditions The 19.7 acre site is nearly level at an elevation of approximately 130 feet above mean sea level (AMSL) with a slight gradient that extends south to north. The project site is bounded by Nicolaus Road on the north, Milan Way on the south, and residential development on the west (Caber Drive) and east (Palazzo Court and Savannah Drive). The property is currently undeveloped. Two previously constructed roadways terminate into the site for future extension. At its southwest corner, the property abuts the City’s former Waste Water Treatment Plant (WWTP) now approved as the Independence master plan by Lewis Communities. Tree cover on site is dominated by blue oak (Quercus douglasii) in the south and valley oak (Quercus lobata) in the north. Interior live oak (Quercus wislizeni), northern California black walnut (Juglans californica var. hindsii), and pear (Pyrus spp.) are also present on site in smaller numbers. In total, approximately 190 heritage trees occupy the site. Utilities necessary for residential development exist either on the site or border the site along or within the adjacent streets.
Nicolaus Road
Glenmoor
STORM DRAIN
NICOLAUS ROAD
STORM DRAIN
Abbeyhill Road
Fullerton Ranch
Savannah Drive
Brookview WATER LINE
Independence
Fullerton Ranch, Existing Conditions
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
DEVELOPMENT PLAN The project encompasses 81 single family residential lots on 19.7 gross acres (4.11 du/ac). The site plan was developed after careful evaluation of the heritage oak tree population with the objective of preserving as many of the most significant large diameter blue oak trees in the southern and western portions of the property. Lot sizes and configurations vary widely as a result of this objective with lot sizes ranging from 6,000 sf to over 24,000 sf and an average lot size exceeding 8,000 sf. Lots are serviced by interior streets conforming to the City’s 50’ and 44’ public right-of-way standards. Roadway connections are made to existing streets at Nicolaus Road (north), Abbeyhill Road (west), Savannah Drive (east) and Milan Way (south).
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Development Standards
This section establishes the physical development standards for the Fullerton Ranch Planned Development. The standards and regulations herein shall supersede those of the Lincoln Municipal Code, unless otherwise stated herein. In instances of conflicting regulations or standards, the regulations and standards contained in this General Development Plan shall take precedence over the Municipal Code. If this General Development Plan is silent on an issue, then the standards in the Lincoln Municipal Code or other applicable city, state, or federal codes shall apply, as appropriate. LOT SIZE AND BUILDING INTENSITY Notes:
Lot Configuration (minimums) Lot Area
6,000 s.f.
Width interior lot
60’
Width corner lot
65’
Width, knuckle or cul-de-sac (at street right-of-way)
35’
Depth
80’
Lot Configuration (maximums) Lot Coverage
60%
Lot depth to width ratio (max)
5:1
All setbacks are measured from the property line. Per Lincoln Municipal Code 18.38.060, architectural features such as cornices, eaves, canopies and sills may extend up to two feet into any side yard or side street yard. Eaves and canopies may extend a maximum of three feet into the required front or rear yard. HVAC equipment may encroach into side yard setbacks provided that gated rear yard access on one side of the house is clear of obstructions.
Setbacks The setbacks for the Fullerton Ranch project shall be as follows below. When not specified herein, setbacks shall conform with Chapter 18.12 (R-1 Zone) of Title 18 of the City of Lincoln’s Municipal Code. SETBACKS (minimums) Front Setbacks Living Space
15’
Porch, Balcony, Deck
12.5’
Front Facing Garage
18’
Side Entry Garage
12.5’
Rear Setbacks Balcony, Deck, Living Space
10’
2nd Story Living Space adjacent to Nicolaus Rd.
15’
Patio Cover
5’
Side Setbacks Living Space – interior side
5’
Living Space – street side
10’
Porches – street side
10’
Building Height Height (maximum) residence and accessory structures
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35’
August 2017
Fullerton Ranch GENERAL DEVELOPMENT PLAN
Plotting and Variable Setbacks To promote a well-balanced streetscape in terms of variation, the plotting of residences shall be done in a manner that achieves diversity and visual interest to the neighborhood street scene. Such diversity is achieved through varying setbacks, articulated building massing, and enhanced elevations. 99 At least 12 different exterior house designs (minimum of four floor plans with 3 varied elevations per floor plan) will be incorporated. 99 Adjacent residences shall not have the same plan and elevation. Reverse footprints of the same plan are permitted so long as they have different elevation styles and color schemes.
Parking A minimum of two spaces shall be provided per unit in an enclosed garage. Three car front facing garages are allowed on houses that are a minimum of 45’ wide and must be configured in one of the following ways: Sideby-side with the third space offset from the remaining two spaces a minimum of 2’ or separated by living space; the third space in a tandem configuration; a combination of side entry and front entry spaces. For houses that are less than 45’ wide, a third car garage is permitted in tandem configuration only. Parking Spaces required per unit
2 spaces/unit
Other Standards Except as otherwise specified herein, the Fullerton Ranch PD shall comply with the development standards for the R-1 zone and all other applicable requirements of the Lincoln Municipal Code, such as requirements for swimming pools, shade structures, detached accessory buildings, fences, and projections into yards. ALLOWED AND CONDITIONALLY ALLOWED USES Category
Regulation
Interpretation
Permitted Uses
Single Family Dwelling
Refer to City of Lincoln Zoning, Chapter 18.12
Permitted Uses
Acessory Structure
Refer to City of Lincoln Zoning, Chapter 18.12, 18.36 and 18.37
Conditional Uses
See City of Lincoln Zoning Section 18.12.020
Refer to City of Lincoln Zoning, Chapter 18.12
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
CONCEPTUAL SITE PLAN
Fullerton Ranch, Conceptual Site Plan page 10
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
CIRCULATION Street System
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Street Sections
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
UTILITIES Potable Water System
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Sanitary Sewer System
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Storm Drain System
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Walls and Fencing Plan
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
ARCHITECTURAL STANDARDS Purpose and Intent The purpose of the Architectural Design Standards is to establish standards by which project architecture must comply. City staff and Planning Commissioners will use these Guidelines as a framework for evaluating builder architecture. The goals of the Architectural Design Standards are to: 99 Ensure that high quality architecture and landscaping will be utilized to promote an attractive neighborhood that integrates well with the surrounding homes. 99 Provide a basis for solid decisions and findings upon which to make design review decisions by Planning Staff and the Planning Commission for architectural submittals. The key element which should be incorporated into the design of residences is architecture which provides visual interest to the streetscene. This includes front porches and courtyards, enhanced window treatments, stepped building massing, and other detail elements. Furthermore, a variety of housing types also allows for variety, thus contributing to an enlivened streetscene. To achieve this goal, the following Architectural Design Standards were written to facilitate the creation of diverse and varied streetscapes, while creating a cohesive sense of place. The guidelines are divided into the four basic components: building facades, roofs, garages, and detail elements.
Building Form Variety in building forms provide diversity and visual interest to the neighborhood streetscene and can be used to create a desirable human scale. The following elements should be incorporated into the design of residential structures: 99 Building wall planes, particularly on the front elevation, should be staggered to create interest along the street scene. 99 Projections and recesses should be used to provide shadow and depth. 99 Where feasible, combinations of one and two story forms should be used to help to create variety in setback and overall building form.
Materials and Color Building materials and color are important elements to the visual quality of homes with the neighborhood and should be consistent with the architectural style of the residence.
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Variety in building forms provide diversity and visual interest to the neighborhood streetscene.
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
99 All surface treatments or materials shall be designed to appear as an integral part of the design, and not merely applied. 99 All materials shall wrap columns, porches, or balconies in their entirety. 99 Material changes shall occur at inside corners or other meaningful location. Materials applied to any elevation must turn the outside corner of the building a minimum of 3’ before terminating.
Building materials should be consistent with the architectural style of the residence.
99 Accent materials such as brick, wood siding, or stone should be used to punctuate important architectural forms, such as entryways, balconies, support columns, or porches.
99 The color palette should be of earthtones or muted colors and must provide a variety of colorful schemes and promote visual diversity. 99 Selected finish materials must be appropriate in their use and application, and be durable and of high quality. 99 Homes adjacent to each other or immediately across the street from each other should not have the same color scheme or same body color.
Roof Form and Slope Similar to building materials and color, roof form and slope are also important design elements in creating a well-developed streetscene. 99 Roof treatments must be consistent with the architectural style of the dwelling. 99 Variety of roof design and treatment is encouraged to provide visual interest to the neighborhood roofscape throughout Fullerton Ranch, including the use of gable, cross-gable, hip, or a combination of these roof forms. 99 Likewise, variety in roof lines is encouraged to avoid a common roof line along perimeter streets page 18
Variety of roof design and treatment is encouraged to provide visual interest to the neighborhood roofscape. August 2017
Fullerton Ranch GENERAL DEVELOPMENT PLAN
99 Rooflines of adjoining residences should vary ridge heights, roof forms, and direction of gables. 99 Repetitious gable ends framed side to side on rear elevations are not permitted along perimeter edges of residential neighborhoods, when visible from a public space or street. 99 Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style.
Roof Materials Roof materials should be compatible with the architectural style of the residence and should have a matte finish to minimize glare. Roof Material Clay or Concrete Flat Tiles
Permitted
Clay or Concrete Shakes
Slate Architectural Grade Composition Wood Shake Rolled Roofing Material
Prohibited
Fascias Fascias may be either stucco, wood, or tile. If wood is used, it should be stained or painted.
Skylights Skylights are permitted, but should be designed as an integral part of the roof. White “bubble” skylights are not permitted. Skylight framing material should be bronze anodized or colored to match the adjacent roof materials.
Garage Design Garages shall be designed to de-emphasize their architectural prominence. To achieve this desired effect, these structures should incorporate the following: 99 Garage doors should vary with respect to windows and/or color as appropriate to individual architectural styles.
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Garage Frontage and Placement Residential garages should be positioned to de-emphasize their visual impact on the street. This will allow the visually interesting features of the house to dominate the streetscape. 99 Garage doors shall be recessed a minimum of 3 feet from the primary living area façade. 99 All garage doors should be recessed a minimum of 6 inches behind the garage wall plane. 99 The width of garage doors visible from the street shall not exceed a total of 22 feet.
Entries
Residential garages should be positioned to de-emphasize their
The entry of a residential dwelling should be visual impact on the street. articulated as a focal point of the building’s front elevation. Roof elements, columns, porticos, recesses or projections, window or other architectural features should be used to accentuate the entryway.
Porches Porches not only provide pedestrian scale elements to the building massing but also allow for an area for residents to enjoy the outdoor climate and a place to converse with neighbors. When provided, porches should be designed as an integral component of the building’s architecture and should be a minimum of 4’ deep to provide a usable and furnishable space. Porches should have railings and be fully covered in one of the following ways: 99 Roof element and tile matching the residence 99 Trellis structure 99 Second floor balcony or overhang
Columns and Archways The use of columns and archways adds articulation to the character of the residence and is encouraged where appropriate to the architectural style. When used, columns and archways should be scaled appropriately to provide a sense of strength and support compatible with the architectural style of the home.
Trellises and Arbors Trellises and arbors, when used, should be designed to maintain their appearance considering the climatic conditions of the area.
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Balconies The use of rear patio covers and second story balconies provide an excellent opportunity for the articulation of rear facades, particularly along visible perimeter conditions (i.e., public spaces or streets). Second story balconies provide further visual interest to the streetscene by increasing the perceived front setback of the second story. 99 Patio covers and balconies should be designed as an integral component of the architecture. 99 Columns used in conjunction with the patio covers and balconies should convey a sense of strength and support.
Principal Window Treatment At least one principal window is required on front elevations. Principal windows are defined as having one of the following characteristics: 99 Recessed window or a pop-out surround; 99 A bay window with projection and detailing appropriate to the architectural style of the residence; 99 An enhanced sill with corresponding roof element and corbels; 99 An overhead trellis element; or 99 Decorative iron window grille projecting forward of the wall plane.
Windows on the front elevations and visible side and rear elevations should feature trim surrounds, headers or sills.
Window Treatments All other windows on the front elevations and visible side and rear elevations should feature trim surrounds, headers or sills. 99 The minimum reveal for trim elements is 1”. 99 The style of windows should be compatible with the architectural style of the residence.
Architecture Details Detail elements should be consistent with the architectural style. Detail elements include: 99 Shutters; 99 Enhanced sills;
Building details should reflect the architectural character of the home.
99 Decorative wood and iron railings; 99 Decorative grille work; and 99 Accent materials. August 2017
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Gutters and Downspouts Exposed gutters and downspouts should be colored to match or complement the surface to which they are attached.
Mechanical Equipment Special care should be made so that mechanical treatment does not detract from the architecture of the primary residence. 99 Mechanical equipment such as air conditioners, heaters, evaporative coolers, television and radio antennas, and other such devices should not be mounted on any roof. 99 Mechanical devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. 99 Ground mounted air conditioning units must be located behind side yard privacy return walls. 99 All antenna and satellite dishes visible from any public or private street, sidewalk, open space or adjacent lot are subject to all federal regulations.
Corner Lots Homes plotted on corner lots, backing onto Nicolaus Road, or adjacent to the Water Quality Basin are to incorporate at least one of the following enhancements, to be reviewed during Specific Development Plan Review: 99 Shutters; 99 Enhanced sills; 99 Accent materials.
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Conceptual Nicolaus Road Landscape
LANDSCAPE
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GENERAL DEVELOPMENT PLAN
Fullerton Ranch
Fullerton Ranch GENERAL DEVELOPMENT PLAN
Walls and Fencing Nicolaus Road - Community Wall A split face masonry wall will be constructed along the project’s Nicolaus Rd. frontage. In order to provide a consistent view corridor along Nicolaus Rd, the design of the wall will incorporate the same color and materials, including a pre-cast concrete cap and stone veneer columns, as the walls on the north side of Nicolaus at Foskett Ranch. Water Quality Basin Open Style Fencing Open style fencing will be utilized on the Fullerton Ranch Road street side along the project’s water quality basin.
Nicolaus Road Masonry Wall
Water Quality Basin Wall A colored precision concrete block wall with rounded mortar cap will surround the north, east, and south sides of the water quality basin. The color shall be consistent with the overall community character/theme. Good Neighbor Fencing Wood fences will be utilized to enclose side and rear yards of individual lots.
Open Style Fencing
Good Neighbor Fence (Wood)
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Fullerton Ranch GENERAL DEVELOPMENT PLAN
Irrigation and Planting Except as otherwise provided in this General Development Plan, all irrigation and landscaping shall conform to Chapter 15.28 of the City of Lincoln Municipal Code, as well as be compliant with the state’s Model Water Efficient Landscape Ordinance (MWELO), as locally applied. Conceptual individual lot landscaping shall be reviewed as a component of the Specific Development Plan. Guiding principles should include. 99 The use of plant species that will provide color and interest year-round, but require minimal maintenance.
Plant Materials Suited to Solar Orientation
99 The use of plant species within stormwater systems will be well suited to wet environments and have stormwater cleansing properties. Plant selection to be per the West Placer Storm Water Quality Design Manual.
99 The use of low- or medium-water use and naturalized plant species while minimizing the use of high water consumption turf. 99 The use of plant materials that are well suited to the solar orientation and shading of the buildings. 99 The use of organic wood or shredded bark mulch and soil amendments to retain soil moisture. 99 The careful design of irrigation systems, responsive to site weather conditions, will help avoid water waste by maximizing soil infiltration, and minimizing overwatering and overspray. Use of Low- or Medium-Water Use Plants
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Water Quality
Fullerton Ranch, Water Quality Concept Plan and Perspective page 26
GENERAL DEVELOPMENT PLAN
Fullerton Ranch
August 2017
Sydney Terrace to Amelia Way Concept Plan
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GENERAL DEVELOPMENT PLAN
Fullerton Ranch
Fullerton Ranch GENERAL DEVELOPMENT PLAN
PLAN ADMINSTRATION Subsequent Entitlements and Permits All development within the Fullerton Ranch project area shall be subject to the review and approval of subsequent entitlements such as a Specific Development Plan, Development Permits, Tentative Maps, etc by the City. Application of processing requirements shall be in accordance with the City’s Municipal Code and other applicable regulations and all future development shall comply with this General Development Plan, the Specific Development Plan, any CEQA requirements as well as applicable City policies, requirements, and standards.
Plan Interpretations In instances where any content within this General Development Plan is undefined, unclear, or vague, the Community Development Director shall make a determination of its meaning or intent, or may forward the item to the City’s Planning Commission for interpretation at his or her discretion. Determinations by the Community Development Director may be appealed to the Planning Commission and any determination by the Planning Commission may, in turn, be appealed to the City Council. Appeals shall follow the procedures established in Chapter 18.94 of the City’s Zoning Ordinance. All decisions rendered by the City Council shall be deemed to be final.
Severability If any section, subsection, sentence, clause, phrase or portion of this General Development Plan, or any future amendments or additions hereto, is for any reason held to be invalid by a court, such decision shall not affect the validity of the remaining portions of this General Development Plan.
Substantial Conformance Minor revisions to the Development Standards, plans, guidelines, and standards contained in this General Development Plan may be approved at the discretion of the Community Development Director as long as such deviations are consistent with the purpose and intent of the originally approved General Development Plan. The following modifications constitute “minor modifications” to the approved General Development Plan and may be approved without amending the General Development Plan at the discretion of the Community Development Director. 99 Minor modifications to the lotting configuration, development standards and design guidelines necessary to respond to actual site conditions or to create new architectural or landscape designs. 99 Addition of new information or data to the General Development Plan maps, figures, and/or text that does not change the effect of any concepts or regulations.
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